29 Station Road, Backwell PROFESSIONAL PLANNING APPRAISAL
ascertain the works required and any potential mitigation measures that may be necessary. Planning permission cannot be granted in advance of the survey results. 4.6 The site itself is not at risk of surface water flooding although there is evidence that the road adjacent to the site may have issues so this will need to be explored. Early input from a drainage consultant is recommended. 5. DEVELOPMENT POTENTIAL 5.1 The site has the potential to accommodate several different development options, which are summarised as follows in order of potential planning difficulty: 4. Demolish the bungalow and construct a new dwelling at the front of the site and a single storey dwelling or annex to the rear. 5.2 The Council operates a Community Infrastructure Levy, therefore any new residential floorspace will be subject to a charge (see CIL Charging Schedule and the CIL and Development Contributions SPD, January 2016), payable upon commencement of the development. 5.3 The building line on Station Road and also The Crescent would need to be respected (i.e. do not project the building beyond it). Overlooking distances will need to be considered with window to window distances (from first floor level) of around 21 metres. The Council also requires a 7 metre separation distance between windows and the gardens of adjacent neighbours (see the adopted Residential Design Guide SPD parts 1 and 2 for detailed guidance that will need to be considered in the design of any scheme). 5.4 For a pair of semi-detached houses sufficient space will need to be retained either side of the building to ensure that it does not appear too cramped on the plot. The side adjacent to the neighbouring bungalow may be particularly sensitive. Development Principles and Requirements 1. Extend the existing bungalow and add an additional storey 2. Demolish the existing bungalow and build a larger two storey house 3. Demolish the bungalow and erect a pair of semi-detached houses
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