A PPA is a detailed appraisal of the development potential of a site by qualified Chartered Planners. It is based on a desk-top review of the site; the relevant planning policy; and planning history. A 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. This planning appraisal covers all the relevant issues, with the core services
professional planning appraisal PPA
PROPERTY APPRAISED Hampton Lane Garage, Hampton Lane, Bristol, BS6 6LE
DATE OF APPRAISAL
Feb 2020
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
1. WHAT IS A PPA? 1.1 A PPA is a detailed appraisal of the development potential of a site by qualified Chartered Planners. It is based on a desk-top review of the site; the relevant planning policy; and planning history. 1.2 A planning appraisal is one of the most important and often under-rated planning services provided to clients. 1.3 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. 1.4 This planning appraisal covers all 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) Site assessment to identify planning opportunities and constraints; iv) Advice on development potential and principles taking into account the constraints, opportunities, site characteristics and policy context; v) Potential site layouts. 1.5 The PPA report is paid for by the purchaser of the site upon completion (£700 + VAT is added to the contract) – they then have a £700 credit to spend on planning with the planning team if they pursue development.
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
2. INTRODUCTION 2.1 This PPA has been commissioned by the current owner of the Hampton Lane Garage (deemed to be Use Class B2) to identify its redevelopment potential. The garage use was granted consent in 1996. 2.2 The site is located to the rear of no. 79 Whiteladies Road (a Grade II Listed Building), and historically would have formed part of its curtilage. 2.3 The garage is single-storey and occupies the entire plot. It has a dual pitched, metal corrugated roof, supported by brick walls with parapets, which sit inside/adjoining what appear to be historic rubble stone walls along the northern and southern party boundaries. These original walls have been repaired at the end using brick and are an important feature of the lane, being present on the adjacent plots to the rear of no’s. 81, 83 and 85 Whiteladies Road. The Google Earth aerial image indicates a modest link-extension to the rear of the listed building and the garage, but the Land Registry plan suggests that this is outside the site’s ownership boundary. 2.4 Hampton Lane is a narrow service street running parallel with Whiteladies Road, connecting Aberdeen Road and Cotham Hill. The majority of plots along it, historically once linked to the frontage buildings on both Whiteladies Road and Cotham Hill, have been developed to accommodate subservient ‘backland’ developments, but there are a number of plots to the western side of the lane that remain undeveloped and used for car parking in association with the frontage buildings. 2.5 The Council’s online planning records reveal recent applications (submitted in 2019) for redevelopment proposals incorporating student housing to the rear of no’s. 85 Whiteladies Road and 43 Cotham Hill (i.e. on Hampton Lane). However, these were withdrawn prior to a formal decision being made. The submitted applications and consultation responses have been removed from the website and it is not possible therefore to review those schemes or any Council/third party feedback. It is considered likely that these will be resubmitted.
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
2.6 The land to the rear of 103 Whiteladies Road has extant consent for the erection of a 2 and 3 storey building for student use (sui-generis) 1 . 3. CONSTRAINTS 3.1 The existing car repair use is protected in policy terms (Policies BCS8 and DM12) and any proposal for a non-employment use will need justification in accordance with the policy criteria. The existing use could be having some impact on the residential amenity of neighbouring properties, and if it is an unrestricted B2 (General Industry) use as opposed to B1c (Light Industry), re-use of the existing building for an alternative B2 use has the potential to result in greater harm. If an “unacceptable impact” (Policy DM12) can be demonstrated, then this would justify a change of use from Use Class B2 (in the case of a conversion) but the Council would expect any redevelopment of the site to incorporate employment use (such as those within the B1 use class). 3.2 Uses within the A Use Class (i.e. retail, professional services, food and drink, take- aways and pubs) would be unlikely to be supported in this back-land location due to environmental amenity and servicing concerns. 3.3 The site is located in the Whiteladies Road Conservation Area, and forms part of the ‘setting’ to no. 79 Whiteladies Road, a Grade II listed building. The adjoining buildings; no’s. 75, 77 and 81, are also Grade II listed. Planning legislation 2 requires that any development within the grounds of a listed building preserves its setting and there is also a statutory duty 3 for developments to preserve or enhance the character or appearance of a conservation area. National policy 4 requires that “great weight” is placed on the need to conserve heritage assets, including listed buildings and conservation areas. Consequently, the impact on the setting and outlook of no. 79 and the adjoining listed buildings and the character and
1 18/00508/F and listed building consent Ref 18/00509/LA 2 Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 3 Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 4 The National Planning Policy Framework and the associated guidance, the National Planning Policy Guidance
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
appearance of the conservation area will be a key consideration in the determination of any proposal for the redevelopment of the site. It is also likely to limit the scale, mass, form and height of any building proposed as a replacement for the garage. 3.4 The existing rubble stone boundary walls are likely to be deemed to be curtilage listed and would need to be retained. This was established in an appeal decision 5 for the adjacent site. 3.5 The refused application (reference 18/03850/F) and dismissed appeal for the adjacent site, no. 81 Whiteladies Road, will be a strong material consideration in the assessment of any planning application for the redevelopment of this site. The scheme, which proposed a three-storey redevelopment comprising an office on the ground floor and sui-generis student accommodation on the upper floors, was dismissed in July 2019 due to the harm to the setting of the listed building (including the loss of the curtilage listed walls); the harm to the character and appearance of the conservation area; and the potential to prejudice the development potential of the adjoining land (due to the inclusion of windows on the side elevations). The decision notice identifies that this end of Hampton Lane has a “mews-like character” and that the “contrast between the service nature of Hampton Lane and the scale and formality of Whiteladies Road adds to the area’s heritage value.” It also notes that the scale of the buildings along Hampton Lane are mostly one or two-storey, “…emphasising the mews-like identity”, although it also notes that there are taller buildings towards the northern end. The appeal decision establishes that a three- storey development at this end of Hampton Lane would not be acceptable for heritage/townscape reasons and that the three-storey building at the northern end of Hampton Lane, to the rear of no. 91 Whiteladies Road, is not a desirable precedent due to its incongruous height, scale and mass within this backland location.
5 APP/Z0116/W/19/3224639
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
3.6 The need to protect the redevelopment potential of adjoining land will prevent the inclusion of any windows/outlook to the side elevations of any replacement building on the site. Care will need to be taken to ensure there are no overlooking issues between opposing windows on neighbouring buildings whilst also ensuring a good quality outlook and acceptable natural lighting levels for any proposed residential uses. It should be noted that Bristol City Council generally oppose residential properties with only a single aspect. 3.7 There could be existing rights to light, which could place limitations on the redevelopment of the site, therefore it is recommended that this is investigated. 3.8 The current car repair use could have resulted in contamination therefore a Phase 1 contamination study would be required to support any formal planning application. There could also be potential for the existing building to contain asbestos. 4. OPPORTUNITIES 4.1 The site is located in a high-density area comprising a range of complimentary land uses. It also has excellent accessibility in sustainability terms. Re-use of the site for an alternative employment use, ideally within the B1 use class given the proximity to residential uses, is likely to be supported. However, the site is also deemed to be suitable for flats and student accommodation despite the high proportion of accommodation of this type in this area. 4.2 The existing building, which occupies most of the land to the rear of no. 79 Whiteladies Road, could be deemed to have a negative impact on the setting of the listed building and the character and appearance of the conservation area. Consequently, the Council is unlikely to oppose the demolition of the existing building. 4.3 The existing building has established the siting, footprint, scale, form, mass and height of development on this site and so represents the baseline conditions. However, redevelopment would provide the opportunity to deliver heritage gain
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
by improving the setting of the listed building and the character and appearance of the Conservation Area.
4.4 The highly sustainable location of the site should mean that no off-street parking is necessary (i.e. the adopted parking standards can be relaxed) 6 .
4.5 The site is located in Flood Zone 1 (Low Risk).
5. DEVELOPMENT POTENTIAL
5.1 The site is considered suitable for redevelopment through demolition of the existing building and the erection of a new building. 5.2 Redevelopment for an alternative employment use within the B1 use class would be likely to be supported, or there is scope for a mixed-use comprising employment and residential. 5.3 A flatted scheme or student housing should be acceptable, however, this should include employment use on the ground floor in view of the existing economic use. 5.4 The threshold for affordable housing is 10 units or sites of 0.5 hectare and above. The site’s constraints (size, location, and siting within the curtilage of a listed building) is likely to restrict scale/density and it is unlikely therefore that any requirement for affordable housing would be triggered. 5.5 The existing building has established the baseline conditions for the site in terms of siting/height/scale/mass, etc. However, the appeal decision for no. 81 Hampton Lane has established that a height of three-storey would be unacceptable at the southern end of Hampton Lane. 5.6 It is considered that the Council would be unlikely to support an increase in height across the entire site (i.e. two-storey for the entire length). It is therefore Development Principles
6 This was the Council’s view in dealing with refused application 18/03850/F for the adjacent site.
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
recommended the setting to the listed building (no. 79 Whiteladies Road) is improved by either removing built form away from it to create greater visual and physical separation, which would justify an increase in height say to two-storeys adjacent to Hampton Lane, or restricting the height/scale/mass of the building behind no. 79 to single-storey (lower than the existing building in that location), and then increasing height at the eastern end (say to 1.5 storey). 5.7 A gable roof form, with the first floor partially within the roof in keeping with the vernacular along this lane 7 , is recommended. 5.8 The potential for existing rights to light should be explored, which will also determine whether the proposed height/scale/massing is acceptable in terms of any impact on the amenity of neighbouring habitable rooms (which is a planning consideration). 5.9 No windows should be proposed in the side (north and south) elevations of any replacement building in order to ensure the development potential of adjoining land is not compromised. 5.10 The position of windows needs careful consideration to ensure there are no unacceptable levels of direct overlooking to the detriment of existing residential amenity. All habitable rooms should have a good quality outlook and natural daylight levels. The Council applies the National Space Standards for new dwellings, and these would need to be adhered to (see the Technical Requirements as well as the GIA/storage requirements in Table 1). 5.11 It is advised that the existing building line on Hampton Lane established by the building is respected as this will off-set any increase in height from a townscape and residential amenity perspective. 5.12 The historic stone walls on the party boundaries should be retained and could perhaps be repaired in a more sensitive manner, to deliver heritage gain.
7 Established by the backland development to the rear of no’s. 67-73 Whiteladies Road
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
5.13 The materials palette will need to be high quality, and should include render, brick and stone. The roof should be tiled (clay) or a recessive metal might be acceptable – this would need to be negotiated with the Council. The use of uPVC in the conservation area is unlikely to be supported but powder coated aluminium could be acceptable, in lieu of timber (the Council’s preferred material). 5.14 The proposal will need to comply with the Council’s sustainable design and construction policies (use of renewable energy measures to reduce carbon dioxide emissions from residual energy use in the buildings by at least 20%). There could also be a requirement for the development to connect to a district heating network, should this be in operation in this part of Bristol. This will need to be discussed with an energy specialist and the Council at the feasibility/design stage. 5.15 Dedicated provision for secure, conveniently located cycle parking will be necessary in accordance with the adopted parking standards. 5.16 Refuse and recycling provision must be incorporated in accordance with the standards set in Policy DM32. This will need to be close to the waste collection point. The site plan will need to identify the location for storage and show the size/capacity of the storage containers to demonstrate compliance with Policy DM32. 5.17 The Council operates a Community Infrastructure Levy, therefore any new floorspace created will be subject to a charge payable upon commencement of the development (see CIL information pages on the Council’s website 8 ).
Application Report/Survey Requirements
5.18 Any formal application will require the standard plans, application and CIL Question forms, and ownership certificates. Additional items are likely to include: - A Design and Access Statement; A Heritage Statement;
8 https://www.bristol.gov.uk/planning-and-building-regulations/development-liable-for- community-infrastructure-levy
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Hampton Lane Garage, Hampton Lane PROFESSIONAL PLANNING APPRAISAL
A Sustainability Statement and Energy Strategy; A Sunlight/Shadow Analysis (or potentially a more onerous Daylight and Sunlight Assessment in accordance with the BRE Guide); A Phase 1 Contamination Study; CGI’s (not required for validation but helpful for the assessment of the application). 6.1 Three potential layouts indicating different options for increased scale/massing are provided at Appendix A. 6.2 These have been prepared based on a desk-top only review of the site’s constraints and relationship to context, and the planning concerns associated with applications for neighbouring sites. 6.3 They are indicative only. Different variations may be possible, and it is recommended that a pre-application enquiry is submitted to agree a scheme with the Council prior to any formal application. 6. POTENTIAL LAYOUTS
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Appendix A
N
Option A
two storey
single storey
single storey lean-to for refuse (doors open inwards)
external amenity area, bikes etc...
notes: ensure 21m minimum distance when facing West at First Floor Level.
can have GF windows to West of single storey looking onto courtyard. Two storey roof must have a very shallow pitch.
Single and two storey option Project No. PR01692 Opt A 1:500 at A4 Colour Site Plan - Hampton Lane Garage
0
1
5
10
25
N
Option B
one and half storey
single storey
single storey lean-to for refuse (doors open inwards)
conservation grade roof lights to habitable rooms
small external amenity area
notes: bike store needed internally.
ensure 21mminimum distance when facing West at First Floor Level.
Single and one & half storey option Project No. PR01692 Opt B 1:500 at A4 Colour Site Plan - Hampton Lane Garage
0
1
5
10
25
N
Option C
two storey
oriel windows
single storey lean-to for refuse (doors open inwards)
external amenity area, bikes etc...
notes: oriel windows need to avoid overlooking, West, North and South from First Floor
Two storey roof must have a very shallow pitch.
Two storey option Project No. PR01692 Opt C 1:500 at A4 Colour Site Plan - Hampton Lane Garage
0
1
5
10
25
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