Professional Planning Appraisal ( PPA ) 229 Clevedon Road
PPA professional planning appraisal
PROPERTY APPRAISED 229, Clevedon Road, Tickenham BS21 6RX
DATE OF APPRAISAL May 2019
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229 CLEVEDON ROAD, TICKENHAM PPA
1.WHAT IS A PPA
▪ A PPA is a detailed appraisal of the development potential of the site by qualified Chartered Planners. The PPA
▪ We consider that the planning appraisal is one of the most important and often under-rated planning services provided to clients.
▪ A well-researched and prepared appraisal will set out in an easy-to-read format, the relevant opportunities and constraints applicable to a potential development opportunity.
▪ Our planning appraisals cover all of the relevant issues, with the core services as follows:
i) Identifying planning policies relevant to a site and/or proposal.
ii)
Review of planning history.
iii)
Establishment of existing/lawful uses.
iv) Site assessment to identify planning opportunities and constraints;
v) Comprehensive appraisal covering all planning considerations.
vi)
Provision of development briefs.
vii)
Potential site layouts.
▪ The PPA report is paid for by the purchaser (£500 + VAT is added to the contract ) upon completion – they then have a £500 credit to spend on planning with the planning team if they pursue development.
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229 CLEVEDON ROAD, TICKENHAM PPA
2.INTRODUCTION
▪ This site comprises a detached residential property located in the village of Tickenham, which is in the Green Belt.
▪ Tickenham does not have a defined settlement boundary and in planning terms, is in open countryside.
3.CONSTRAINTS
▪ A Green Belt location, where the construction of new buildings is ‘inappropriate’ unless it is for
(c) “the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building” ;
(d) “the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces”
or (g) “limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuous use, which would not have a greater impact on the openness of the Green Belt than the existing development” (National Planning Policy Framework Paragraph 145). ▪ A countryside location and the absence of a defined settlement boundary for the village, which means that housing development is limited to extensions and alterations, residential subdivision or conversion; replacement dwellings, or dwellings for essential rural workers (Policy CS33). ▪ The restricted height/form/massing/size of adjacent property no. 227 Clevedon Road; its orientation on the plot and proximity to the site boundary; which would be likely to limit additional height and alterations to the roof form of the appraisal property to dormers.
▪ The limited availability of local services within walking distance and the inevitable need to travel to Clevedon or Nailsea.
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229 CLEVEDON ROAD, TICKENHAM PPA
4.OPPORTUNITIES
▪ A location in a built-up part of the village and the potential for redevelopment of the site to be considered as “appropriate” development under NPPF Paragraph 145(g). Please note however that there are limitations on the siting/scale of the development – see Section 3. ▪ The absence of a five year housing land supply in North Somerset, which renders the current Development Plan (i.e. the housing and distribution policies) out-of- date and triggers a presumption in favour of approval where there are no adverse impacts that significantly or demonstrably outweigh the benefits or specific policies indicate that development should be restricted. ▪ The ability to increase the size of the original property by up to 50%, provided it can be demonstrated there is no greater impact on the openness of the Green Belt (and subject to a well-conceived design and no harm to neighbouring properties). ▪ The ability to replace the existing property with a larger dwelling, with an increase by up to 50% of the original property and provided there is no greater impact on Green Belt openness. ▪ The absence of any listed buildings in close proximity site (the closest is no. 230 Clevedon Road, which is approximately 100m to the south); designated conservation areas; or protected trees. ▪ A location outside any protected or sensitive landscapes (such as an Area of Outstanding Natural Beauty or SSSI); within a low risk coal-mining area; and in Flood Zone 1 (Low Risk). ▪ The proximity of the site to bus stops, which provide reasonable services to the towns of Clevedon and Nailsea. This means that any new housing on the site could not be considered to be car dependent as a result of the site being site unsustainable in accessibility terms. The presence of and proximity to a primary school is also a benefit, and there is a light controlled pedestrian crossing, which would make walking to the school safe and appealing.
▪ The diversity of house styles, with wide variety in architectural appearance and form, and a combination of bungalows, chalet bungalows, and two-storey
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229 CLEVEDON ROAD, TICKENHAM PPA
properties, which provides considerable flexibility for extensions/alterations to the property; a replacement dwelling; or modest redevelopment.
▪ The absence of any planning history for the property (on the Council’s on-line planning records), which suggests that the property may not have been extended in the past, together with multiple permissions locally for extensions to neighbouring properties.
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229 CLEVEDON ROAD, TICKENHAM PPA
5.DEVELOPMENT POTENTIAL
EXTENSIONS TO THE EXISTING PROPERTY
▪ The property could be increased in size through extensions (side, rear and roof) and this could be done via Permitted Development Rights (subject to certain caveats/exclusions) or a formal planning application should the proposal require planning consent. ▪ Should planning permission be required, Policy DM12 would allow an increase by up to 50% of the original property and provided there is no greater impact on the openness of the Green Belt. ▪ Any extensions would need to appear subservient to the existing property and in keeping with the character and appearance (unless alterations to the appearance of the property are also proposed), and carefully designed to ensure there is no unacceptable impacts upon the amenity of adjacent properties.
A REPLACEMENT DWELLING
▪ The existing property could be replaced with a larger property (provided the existing property is not a replacement dwelling) and Policy DM12 allows an increase by up to 50%. Any increase in excess of that would be regarded to be materially larger, and so resisted.
▪ The relationship to the adjacent properties would need to be considered and
respected, and the building line should not be breached. It must also be
demonstrated that there is no greater impact on openness.
REDEVELOPMENT TO PROVIDE ADDITIONAL HOUSING
▪ The existing property could be demolished to accommodate a redevelopment comprising a semi-detached pair under NPPF Paragraph 145(g) provided there is no greater impact on the openness of the Green Belt. It is considered unlikely that a redevelopment in excess of this (such as development beyond the existing built-up part of the site, in the rear garden) would be supported.
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229 CLEVEDON ROAD, TICKENHAM PPA
▪ Policy DM12 restricts the buildings to the existing built-up part of the site and building footprint, unless the proposal by virtue of its height or location on the site would have equal or lesser impact on the Green Belt than the existing buildings. ▪ There is no limit on floorspace under this exception, but a redevelopment could result in a greater impact on openness if not carefully designed to mitigate visual impact. It is suggested that the height/scale/mass of the properties is limited to a 1.5 storey height with rooms in the roof/dormers. A larger footprint, extending beyond the existing developed area of the site, is only likely to be acceptable if the height is restricted (i.e. not two-storey).
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229 CLEVEDON ROAD, TICKENHAM PPA
6.SKETCH BLOCK PLANS
Example 1: Demolish existing
bungalow and build 2 no. 2 storey detached 4 bed houses on the site as infill development. Car parking or garages to the front. Requirement 3 parking spaces per dwelling.
Building positions need to respect adjoining properties.
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229 CLEVEDON ROAD, TICKENHAM PPA
Example 2: Demolish existing
bungalow and build 2 no. 2 storey semi-detached 3 bed houses on the site as infill development. Car parking or garages to the front. Requirement 2no. parking spaces per dwelling.
Building positions need to respect adjoining properties.
Create additional vehicle access or share access.
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