220 Fishponds Road - PPA

220 Fishponds Road - PPA

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PROPERTY APPRAISED

220a Fishponds Road, Fishponds, Bristol BS5 6PX

June 2022 DATE OF APPRAISAL

residential sales auctions

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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. It is based on a desk-top review of the site; the relevant planning policy; and planning history. 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 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) Site assessment to identify planning opportunities and constraints; and

iv) Advice on development potential and principles taking into account the constraints, opportunities, site characteristics and policy context.

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. 2. INTRODUCTION 2.1 The site refers to and existing two-storey detached outbuilding to the rear of 220a Fishponds Road, Bristol. The outbuilding is currently in use, ancillary to No.220a, as a home office/workshop, over both floors totalling approximately 62sq.m GIA (Gross Internal Area).

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PROFESSIONAL PLANNING APPRAISAL

2.2 The office/workshop strikes a contemporary appearance, having been upgraded following the granting of planning consent (for the current office/workshop use) in September 2018. Permission ref. 18/03467/F 1 allows domestic use of the building, but ancillary to the occupation of No.220a. Further planning permission is required were the building to be used for main non-incidental accommodation, i.e., additional bedrooms, living space, kitchen, and also if it were to be used as a self-contained dwelling, separate from No.220a.

2.3 This PPA considers the potential for it use as a self-contained dwelling.

2.4 It is noted that the site is not within a Conservation Area, affected by Listed Buildings, subject to Tree Preservation Orders (TPOs), and it is at low risk from flooding (Flood Zone 1). 3. OPPORTUNITIES 3.1 The site is well located in terms of access to local shops, services, and public transport routes. The residential character of the area and its accessibility should ensure that the Council accept the location as one where additional residential development can be supported. 3.2 Recently, and directly to the south of the office/workshop across the access lane, a planning application, ref.22/00587/F 2 , has been submitted seeking the erection of a dwelling. At the time of writing, the application remains under consideration, but has been well received by the Council (Stokes Morgan Planning provided the supporting Statement for the Applicant). 3.3 Given the location of the site and the positive assessment received on the site directly across the lane from the office/workshop; it is a clear opportunity that residential development along the lane, in land-use terms, is something that can be supported by the Council. Seeking a change of use of the office/workshop should by-pass the normal assessment of new-build dwellings, in terms of their scale, mass, appearance, and location relative to other buildings (in a townscape sense).

1 https://pa.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=PAZDFODNIY900 2 https://pa.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=R6UCQTDNH4Y00 https://pa.bristol.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=R6UCQTDNH4Y00

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PROFESSIONAL PLANNING APPRAISAL

3.4 As the Council does not have minimum parking standards, and related with the site ’ s good location; it is likely that the Council will accept a ‘ car-free ’ development on, similarly to the ongoing application to the south. 3.5 There is scope to provide the office/workshop with a degree of external space, to the north of the building, so that the residual garden of No.220a and that serving the new dwelling would separate the properties. 4. CONSTRAINTS 4.1 The office/workshop is comparatively small and constrained within the site by boundaries with other properties. Any self-contained residential development here would need to comply with the Nationally Described Space Standards (NDSS), and the minimum requirement for a two-storey dwelling is 58sq.m GIA. Owing to the proximity of boundaries; the building is unlikely to be able to be extended significantly to create more floorspace. 4.2 As with the proximity to boundaries, the separation distances between the north side of the office/workshop and rear elevations of properties on Fishponds Road are comparatively limited. When designing internal layouts; any windows (including new ones) serving habitable rooms will need to be carefully considered in relation to neighbours ’ privacy and general inter-visibility between the buildings. 4.3 The distance to the nearest highway, in this case Gloucester Street, is approximately 30m to the edge of the site. The Council will expect any new dwelling in place of the office/workshop to be able to have access to the highway for the purposes of taking out refuse and recycling. The Council expect the distance necessary to transport receptacles for collection, from where they are stored, to be no less than 30m. This distance should be checked to ensure it is achievable/demonstrable. 4.4 There is an expectation that new dwellings will provide cycle parking (in a secure and weather-proof location that does not involve unreasonable steps/stairs) generally commensurate with the number of bedrooms proposed, and access to external space. In terms of the latter, balconies are likely out of the question, therefore an enclosed rear courtyard is a good solution.

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PROFESSIONAL PLANNING APPRAISAL

4.5 There is another expectation that the creation of new dwellings will need to meet the Council ’ s sustainability and climate change policies, which involve off-setting carbon emissions and incorporating energy saving and generating measures. It is likely that, for example, an Air Source Heat Pump will need to be incorporated for heating and hot water purposes. 4.6 Whilst the live application to the south of the office/workshop is an indication of in- principle support; it also proposes a dwelling, which if/when approved, will need to be considered as part of any planning application on this site, to ensure that the consented development is not prejudiced by direct overlooking. 5. DEVELOPMENT POTENTIAL 5.1 The site offers good potential for a self-contained dwelling, with a change of use application being the path of least resistance. Notwithstanding, careful consideration of room layout and window placement will be necessary to ensure levels of amenity (for both future occupiers and existing neighbours) are appropriate. 5.2 Similarly, consideration needs to be given to the location of bin and bike storage, and the arrangements of private amenity space. 5.3 A planning application for a change of use of the site will require the normal plans, application forms, and ownership certificates. It will also need a Sustainability Statement for registration purposes. Should any operational development be proposed e.g., ground floor extensions; the application will also require a Coal Mining Risk Assessment.

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TEL | 0117 973 6565 | 9 Waterloo Street, Clifton, Bristol BS8 4BT www.hollismorgan.co.uk | [email protected] TEL | 01275 390 648 | Kestrel Court, 1 Harbour Road, Portishead BS20 7AN www.stokesmorgan.co.uk | [email protected]