Emma Presentation

8/11/2019 Emma Presentation

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Town and Country Planning Act 1990(as amended)

Town and Country Planning (DevelopmentManagement Procedure) (England) Order

Appeal byScot Parker (River Estates) Limited

At 322 Wells Road, Knowle, Bristol, BS4 2QGPlanning Inspectorates reference: AEY/K1985/F

Local Planning Authoritys Reference: 2012/03227

Case Officer: Atiah EmmanuelAuthority: BRISTOL CITY COUNCIL

Date: 4 th August 2014


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Content of Presentation

Description of the appeal site and its surroundings;The relevant planning history;Description of the appeal proposal;Public Consultation and representationsPolicy Basis:ConsiderationsPlanning considerationsConclusionsList of documents produced with the statement.


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Scope Of The Response

This statement is submitted by the Bristol City Council in response to the appealunder against the refusal of planning application 2012/03227 for the proposal toconvert the existing property of two storey Victorian Villa to form 6 residential fincluding the demolition of the previous extensions to the house; the erection oftwo new houses to the rear of the existing property and erection of a small shopfronting Wells Road.


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Description of the appeal site and its surroundings

The site is 322 Wells Road located in Knowle in the south west of Bristol. The total lan

of the proposed site is 1, 010sqm with a street frontage of 8.3 m and is located east of abusy junction on the Wells Road opposite the Broad Walk Shopping centre. The centre the site is 2.7m wide and 24m deep rear access off Talbot Road.

The south of the site is a doctors surgery located at 322 and 324 Wells road. The east of the site is the residential Talbot street which is limited on street parking due

the double yellow lines in place and the gardens of the adjoining buildings positioneddirectly on Wells Road.

The rear of the site (Henbury house side) is a narrow access lane and a single storey gawhich fronts onto Talbot Road.

The northern side of the application is 320 Wells Road which has a line-up of shops froonto Wells Road, with a dry cleaning shop operating there and on the upper floor is aresidential property and this arrangement is all over the eastern stretch of Wells Road.


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Description of the appeal proposal

The appeal proposes development for a total of two storey flats with three bedroon each and two parking spaces for each flat.

The north east of the site is a narrow access lane and a single storey garage whicfronts onto Talbot Road.

Appendix 3 is the photo of the narrow lane. A shop is proposed in front of the flafronting onto Wells Road.


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Public Consultation and Representations

A consultation with the neighbourhood was under taken by the Council throughadvertisement to gather their views and comments on the proposed developmentand several views and comments were gathered.


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Application Decision

Though there were seven refusal reasons; this inquiry will concentrate on reason4 and 5 which are transport related.

The relevant policy do not stop accommodation to be provided without off-streetparking where there is sustainable modes of transport, but in this development thprovision of six bedroom flats without adequate car parking make it adequate fo

the area. Policy M1 (I, ii, and iii) provides that developments in an already congested area

make provision for safe and adequate access onto the existing highway, and shounot introduce onto the highway any additional level of traffic or increase the voluof on-street parking.


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Planning Policy Context

Three main policy documents were used to anlyze the policy senarios and these

include the following: Section 38 (6) of the Planning and Compulsory Purchase Act 2004 (P&CA) states

regard is to be had to the development plan for the purpose of any determinationbe made under the planning Acts the determination must be made in accordancewith the plan unless material considerations indicate otherwise.

National Planning Policy Framework March 2012(NPPF) states that the development should create an efficient platform for the delivery of goods andservices and Local authorities together with neighbouring authorities to providsafer support for motorists and other road users.


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Bristol Local Plan Adopted December 1997 It was adopted in December 1997 and among the old developmental planning polic

Bristol. It is usually recommended to be used along with the Bristol Core Strategy ain conjunction with the proposal map adopted in 1997.

The Bristol Core Strategy This policy was adopted in June 2011 and also predates the NPPF. It replaced fifty n

the Saved Local Plan Policies of Bristol and is consistent with the national policy (N


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Bristol Development Framework Site Allocations and Development Management July 2

(BDFSADM). It is the most recent policy which was adopted on the 22 July, 2014 and commends t

development should: Provides that Safe and adequate access for all sections of the community within the

development and onto the highway network and for pedestrians and cyclists includiwhere appropriate, enhancing the pedestrian and cycle network as well as adequate to public transport.

Other Material Considerations The Highways code Manual for street Bristol Shop front Guidelines


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Planning Considerations

Reason Policy 3: M1 of the Bristol Local Plan (1997) now DM 23 of the BDFSADM. Policy (iii) of M1 prohibits any introduction of traffic of excessive volume, size,

of onto a highway that already suffers for space to cater for local parking and sneeds.

Reason 4: Policy M1 of the Bristol Local Plan (1997). A comparative analysi

development with M1 policy concluded that this development will result in indemand for on-street parking around the site, in an area which is heavily congested.


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Conclusion

It is recommended that the application for the development permit to be refused as a res

of the following noted key points below: The inability of the application in making provision for adequate space for each flat and

failure to provide space for service vehicles to load and unload and to freely carry out thdaily activities qualifies the development as over development. This situation is contraryPolicy DM27 of the BDFSADM 2014

Secondly, the area already suffers from intense parking problems and the unavailability street space coupled with the pressure on the wider area makes it unacceptable to accep

an application of such magnitude. This is contrary to M1 (iii)of the Bristol Local Plan apolicy DM21 of the BDFSADM 2014.

Finally due to the unavailability of safe arrangements by the application to encourage oprovide means for other modes of transport such as cycling and walking contrary to polM1 (v)


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THANK YOUMPUSE YA

Documents

Emma Presentation