PPA | Sun Street, Frome

PPA | Sun Street, Frome

professional planning appraisal PPA

PROPERTY APPRAISED

Land at: Sun Street, Frome

DATE OF APPRAISAL

June 2020

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Land at Sun Street, Frome 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;

iv) Advice on development potential and principles taking into account the

constraints, opportunities, site characteristics and policy context;

v)

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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2. INTRODUCTION

2.1 This PPA has been commissioned to identify the potential for the development of

land located at the end of Sun Street a predominantly residential street in the

historic market town of Frome. It is understood that the land is informally used for

parking by residents, without the permission of the owner.

2.2 Frome is the largest town in Mendip, where the adopted Local Plan focuses new

housing. The site benefits from a location within the defined settlement boundary,

close to the town centre, and consequently use of the land for housing would

accord with the adopted spatial strategy.

2.3 The town sits in a hillside location and Sun Street has a sloping topography, with the

gradient increasing east-west and south-north. The former Lamb and Fountain

Public House (no. 57 Castle Street) - a Grade II listed building directly behind the site

to the north - and the modern housing development to the west, at Hoopers Barton,

sit in elevated positions above Sun Street. The site is visible in public views at the top

of the steps between nos. 57 and 59 Castle Street to the north-west.

2.4 The site is in the historic core of the town, in a Conservation Area and close to listed

buildings. Thus, any housing proposal will need to be fully informed by the historic

context, respecting the setting of neighbouring listed buildings; and preserving and

enhancing the character and appearance of the Conservation Area.

2.5 The land (circa 0.01 ha in area) is enclosed by tall stone boundary walls (likely to be

curtilage listed) along the northern, western and eastern site boundaries.

2.6 Sun Street is a narrow cul-de-sac, circa 4.2m in width, with a footway along the

southern side only and the houses sitting at back edge of pavement. There is no

existing on-street parking (apart from the informal parking that takes place on the

site), however some of the properties have off-street parking (without any space to

turn and exit onto the street in a forward gear).

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2.7 Sun Street has a varied roof scape with buildings of varying height and roof form.

Floor to ceiling heights within buildings appear to be lower than normal. The chapel

(northern side) is the tallest building. Nos. 2 and 3 Sun Street (southern side) are

three-storey and there is a two and a half-storey semi-detached pair directly

opposite the site; the remaining buildings are two-storey; some with front dormers

and others with low eaves.

2.8 There is no relevant planning history associated with the site.

3. CONSTRAINTS

3.1 The land sits within a Conservation Area and there are listed buildings close to the

site, to the rear and on Sun Street (see the red shaded buildings on Figure 1, below).

The other buildings in the road are identified 1 as ‘positive’ buildings, which

contribute to the character and appearance of the Conservation Area (see the

green shaded buildings on Figure 1).

Figure 1: Extract from Conservation Area Character Appraisal

3.2 These designated heritage assets will need to be given careful consideration in the

design of any proposal to develop the site. This is because planning legislation 2

requires local planning authorities to “have special regard to the desirability of

1 Frome Conservation Area Character Appraisal and Management Proposals, June 2008 2 Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990

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preserving the [listed] building or its setting or any features of special architectural

or historic interest which it possesses.” There is also a statutory duty 3 for development

to preserve or enhance the character or appearance of a conservation area.

National policy 4 requires that “great weight” is placed on the need to conserve

heritage assets, including listed buildings and conservation areas, and any harm or

loss requires “clear and convincing justification.” 5

3.3 The restricted size/area of the site; the relationship to listed buildings; and the tall

boundary walls are likely to constrain the capacity of the site.

3.4 The site could be deemed to form part of the historic setting to the former public

house (no. 57 Castle Street) despite not physically being part of the same planning

unit (neighbouring land and buildings can be deemed to form part of a historic

building’s setting) and the rear elevation may also have been designed as a

principal elevation. Consequently, this could constrain the development potential

of the land.

3.5 The historic maps available on ‘Know Your Place’ 6 demonstrate that there were

buildings on the site between 1844 and 1943 (see Figures 2 and 3). There are no

later historic maps for this site on that website, but it is assumed that the buildings

disappeared at some time between WW1 and WW2. Thus, the principle of a

building on the site has been established and provided the relationship of the site

to the historic pub as well as to the listed building to the east (no. 13 Sun Street) is

carefully considered, the reinstatement of built form on the site could be regarded

as conservation gain.

3 Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 4 The National Planning Policy Framework (NPPF), updated February 2019, and the associated guidance, the National Planning Policy Guidance 5 NPPF, Paragraphs 193 and 194 6 https://maps.bristol.gov.uk/kyp/?edition=som

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Figure 2: 1844-1888 OS 25” First Edition comparison map, left.

Figure 3: 1921- 1943 OS 25” Rev Edition, below.

3.6 The Historic England list description 7 for no. 57 Castle Street (see the extract, below)

states:

List Description Extract for Lamb and Fountain Inn, 57 Castle Street

“The rear is partially obscured by later extensions: a raised ad dition to the back parlour

supported on cast iron columns, timber posts and metal poles, and a C20 toilet block

resting on a base of blockwork. Most of the window openings have been altered,

though there is a three-light ovolo mullion beneath the eaves, and an attic dormer. To

the right, some of the window openings in the C18 range and the gabled cross wing

have been replaced or altered.”

3.7 Whilst this suggests that the historic value of the rear elevation has been harmed by

unsympathetic alterations and additions, it is considered likely that the Council

could resist any development that significantly obstructs views of the building.

7 https://historicengland.org.uk/listing/the-list/list-entry/1167957

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3.8 It should be noted that the Conservation Area Character Appraisal identifies an

‘important view’ of Sun Street from elevated la nd to the North-West (see the purple

arrow on Figure 1).

3.9 The site is in an area designated as being of ‘High Archaeological Potential’ and a

desk top archaeological assessment, and potentially trench evaluation, will be

needed to inform any development proposal.

In view of the site’s sloping

topography and the proximity to listed buildings, it would be prudent to undertake

these surveys at the design and feasibility stage.

3.10 Frome has an adopted Neighbourhood Plan and an adopted Town Design

Statement . The former has onerous requirements for energy efficiency and general

development policies that would need to be complied with (along with the

adopted policies in the Local Plan Parts 1 and 2). The Town Design Statement

advises that infill development would only be allowed where the loss of space is not

detrimental to the overall quality, character, or appearance of the area.

3.11 The stone boundary walls could be deemed to be an important feature of Sun

Street (although they are not specifically mentioned in the Conservation Area

Character Appraisal) and views of them may need to be preserved, potentially

restricting the size, scale, height, mass and form of a building on the site. The walls,

likely to be curtilage listed, would also be likely to impede the outlook from the

proposed dwelling(s) therefore careful consideration will need to be given to the

proximity and angle of the building in relation to them.

3.12 The narrow width of Sun Street is likely to result in objections from the neighbours

opposite (at nos. 7 and 8) on amenity grounds (overlooking and harm to outlook),

particularly bearing in mind the site is currently open and undeveloped. However,

the relationship would be no different to that which currently exists between the

neighbouring buildings on opposing sides of the road, and consequently a reduced

level of amenity for nos. 7 and 8 Sun Street should be deemed to be acceptable.

In any event, there are design solutions that could mitigate neighbour concerns,

such as siting, orientation, window position, restricted height/mass/scale/form, etc.

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3.13 There could be existing Rights to Light, which could place legal limitations on the

redevelopment of the site. Therefore it is recommended that this is investigated

prior to the submission of a formal application to avoid any problems later in the

development process.

3.14 The loss of the land for car parking is likely to be opposed by residents of the road

on the assumption that they use it (parking is always the most contentious matter

for third parties in commenting on planning applications). However, as this is private

land, which could be made secure at any time to prevent unauthorised parking,

the loss of the land for resident parking should not be a relevant planning issue for

the Planning Officer.

3.15 No. 8 Sun Street has an off-street parking space opposite the site (see Figure 4,

below), and it is considered likely that the neighbour uses the land opposite for

turning in view of the absence of any space to turn within the property. The

development of the land will impede access for that parking space, and although

this should not be given any weight in the planning assessment (in view of the land

being private), it is likely to exacerbate any objections from the owners of no. 8.

Figure 4: Off-street parking space to no. 8 Sun Street, opposite the site

3.16 An acoustic survey should be undertaken if the pub is in-use to establish the existing

noise levels during the evening (particularly during the summer months when the

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garden is in use) and how noise might influence the layout and design of the

building, including its acoustic attenuation.

4. OPPORTUNITIES

4.1 The site is in the defined settlement boundary of the district’s largest/key town, and

close to the town centre. The use of the land for housing would therefore be in

accordance with the adopted spatial strategy.

4.2 The site is in Flood Zone 1 (Low Risk) and as such, is sequentially preferable in flood

risk terms for housing.

4.3 The Character Appraisal identifies that on-street car parking is “…an issue in

general”, therefore the removal of car parking on the site could be promoted a s a

benefit.

4.4 The district applies county car parking standards. However, in a highly sustainable

location such as this, it is considered that a scheme proposing a reduced parking

level, or perhaps nil parking, should be acceptable.

4.5 Mendip District Council does not currently operate a Community Infrastructure Levy.

5. DEVELOPMENT POTENTIAL

5.1 The site is considered suitable for a modest residential development of restricted

height and scale.

5.2 It might be possible to accommodate a modestly sized semi-detached pair of

houses, however the proximity to curtilage listed walls and the need to preserve the

setting of neighbouring listed buildings, as well as an important view within the

Conservation Area, could constrain this and limit the development potential to a

single dwelling. This will need to be explored at the design/feasibility stage.

5.3 There could be scope for flats, subject to the standard of the accommodation and

provision for refuse/recycling and cycle storage. The Council is likely to resist

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multiple bins/boxes at the front of the property unless this is for a single dwelling,

therefore any flatted scheme would require a bin/recycling and separate cycle

store to be incorporated into the design of the building, and accessible off the

highway.

5.4 Consultations with the town council and local residents are recommended prior to

any formal application being submitted. A pre-application enquiry with Mendip

District Council is also advocated.

Development Principles

5.5 It is recommended that the scale/density of development on the site is restricted to

a height of one and a half, or potentially two-storeys, subject to site levels;

relationship to neighbouring buildings; and the design of the scheme.

5.6 A traditional roof form incorporating a dual pitch is likely to be the most suitable.

Low eaves and a shallow roof pitch are likely to be necessary.

5.7 The building should be lower in height no. 13 Sun Street (even with the level

difference). The elevated position of the site at the head of the cul-de-sac and the

need to preserve the setting of two adjacent listed buildings could also necessitate

the building being built into the ground (provided there are no archaeological

features under the site), potentially resulting in a split level property with a 1 or 1.5

storey height at the rear.

5.8 The front building line should not project beyond that of no. 13 Sun Street. A

staggered footprint might in fact be necessary to minimise impact on neighbouring

amenity (i.e. to nos. 7, 8 and 13 Sun Street).

5.9 The building should not be tight to the east and west site boundaries to preserve a

perception of space in this location and to avoid the building appearing crammed

in.

5.10 The materials palette will need to be high quality, and should respond to the local

context incorporating natural stone (rubble and ashlar) and potentially render for

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the walls, with timber windows and doors (although powder coated aluminium

might be acceptable) and clay roof tiles. The use of brick or timber cladding for

the walls is unlikely to be supported in this context.

5.11 Side windows should be avoided due to the potential for the boundary walls to

appear oppressive and restrict outlook, as well as to prevent overlooking across to

neighbouring properties. The position of windows needs careful consideration.

5.12 The potential for existing rights to light should be explored, which will also determine

whether the proposed height/scale/massing is acceptable in terms of any impact

on the amenity of neighbouring habitable rooms.

5.13 Open-plan living/dining/kitchen areas on the ground floor may be necessary to

maximise light through the building.

5.14 The size of the dwelling(s) should comply with the Nationally Described Space

Standards (see the Technical Requirements as well as the GIA/storage requirements

in Table 1).

5.15 Dedicated provision for secure, conveniently located cycle parking will be

necessary in accordance with the adopted parking standards. This will need to be

fully enclosed (i.e. within a lockable store rather than under a canopy).

5.16 Refuse and recycling provision must be incorporated and will need to be close to

the waste collection point. The site plan will need to identify the location for storage.

Application Report/Survey Requirements

5.17 Any formal application will require the standard plans/drawings, application forms,

and ownership certificates. Additional items are likely to include: -

▪

A Design and Access Statement;

▪

A Heritage Statement;

▪ An Archaeological Desk Based Assessment;

▪ A Daylight/Sunlight Assessment and Overlooking Assessment;

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▪ A Resource Efficiency Statement (this is essentially a statement setting out

sustainable design and construction measures);

▪ A Noise Impact Assessment incorporating a noise survey and setting out any

necessary noise attenuation to mitigate noise from the adjacent public

house (unless vacant);

▪ Drainage Strategy (details on the site plan should suffice with full details, if

necessary, being secured by condition);

▪ Existing and proposed site plans (showing neighbouring land and buildings,

refuse/recycling/cycle storage and proposed boundary treatments);

▪ Proposed floor plans, roof plan, sections (showing finished floor and site

levels) and elevations (incorporating an external materials schedule).

6. POTENTIAL LAYOUTS

6.1 A potential site layout proposing a single dwelling is provided.

6.2 This has been prepared based on a desk-top only review of the site’s constraints

and relationship to context, and in the absence of any survey information.

6.3 The layout is indicative only. Different variations may be possible, and it is

recommended that a pre-application enquiry is submitted to agree a scheme with

the Council prior to any formal application.

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Illustrative Site Layout – One Dwelling

Appendix 1 - Colour Site Plan

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Chapel

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Colour Site Plan - Sun Street, Frome

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1:250 at A3

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PPA