professional planning appraisal PPA
PROPERTY APPRAISED
41 Pool Road, Soundwell BS15 1XN
DATE OF APPRAISAL
September 2019
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41 POOL ROAD, SPEEDWELL 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.
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 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.
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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41 POOL ROAD, SPEEDWELL PROFESSIONAL PLANNING APPRAISAL
2. INTRODUCTION
2.1 This site comprises land which currently forms part of the residential curtilage to no.
41 Pool Road.
2.2 The site is located within the defined housing development boundary in the East
Fringe of Bristol, in South Gloucestershire Council’s administrative area.
3. OPPORTUNITIES
3.1 The site has the potential to accommodate a detached dwelling to the side of the
existing house (not for sale and to be retained in separate ownership).
3.2 The site is located within the defined housing development boundary and
consequently the principle of a new dwelling in this location accords with the
adopted spatial strategy (Core Strategy 2013 Policies CS5 ‘Location of
Development’ and CS15 ‘Distribution of Housing’; and Policy CS5 of the Policies,
Sites and Places Plan 2017).
3.3 The creation of a new dwelling in this location, being within an urban area, with
good accessibility to public transport, shops, services, education and employment,
would accord with the requirements of Policy PSP11, which seeks to direct new
development to sustainable, accessible locations, where the need to travel by car
is reduced. The policy identifies ‘appropriate’ walking and cycling distances to
different types of service/facility, which includes (inter alia) access to a bus stop
within 400m.
3.4 It is pertinent that planning permission was granted this year for a new detached
dwelling at no. 21 Sweets Road, which is approximately 150m (as the crow flies) from
no. 41 Pool Road (reference PK18/4988/F). Officers concluded that the proposal
complied with the spatial strategy and accessibility requirements in location terms.
These conclusions should, therefore, equally apply to a proposal for a new dwelling
at no. 41 Pool Road.
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Figure 2: Approved Site Layout for 21 Sweets Road
Figure 1: Aerial Map of 41 Pool Road & 21 Sweets Road
4. CONSTRAINTS
4.1 The land to the side of the existing house (no. 41 Pool Road) is only large enough to
accommodate a detached dwelling, rather than a semi-detached pair.
4.2 The existing garage would need to be demolished to accommodate a new
dwelling to the side of the existing house.
4.3 Planning permission could be required for the creation of a dropped kerb where
the existing vehicular access is adjacent to the cycle/footpath. This may need to
be included as part of any application proposing new housing on the site.
4.4 There could be potential for land stability issues as a result of past coal mining
activity, although this could apply to any site within the area and can be explored
through a Coal Mining Risk Assessment (likely to be a validation requirement for a
formal application).
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41 POOL ROAD, SPEEDWELL PROFESSIONAL PLANNING APPRAISAL
5. DEVELOPMENT POTENTIAL
5.1 The site has the potential to accommodate a new build dwelling to the side of the
existing property (no. 41 Pool Road).
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 S106 SPD, adopted March 2015), payable upon commencement of the
development.
5.3 Policy compliant car parking, on-site, will be required (1 space per 1 bed; 1.5 spaces
per 2 bed; 2 spaces per 3 or 4 bed; and 3 spaces per 5+ bed). Garages can count
towards the parking provision but only where they comply with the size requirements
in PSP16 (see also the Residential Parking Standards SPD). Visitor parking spaces are
required for schemes proposing five or more dwellings.
5.4 Secure and fully enclosed cycle storage in a convenient/accessible location will
also be required. Garages that comply with the size requirements in PSP16 can be
used for cycle parking.
5.5 The scheme will be need to comply with the Nationally Described Space Standard
(Technical Housing Standards); and local policy requirements relating to external
amenity space (Policy PSP43 refers); and refuse/recycling storage, see criterion 10
of Policy CS1 and the adopted waste supplementary planning document, to be
found at https://www.southglos.gov.uk/documents/Waste-SPD-Feb-2015.pdf.
5.6 Any new build dwelling is likely to be restricted to three bedrooms, due to the space
available and need for the development to sit appropriately within the street-scene,
and the policy requirements relating to car parking, and internal and external
space standards.
5.7 There is an established front building line along Pool Road therefore any new
dwelling should respect this (i.e. do not project the building beyond it). The rear
building line should also be respected in order to avoid any impacts upon
neighbouring amenity (see the adopted Design Checklist SPD for detailed
guidance that will need to be considered in the design of any scheme).
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5.8 The existing vehicular access adjacent to the pedestrian/cycle path does not
benefit from a dropped kerb and may not have the benefit of planning consent
(permission is required for a new access onto a classified road). Transport consultant
advice is recommended to ensure that formalisation of this access to support any
new residential development on the site would be supported and to establish
whether any improvements (such as to visibility splays, width, etc) would be
necessary.
5.9 There may be a requirement to retain sufficient space to accommodate a driveway
(parking) along the side of the proposed dwelling, as well as a turning head within
the front garden, so that cars can enter and exit the vehicular access/drive in a
forward gear. Normally, a Local Planning Authority would oppose any scheme (for
planning permission) where a car is unable to turn fully on-site and exit onto a
classified road in a forward gear (although it is noted that the parking arrangements
approved for no. 21 Sweets Road, referenced earlier, did not involve on-site turning
and so cars could reverse directly onto the road – this is normally resisted,
particularly on busy roads).
5.10 The new dwelling should be designed to appear in keeping with the neighbouring
properties (such as a double storey bay window; hipped roof, chimneys,
pebbledash, terracotta double roman roof tiles, etc). The width of the property
should be no wider than no. 41 Pool Road, with any additional width (where there
is sufficient space to accommodate it) appearing as a set-back side addition, to
reduce visual impact and ensure the new dwelling does not appear as over-
development.
5.11 Windows to habitable rooms in the side elevations should be avoided.
5.12 A drainage scheme (Sustainable Urban Drainage) will be required to support the
application.
5.13 Hard/soft landscaping should be identified on a proposed site plan. However, a
condition is likely to be imposed to secure submission and approval of a detailed
scheme. Soft landscaping should be proposed in the front garden and retained for
the existing dwelling as part of any planning application.
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5.14 A tree survey, arboricultural implications assessment, method statement, and tree
protection plan may be needed if there are existing trees within or adjoining the site
that may be affected by any new build.
6. SKETCH BLOCK PLAN
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