application no pa/2021/1002 howden & pashley …

Planning committee 8 September 2021.docx

APPLICATION NO PA/2021/1002

APPLICANT Howden & Pashley DEVELOPMENT Application for approval of reserved matters (access,

appearance, landscaping, layout and scale) pursuant to outline application PA/2020/915 dated 09/09/2020 to erect a dwelling

LOCATION Land adjacent to The Cobbles, Bowling Green Lane, Crowle, DN17 4NL

PARISH Crowle

WARD Axholme North

CASE OFFICER Nick Salt

SUMMARY RECOMMENDATION

Grant approval subject to conditions

REASONS FOR REFERENCE TO COMMITTEE

Member ‘call in’ (Cllr John Briggs – significant public interest)

POLICIES

National Planning Policy Framework:

With regard to highways, paragraph 111 notes that development should only be prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

Paragraph 130 relates to design, and states that planning policies and decisions should ensure that developments:

(a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

(b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

(c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);

(d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

(e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and


(f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.

North Lincolnshire Core Strategy:

Policy CS5 (Delivering Quality Design in North Lincolnshire)

Policy CS18 (Sustainable Resource Use and Climate Change)

Policy CS19 (Flood Risk)

North Lincolnshire Local Plan:

Policy H5 (New Housing Development)

Policy H8 (Housing Design and Housing Mix)

Policy T2 (Access to Development)

Policy T19 (Car Parking Provision and Standards)

Policy DS1 (General Requirements)

Policy DS14 (Foul Sewage and Surface Water Drainage)

Policy DS16 (Flood Risk)

Housing and Employment Land Allocations DPD (HELA)

CONSULTATIONS

Highways: No objection. Advise conditions relating to access and parking provision.

Environment Agency: The submitted drawing 'Proposed arrangements - front elevation' confirms that finished floor levels will be no lower than 4.4m AOD, as required by condition 7 of the outline application to mitigate flood risk.

Environmental Protection: No comment or objection.

Drainage Lead Local Flood Authority: No comment or objection.

TOWN COUNCIL

Ensuring the implementation of adequate sewage and drainage infrastructure, this council has no further observations for this application.

PUBLICITY

Advertised by site and press notice. Eight responses have been received from two addresses objecting to the proposal on the following grounds:


overlooking

overshadowing

impact on the structure of a neighbouring dwelling

impact on highway safety

lack of parking during construction

noise impact during construction

flood risk

too close to a wall if future maintenance is needed

previous refusals in the area

larger than surrounding dwellings.

ASSESSMENT

Site description

The application site is land which originally formed part of the residential curtilage of The Cobbles, a detached bungalow on Bowling Green Lane, Crowle. The site formed the western part of the garden of the property with a frontage onto Bowling Green Lane, bounded by Primrose Cottage to the west and the rear gardens of 41 and 39 Cross Street. Bowling Green Lane is characterised by medium density detached houses and bungalows, with varying site layouts and designs. Most of the plots at Bowling Green Lane have private driveways and front gardens surrounded by low garden walls, hedges and natural screening.

The site lies within Zone 2/3a of the North and North East Lincolnshire Strategic Flood Risk Assessment (SFRA) November 2011. It is within the development limits of Crowle as per the Housing and Employment Land Allocations Development Plan Document.

The application site has outline planning approval (as of September 2020) for a detached dwelling (PA/2020/915). It has since been divided from The Cobbles by close-boarded timber fencing.

Proposal

This reserved matters application seeks approval for the submitted details in relation to the outline approval above. All matters are reserved and this application will therefore consider access, appearance, scale, layout and landscaping, along with any other relevant material considerations.

The proposed bungalow would be sited centrally in the plot and would cover a built footprint of approximately 135m2, around 47% of the total site area. The dwelling would largely be set back from the road with two block-paved parking spaces and direct vehicle access to the front, except for a 5.8m wide front gable element. The ridge height to the hipped roof


would be 6m high, with eaves between 2.8m and 2.35m, varying due to the existing topography of the site. Close-boarded fencing has been erected along all boundaries.

Appearance, scale and layout

The NPPF attaches great importance to the design of the built environment. Paragraph 130 states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area. Policies H5 and DS1 of the North Lincolnshire Local Plan and policy CS5 of the Core Strategy are concerned with quality of design and visual amenity. In respect of impact on character, policy DS1 states; the design and external appearance of the proposal should reflect or enhance the character, appearance and setting of the immediate area.

The proposed layout of the dwelling would ensure that the majority of the frontage is set back from the lane. The street scene is, however, varied, with buildings at two-storey level directly bounding the lane, the two-storey Primrose Cottage to the east sitting close to the lane and the bungalow of The Cobbles set further back. Of the total site frontage along the lane measuring 17.5m, the dwelling would have a frontage width of 12.5m, the majority of this being set back into the site with parking to the front. There would be a 1.2m gap to the boundary with Primrose Cottage to the east and a minimum 0.825m gap between the rear corner of the dwelling and the boundary with The Cobbles to the west. It is considered that the proposed layout would ensure that sufficient open amenity is retained to the rear, relative to a modest three-bedroom bungalow. Less than 50% of the site would constitute the footprint of the dwelling and as such the development would not appear cramped or contrived when considered as part of the varied street scene of Bowling Green Lane.

The scale and form of the proposed dwelling would resemble The Cobbles to the east due to its hipped roof bungalow design and modest eaves height, with a maximum eaves height of 2.8 metres. The use of red brick and Sandtoft tiling proposed would ensure a materiality appropriate for the rural nature of the street scene, again resembling the surrounding dwellings. The hipped roof design, and modest scale of the adjoining garages, with generous space to the front and rear, would further ensure a design which is compatible with the surrounding built context.

It is considered that the siting, layout and appearance of the proposed bungalow is appropriate to the street scene and character of the existing site and wider area. In this regard, the proposal accords with policies DS1 and H5 of the local plan and CS5 of the Core Strategy.

Residential amenity

Policy DS1 is partly concerned with impacts upon residential amenity. It states that no unacceptable loss of amenity to neighbouring land uses should result in terms of noise, smell, fumes, dust or other nuisance, or through the effects of overlooking or overshadowing.

At a maximum 2.8m to the eaves, the dwelling would not be of a height that would have an overbearing impact on any neighbouring dwelling. The building would project around 6.5m further south than Primrose Cottage to the west and would be 1.2m from the shared boundary. Primrose Cottage is a two-storey dwelling with a blank east-facing gable and the shared boundary is defined via a close-boarded timber fence. Given the height of the proposal relative to its siting and the access to daylight from the south to both properties, it


is not considered that there would be unacceptable overshadowing to the west. For similar reasons, no unacceptable overshadowing is considered likely to the east when the rear windows of The Cobbles are taken into account. Over 4m would be retained between the new dwelling and the west-facing windows on the neighbouring dwelling to the east.

In terms of privacy and overlooking, the dwelling would feature two ground floor bedroom windows on the west side elevation which would provide access to natural light but would not provide clear views into the neighbouring dwelling due to the position of the boundary fencing. The utility and hallway windows to the east elevation would similarly not provide clear views to The Cobbles. As a result, no unacceptable overlooking is considered likely. Similarly, no adverse impact is considered likely to any of the properties further south.

It is not considered that there would be any unacceptable impact on residential amenity of the nearby neighbouring dwellings, particularly those to the east and west. The proposal therefore accords with policy DS1 of the North Lincolnshire Local Plan in this regard.

Highways, access and parking

Policy T2 of the North Lincolnshire Local Plan is concerned with access to development and states that all development should be served by a satisfactory access. Policy T19 is concerned with parking provision, as well as general highway safety; both policies are considered relevant. Outline planning permission has been granted for this site, and the sustainability of the travel options to and from the site is not a determining factor in the assessment of the reserved matters.

The application proposes direct access to Bowling Green Lane from the site. Highways have been consulted and have no objection to the proposal subject to the provision of adequate parking as shown, prior to occupation. The conditions relating to loose material and ensuring that adequate visibility is maintained at the entrance are considered reasonable and necessary to ensure that impact on highway safety is limited. As these are attached to the outline approval, however, it is not necessary to duplicate them within the reserved matters decision.

Landscaping

No soft landscaping is proposed, save for the lawn to the rear of the dwelling. As no significant trees or hedging have been removed to facilitate the development and given the largely built-up appearance of the street scene and the constraints of the scale of the site and proposed layout, this is acceptable.

Other matters

Concerns relating to noise and other disturbance from construction are noted. There will undoubtedly be some disruption during construction as with all development, however this is not a material planning consideration in this case.

With regard to structural concerns, this is a building control matter and works will take place within the approved site curtilage.


Conclusion

In summary, this reserved matters application is considered to be in accordance with relevant policy in relation to access, appearance, landscaping, layout and scale and is therefore recommended for approval subject to conditions.

RECOMMENDATION Grant approval subject to the following conditions:

1. The development hereby permitted shall be carried out in accordance with the following approved plans: 01 Site Location plan PH/01/01/009/21 - Proposed plans and elevations. Reason For the avoidance of doubt and in the interests of proper planning. Informative 1 The development hereby granted planning permission requires works to be carried out within the limits of the adopted (public) highway. Therefore: - before ANY construction works take place within the limits of the highway you MUST

contact the highway authority on telephone number 01724 297000 to arrange for the relevant permissions/licenses to be issued;

- before ANY service (utility) connections take place within the limits of the highway you

MUST contact the highway authority on telephone number 01724 297319 to arrange for the relevant permissions/licenses to be issued.

Informative 2 In determining this application, the council, as local planning authority, has taken account of the guidance in paragraph 38 of the National Planning Policy Framework in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the area.

24-05-2021PH/01/01/009/21

PROPOSED DETACHED BUNGALOW ADJ. TO'THE COBBLES', BOWLING GREEN LANE, CROWLE.

B. PASHLEY & N. HOWDENPROPOSED ARRANGEMENTS

1:50, 1:100Date.Scale at A1.Revisions. Drawing No.

Drawing title. Client.

Project.

Architectural ServicesR M Potterton Ltd.

2A Northfield RoadMessinghamScunthorpeNorth LincolnshireDN17 3SA

Telephone: (01724) 761752Mobile: 07944 302278

[email protected]

ALL DIMENSIONS ARE APPROXIMATE & MUST BE CHECKED ON SITE

NOTE: THIS DRAWING IS INTENDED FOR CONSULTATION PURPOSES ONLY AND IS SUBJECT TO CHANGE. ADDITIONAL INFORMATION, STRUCTURAL DESIGN AND/OR AMENDMENTSMAY STILL BE REQUIRED. DO NOT START WORK UNTIL YOU ARE IN POSSESSION OF ALL CORRESPONDING APPROVALS, APPROVED SUPPORTING DOCUMENTS AND APPROVED DRAWINGS. ADDITIONAL DESIGN OR ADMINISTRATION DUE TO STARTING WORKS WITHOUT FULL APPROVAL WILL BE CHARGED FOR.

1000mm 1500mm 2000mm 2500mm500mm0

At 1:50

zzZZ

Garage

Utility

Kitchen

Lounge

Bedroom 1

Bedroom 2

Bedroom 3

Bathroom

Entrance hall

g

g

g

g

ic

ic 3675

365

440 1984 1223 910 665 1022

365

2015 1810 2015

5840

1228 910 1115 1810 2578 2484 1565

11690

1200

1200

4265

1248

1565

1248

5164

1349

0

1088

910

1002

825

759

5765

800

685

2300

PROPOSED FLOOR PLAN11

50

1400

A

A

N

SECTION A - A.

TYPICAL THRESHOLD DETAILPART M (Floor construction

may vary). NTS

floor screed

slab

insulation

blockwork

cavity fill

drainage channel

ventilated & drained space

brickwork

10

15

Min. 15 l/s mechanical ventilation to bathroom & en suite operated via. light pulls & having 15 minute over-run facility.

All hot taps to be fitted on left side.

Water temperature at bath to be fitted with a device which limits it to 48 deg. C.

smoke alarm

Space and water heating by L.P.H.W. radiator system with natural gas firedcombi boiler with balanced flue, T.R.V's, programmable timer & boiler stat. All relevant pipework to have insulation thickness equal to pipe dia. or 40 mm max. (Boiler to be of condensing type and to have a SEDBUK rating in accordancewith SAP thermal report).

All internal doors to be undercut by 10mm to assist air transfer throughout the dwelling.

THE DWELLING MUST BE ASSESSED UNDER THE GOVERNMENTS

STANDARD ASSESSMENT PROCEDURE FOR ENERGY RATING OF

DWELLINGS AND THE SAP RATING DISPLAYED IN THE FORM OF A

NOTICE WITHIN THE BUILDING.

THE BUILDING FABRIC TO BE CONSTRUCTED SO THAT THERE

ARE NO SIGNIFICANT THERMAL BRIDGES OR GAPS IN THE INSULATION

LAYERS WITHIN AND AT THE EDGES OF THE VARIOUS ELEMENTS.

REASONABLE PROVISION SHOULD BE MADE TO REDUCE UNWANTED

AIR LEAKAGE FROM THE BUILDING BY PROVIDING A CONTINUOUS

BARRIER TO AIR MOVEMENT AROUND THE HABITABLE SPACE THAT

IS IN CONTACT WITH THE INSIDE OF THE THERMAL INSULATION LAYER.

THIS MUST BE WITHOUT PREJUDICE TO THE NEED TO PROVIDE FOR

ADEQUATE VENTILATION FOR HEALTH (Pt F) & ADEQUATE COMBUSTION

AIR TO HEATING APPLIANCES (Pt J).

Code 4 lead on ext. grade ply boards to all valleys.

Provide 60 l/s mechanical ventilationto kitchen (30 if by cooker hood) and 30 l/s to utility room. All Hot taps to be fitted on left side.

EXISTING SITE PLAN 1:500

PROPOSED SITE PLAN 1:500

100mm poly. drainage & pre-formed inspection chambers as indicated at 1:40 falls. Bed andsurround all in compressible fill material andconnect to new mains drainage connection.

Brick detail to gable

Half round gutters

uPVC windows

Desimpel Hathaway Brindled bricks

Sandtoft New Cassius tiles or similar

Building Regulation Compliance Notes.EXCAVATE FOR & CONSTRUCT CONCRETE STRIP FOUNDATIONS / SUBSTRUCTURE AS SECTION A-A. BLOCKWORK BELOW GROUND TO BE 7N FOUNDATION BLOCKS 300mm / 100mm WIDE AS APPROPRIATE. CAVITY WALLS ABOVE DPC ALSO AS SECTION UP TO WALL PLATE / UP GABLES ETC.STAINLESS STEEL WALL TIES AT 450 c/c VERTICALLY, 750 c/c HORIZONTALLY AND 225 c/c VERTICALLY AT OPENINGS.CAVITIES CLOSED USING PROPRIETARY CAVITY CLOSERS WITH THERMAL RES. MIN. 0.45W/m2k.INTERNAL BLOCK WALLS IN 100mm BLOCKS ON 450mm x 225mm STRIP FOUNDATIONS WHERE INDICATED. NON LOAD BEARING WALLS TO BE OFF 225 mm THICKENED SLAB. BLOCK WALLS FINISHED INTERNALLY WITH P.B. ON DABS & SKIM.ROOF STRUCTURE IN PREFABRICATED TRUSSES TO BS 5268 AT 600mm MAX. c/c AT 35 DEGREES PITCH. TRUSS CALCULATIONS TO BE SUBMITTED FOR APPROVAL PRIOR TO WORK COMMENCING.ALL LONGITUDINAL & DIAGONAL WINDBRACING IN 100mm x 25mm SOFTWOOD ALL TOBS 5268 OR PLY SHEATHED.30mm x 5mm GALV. STRAPS TO WALL PLATES, AT CEILING LEVEL AND UP GABLES AT 2.0 m c/c CROSSING AT LEAST 3No. MEMBERS ON MIN. 38mm NOGGINSROOF COVER TO BE CONCRETE/CLAY TILES ON 50mm x 25mm BATTENS

APPROACH AND ACCESS TO THE BUILDING TO BE IN ACCORDANCE WITH APPROVED DOCUMENT M. FRONT DOOR TO HAVE DRAINED ACCESSIBLE THRESHOLD IN ACCORDANCE WITH APPROVED DOC. M AND WITH MIN. CLEAR OPENING WIDTH OF 775mm. PROPERTY TO HAVE PARKING AREA MIN. 3.0m WIDE WITH FIRM SURFACETO FACILITATE DISABLED ACCESS.INTERNAL DOOR WIDTHS TO COMPLY WITH PART M.WALL MOUNTED SWITCHES & SOCKET POSITIONS TO COMPLY WITH PART M.

ON KINGSPAN NILVENT MEMBRANE OR APPROVED ALTERNATIVE.

ALL WINDOWS TO HABITABLE ROOMS TO HAVE OPENING LIGHTS MIN. 1/20thRESPECTIVE FLOOR AREAS AND TRICKLE VENTS TO HEADS PROVIDING MIN. 8000mm2 VENTILATION TO HABITABLE ROOMS, 4000mm2 TO NON-HABITABLE ROOMS.ALL HOT TAPS TO BE FITTED ON THE LEFT HAND SIDE AND WATER AT BATH TAPS TO BE LIMITED TO 48 DEGREES C.

SURFACE WATER TO DISCHARGE TO SOAKAWAYS MIN. 5.0m FROM BUILDINGS VIA 100mm DIA. HALF ROUND GUTTERS AND 65mm DIA. FALL PIPES. 100mm DIA. POLY. DRAINAGE AT 1:40 FALLS TO SOAKAWAYS TO BRE 365. PERCOLATIONS TEST TO BECARRIED OUT AND RESULTS SUPPLIED FOR CHECKING BEFORE WORK COMMENCES. REQUEST A CONDITIONAL APPROVAL.

WINDOW & DOOR FRAMES TO OVERLAP THE CLOSERS BY MIN. 30mm. APPLYSEALANT TO FRONT & BACK OF FRAMES AND SILLS.EFFICIENT LIGHTING TO BE FITTED THROUGHOUT THE DWELLING UNLESS SAPREPORT DICTATES OTHERWISE.IT SHALL BE PROVIDED BY FIXED LIGHTING FITTINGS WHICH ONLY TAKE LAMPSHAVING A LUMINOUS EFFICACY GREATER THAN 40 LUMENS PER CIRCUIT - WATT,i.e. FLUORESCENT TUBES AND COMPACT FLUORESCENT LAMPS, (NOT GLS

BUILDING TO BE CONSTRUCTED IN ACCORDANCE WITH ROBUST CONSTRUCTIONDETAILS TO REDUCE UNWANTED AIR LEAKAGE.

TUNGSTEN LAMPS WITH BAYONET CAP OR EDISON SCREW BASES).

INTERNAL WALLS SURROUNDING BEDROOMS AND ROOMS CONTAINING WC's TO HAVE RESISTANCE TO SOUND.CONCRETE BLOCK WALLS TO HAVE MIN. MASS PER UNIT AREA OF 120 Kg/m3.PLASTERBOARD ON DABS & SKIM FINISH TO BOTH SIDES.AIRCRETE WALLS WITH PLASTER FINISH SHOULD HAVE MIN. MASS OF 75 Kg/m3.ALL GAPS AND JOINTS TO BE FILLED AND WELL SEALED.

ALL WINDOWS TO COMPLY WITH PART L REQUIREMENTS ('U' VALUE OF 1.4 W/m2k OR BETTER).

GLAZING IN CRITICAL LOCATIONS TO BS 6206 1981 (SAFETY GLASS).

ALL RELEVANT PIPEWORK TO HAVE INSULATION THICKNESS EQUAL TO PIPEDIAMETER OR 40mm MAX. INCLUDING ANY PIPE RUNS THROUGH UNHEATED SPACES.

CATNIC STEEL LINTELS OVER ALL EXTERNAL OPENINGS WITH DPC OVER.INSTALLATION ALL IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS. REINFORCED CONCRETE LINTELS TO INTERNAL OPENINGS AND TO WALLS WHEREANY DRAINS PASS UNDER.

SANITARY FITTINGS TO HAVE ANTI SYPHON TRAPS AND TO DISCHARGE TO S.V.P's/BACK INLET GULLIES AND CONNECTED TO MAINS DRAINAGE VIA 100 mm DIA.POLY. PIPEWORK AND PREFORMED CHAMBERS WHERE INDICATED.ALL DRAINS TO BE AT 1:40 GRADIENT AND BED & SURROUND IN COMPRESSIBLE FILLMATERIAL.

MAINS FED LINKED SMOKE DETECTORS TO BS 5446 PT1 & IN ACCORDANCE WITH APPROVED DOCUMENT B OF CURRENT BUILDING REGULATIONS.

ALL OPENINGS FORMED BY DRAINS WHICH PASS THROUGH THE BUILDING CONSTRUCTION ARE TO BE MASKED AND SEALED TO PREVENT ENTRY FROM FILL,VERMIN AND GASES.

A DURABLE NOTICE CONTAINING INFORMATION ON THE PERFORMANCE CAPABILITIESOF THE HEARTHS, FIREPLACES, FLUES AND CHIMNEYS SHALL BE AFFIXED IN ASUITABLE PLACE IN THE BUILDING FOR THE PURPOSES OF ENABLING COMBUSTIONAPPLIANCES TO BE SAFELY INSTALLED.

RESPONSIBILITY FOR ACHIEVING COMPLIANCE WITH THE REQUIREMENTS OFPT J HEAT PRODUCING APPLIANCES RESTS WITH THE PERSON CARRYING OUT THEWORK. THAT PERSON MUST PREPARE A REPORT SHOWING THAT MATERIALS &COMPONENTS APPROPRIATE TO THE INTENDED APPLICATION HAVE BEEN USED& THAT FLUES HAVE PASSED APPROPRIATE TESTS.THE COUNCIL MAY REQUEST A COPY OF THE REPORT. HEATING & HOT WATER SYSTEMS SHALL BE INSPECTED AND COMMISSIONINGCERTIFICATE ISSUED AT COMPLETION OF INSTALLATION TO CONFIRM THATAPPROPRIATE PROVISION HAS BEEN MADE FOR THE SYSTEM'S EFFICIENTOPERATION FOR THE PURPOSES OF CONSERVATION OF FUEL & POWER.THE CERTIFICATE TOGETHER WITH MANUFACTURERS OPERATING ANDMAINTENANCE INSTRUCTIONS MUST BE AVAILABLE FOR OCCUPANTS USE.

ALL ELECTRICAL WORK REQUIRED TO COMPLY WITH APPROVED DOCUMENT P TO BE CARRIED OUT BY A PERSON COMPETENT TO DO SO. A CERTIFICATE ISSUED BYA COMPETENT PERSON TO PROVE THAT THE INSTALLATION HAS BEEN TESTED & COMPLIES WITH PART P MAY BE REQUESTED BY BUILDING CONTROL.

7.0N foundation blocks

Concrete strip foundationsat depth to suit groundconditions (minimum900mm dig).

Proprietary steel lintels(e.g. Catnic) over allexternal openings. Heavyduty where required.

min. 2 courses f.l. qualityengineering bricks from ground level to dpc.

Sandtoft New Cassius tiles on 50 x 25mm battens on breathable felt on prefabricated trusses at 35 degrees pitch. Truss design, installation and all bracing to be in accordance with BS 5268. Truss design calculationsto be supplied for checking by Building Control:request conditional approval.

75mm cement/sand screed125mm concrete slabvapour barrier200mm Celotex/Kingspan (see SAP report)1200g dpm on sand blindingmin. 150mm compacted limestone hardcore

SECURE DOORSETS SHOULD BE EITHER MANUFACTURED TO A DESIGN THAT HAS BEEN SHOWN BY TEST TO MEET THE SECURITY REQUIREMENTS OF BRITISH STANDARD PUBLICATION PAS24:2012 OR DESIGNS AND MANUFACTURED IN ACCORDANCE WITH APPENDIX B.LETTER PLATES WHERE PROVIDED SHOULD HAVE A MAXIMUM APERTURE OF 260mm x 40mm AND BE LOCATED AND/OR DESIGNED TO HINDER ANYONE ATTEMPTING TO REMOVE KEYS WITH STICKS AND/OR INSERT THEIR HAND FOR EXAMPLE BY INCORPORATING A FLAP OR OTHER FEATURE TO RESTRICT ACCESS.THE MAIN DOORS FOR ENTERING THE DWELLING SHOULD HAVE A DOOR VIEWER UNLESS OTHER MEANS EXIST TO SEE CALLERS, SUCH AS CLEAR GLASS WITHIN THE DOOR OR A WINDOW NEXT TO THE DOORSET. THE SAME DOORSET TO HAVE A DOOR CHAIN OR DOOR LIMITER.WINDOWS TO BE MADE TO A DESIGN THAT HAS BEEN SHOWN BY TEST TO MEET THE SECURITY REQUIREMENTS OF BRITISH STANDARD PUBLICATION PAS24:2012 SUITABLE TERMINAL/ACCESS POINT TO BE PROVIDED FOR CONNECTION BY INTERNET SERVICE PROVIDER.

Internet service point

200mm mineral wool between joists200mm mineral wool over at right angles.(subject to change - check in SAP report).

12.5mm plasterboard & skim.

Plasmor Fibolite blockinner leaf/internal walls& cement/sand render & skim.

100mm Dritherm 32 tocavity.

Stainless steel wall tiesat 750mm c/c horizontally,450mm c/c vertically &225mm c/c vertically atopenings.

600

225

ProposedBungalow

PROPOSED REAR (SOUTH ELEVATION.

PROPOSED SIDE (WEST) ELEVATION.

PROPOSED SIDE (EAST) ELEVATION.

PROPOSED FRONT (NORTH) ELEVATION.

Min. 30 minutes fire resistanceto garage ceiling. Suggest 2 layers12.5mm plaster board and skim.

Linear drain across driveentrance to prevent surface water transfer in either direction.Drive block paved.

ffl

Level/ramped approach & levellanding to front door in accordance with Approved Document M if levels allow. Alternatively access to beprovided at rear/side entrance door.

up

Bowling Green Lane

Bowling Green Lane

ApplicationSite The Cobbles

The Cobbles

Primrose Cottage

Primrose Cottage

1

1

2

2

BowlingGreenFarm

BowlingGreenFarm

2450

2512

2000 3850 4350

5040

4000

2746

5353

1800

2815

800

2750

2590

3000

4024

4240

3000

3640

1900 1500

war

drob

e

cupb'd.

En suite

Finished floor level at min. 4.4m AODall in accordance with approved FRA

12

june cox

Text Box

PA/2021/1002 Existing and proposed plans and elevations (not to scale)

application no pa/2021/1002 howden & pashley …

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