29 Station Road, Backwell PROFESSIONAL PLANNING APPRAISAL
4. CONSTRAINTS
4.1 There is a substation at the front of the site which shares the access to the property
and partially restricts the developable area at the front of the site.
4.2 In order to achieve a pair of semi-detached properties on the site, the existing
property would need to be demolished as well as the existing garages.
4.3 The provision of a dwelling to the rear of the site would also only be likely to be
possible if a new dwelling were constructed at the front of the site (but in line with
the established building line) to allow for sufficient garden space and to ensure
appropriate privacy distances. It is considered likely that, should a dwelling at the
rear be feasible, only a single storey dwelling would be likely to be supported due
to amenity considerations.
4.4 Access to a dwelling in the rear garden would potentially need to be a shared
access and there would need to be sufficient space for cars to turn within the site
and exit on to the highway in a forward gear. A bin storage/collection point may
be required mid-way along the access route should the rear dwelling be more than
30m from the waste collection point (on Station Road).
4.5 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).
4.6 The site has existing trees and fairly extensive shrub planting, which does not appear
to have been maintained. Thus, there could be potential for wildlife within the site,
and depending on the condition of the bungalow, there could be potential for bat
roosts. The site is within Consultation Zone B for the North Somerset and Mendip Bats
Special Area of Conservation (SAC), and as such, any future planning application
for redevelopment would need to be accompanied by an Extended Phase 1
Survey and a bat survey(s), which would need to be undertaken by a qualified
ecologist. Depending on the results of the Phase 1 survey, other protected species
surveys may be required. Preliminary assessments can take place at any time,
however, protected species and bat activity/emergence surveys can only take
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