Positive response received for pre-application submission with Cheshire West & Chester Planning Authority for a new residential unit in Chester.

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Following an initial planning appraisal with the client En-Plan: Planing & Architecture drafted a pre-application proposal to Cheshire West & Chester Planning Department showing how we could place a new residential unit in the curtilage of an existing house in Chester. 

 

The proposed residential development utilised the existing pattern of development and previously approved applications in the locality to demonstrate that  a new unit in the location proposed would not have a detrimental impact upon the character of the area.   The Council offered their backing to a formal application being submitted at a later date.  The response from the Council confirms the importance of early engagement with the Council to understand any problems and challenges facing the development which can be tackled early and which can inform the design process so as to cut down on the time needed to gain approval.

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The Site

 

The application site consists of a two-storey detached dwellinghouse in Boughton, Chester. The existing site has a significant amount of amenity space surrounding the dwelling. The site is currently accessed by a private access off Heath Road which currently serves a small number of properties. Boughton, which is a village located in the historic county of Cheshire in England. Boughton is a suburb of Chester, a city in Cheshire, and is situated to the east of Chester's city center. Boughton is located to the east of Chester's city center, and it's a relatively short walk or drive from the city's main attractions, including the historic walls, shopping areas, and the River Dee. Boughton is primarily a residential area with a mix of housing types, including detached and semi-detached houses, terraced homes, and apartments. The village offers various amenities, including shops, schools, and local businesses. It provides a convenient location for residents to access essential services. Boughton has good transport links to the city center of Chester and the surrounding areas. It is well-connected by road, making it easy to commute to other parts of Cheshire and beyond. While Boughton itself may not be known for historical sites, it is close to Chester, a city with a rich history. Chester features numerous historical and cultural attractions, including its well-preserved Roman walls and amphitheater. Boughton is close to some green spaces and parks, such as the nearby Grosvenor Park and the River Dee, which offer opportunities for outdoor activities and relaxation.

 

The Proposal

 

The proposal is for the erection of a detached dwellinghouse. The information provided does not specify the scale (how many storeys) but provides two options for a proposed layout.

 

Principle of Development

 

The application site is within the identified settlement boundary of Chester. Given the close proximity to services, public transport and shops, this is a location in which new development is encouraged.

 

It is therefore considered that the principle of a dwelling in this location is acceptable.

 

Design and Visual Amenity

 

Policy DM3 of the Cheshire West and Chester Local Plan (Part Two) outlines that development will be expected to achieve a high standard of design that respects the character and protects the visual amenity of the local area. The policy then goes on to specify criteria that will need to be met.

 

This is further reiterated in Policy DM19 of the same plan – “The creation of new dwellings on garden land in identified settlements will only be supported where this does not result in disproportionate loss of garden land or cause unacceptable harm to the character of the surrounding area”.

 

Backland development is not usually supported, therefore a clear and convincing argument will be needed to justify how the development would accord with the criteria within DM3 and DM19.

 

It is noted that the application site is down a private access off Heath Road. Given its setback from the main highway and location within the existing development, the proposal would not be visible any public vantage points. However, the development still needs to be in keeping with the character of the area (as outlined above).  From the information submitted, I would have concerns that the dwelling would be too close to the side boundaries.  Whilst it is clear that there is a mixture of development along this part of Heath Road (and some benefit from large extensions), the plots within the immediate vicinity of the site are generally of a similar size and generously spaced and this needs to be reflected in the proposals.

 

In terms of the more detailed design, Heath Road and surrounding development (including a nursery and village hall) has a mixture of development and design finishes. Properties closest to the site are either two-storey semi-detached or detached and are either red brick or white render with landscaped front gardens. Any application would need to justify that it can mirror these characteristics in terms of layout and design. Further information would need to be provided regarding scale and height.

 

Given the existing government guidance, I have not been able to visit the site and given that Google Earth does not show the houses down the private access, I am unsure of their design. However, given the location of the proposed dwelling and the modern refurbishment of Durleston, I would raise no concerns over a more modern dwelling, or traditional redbrick to mirror the development on Heath Road.

 

Residential Amenity

 

Two options have been provided in terms of the layout of the proposed dwellinghouse. For a full assessment in regards to residential amenity, full plans and elevations including the location of any habitable room windows would be needed. However, based on the indicative layout plan I would provide the following comments;

 

Option 1

 

The proposed dwellinghouse would be sited close to the existing dwellinghouse. From the pictures provided it would seem that habitable room windows are within Durleston’s side elevation facing the new dwellinghouse. Looking at the last application at Durleston (10/10207/FUL), the windows in this elevation serve a bedroom at first-floor level, and lounge and playroom at ground-floor. It is noted these windows are also served by other windows (in the front or rear elevation) but information to show the rooms would still have sufficient light and outlook would be required.  It is also likely that a blank side elevation would be needed on the proposed dwelling I would raise concerns regarding this and the impact on these windows. The minimum separation distance between a blank wall and side elevation should be 13m. Option 1 would fail this distance.

-          The proposed dwelling would be over 28m from its front main elevation to the neighbouring properties opposite. This would be well over the recommended minimum 21m separation distance.

-          On the other side, the proposed dwellinghouse is close to the common boundary with properties to the east. The proposed building would only be 1.5m from the common boundary and I would raise concerns that this would be overbearing and result in overlooking on the neighbours to the east.  Whilst it is noted that the proposed dwellinghouse would be well above the minimum 21m separation distance to these dwellinghouses, I would raise concerns regarding the impact on their rear amenity spaces. Full details would be required to fully assess this (for example, habitable room window locations and boundary treatments).  Increasing the separation to this boundary and/or introducing a single storey element in this location would help reduce this impact.  

 

Option 2

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-          The proposed dwellinghouse would be sited to the side but staggered infront of Durleston. I would raise concerns that this would result in development that would be overbearing and result in loss of light to the existing property.

-          The proposed dwellinghouse would be staggered forward of Durleston and would result in only 13m separation distance between the main front elevation and the properties opposite. This would therefore fail the recommended distance of 21m and would result in a development which is overbearing and results in a loss of privacy.

 

Access and Parking

 

The access would be off an existing private access. Given that the proposal would only result in one further dwellinghouse, it would not significantly increase the amount of vehicles using this access. However, I would advise the applicant to consult other residents with an interest in this access and any application would need to demonstrate that the applicant has a right of access.

 

The layout does not provide details regarding parking. The Cheshire West and Chester Parking Standards SPD, a 2-3 bedroom house should provide 2 spaces and a 4+ bedroom house should provide 3 spaces. Any proposal should not rely on on-street parking. This information will need to be provided with any future application.  

 

Ecology

 

An Extended Phase 1 Habitat Survey will be required with any application and any subsequent surveys this recommends.

 

Trees

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There looks to be a number of trees which could be affected by the proposed dwellings and access, a tree survey will therefore be required and possibly an Arboricultural Impact Assessment.

Contaminated Land

 

Our system is showing that the site is potentially contaminated land, any application would require a Phase 1 Contaminated Land Report.

 

National Grid Pipeline

 

Our constraints mapping has identified a National Grid Pipeline located on the site. I would recommend the applicant contact Cadent to find out further information regarding this.

 

Sustainable Construction

 

Policy DM4 of the Cheshire West and Chester Local Plan (Part Two) requires all development proposals to achieve the highest levels of energy and water efficiency that is practical and viable, and to maximise opportunities to incorporate sustainable design features when feasible. New dwellings will be required to meet the optional higher National Housing Standard for water consumption of 110 litres per person per day. Innovative sustainable design solutions for energy efficiency and low carbon energy generation will be supported. It is also encouraged to use sustainable construction techniques that promote the reuse and recycling of building materials, maximise opportunities for the recycling and composting of waste on all new development proposals and reduce Co2 emissions.  It is recommended a statement is submitted demonstrating how this policy will be met.

 

Electric Vehicle Charging points will also be required.

 

Community Infrastructure Levy

 

The application site is within a CIL liable area. The CIL is a local charge on development, the funds will be used to deliver infrastructure to support the development of the local area. Most new development which creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable for the levy.

 

Some developments may be eligible for relief or exemption from the CIL. This can include self-build where the applicant intends to live in the property for more than 3 years. This will need to be considered when submitting a planning application.

 

Please see the following link for further details: https://www.cheshirewestandchester.gov.uk/residents/planning-and-building-control/community-infrastructure-levy/community-infrastructure-levy.aspx

 

Recommendation

 

The pre-app information provided is basic and further information would be required to be able to fully assess the proposal including full plans and elevations, and the above reports listed. However, I can provide advice on the information provided.

 

The application site is within the sustainable location of Upton. Therefore, a new dwelling in this location would be acceptable in principle but only if it can be demonstrated that the proposals do not result in a disproportionate loss of garden land or cause unacceptable harm to the character of the surrounding area.

 

Two options have been provided. Option 2 would be unacceptable and could not be supported. However, I think with some changes to Option 1, it is capable of complying with the separation guidelines.  However, I would need further information to be able to assess this. In regards to Option 1, I would  also raise concerns in regards to the design due to the proximity to the side boundaries and the impact on Durleston (which has habitable room windows within its side elevation).

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect harmony to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.

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