Land
DRAFT DETAILS. A potential building plot situated close to the centre of Birstall.
The seller has had pre application advice from Charnwood Council who in principle support the idea of a 2 bedroomed detached bungalow to be built on the site.
The site measure approximately 13.4m deep and has a road frontage of 14.5m. It already has vehicle access and a dropped kerb.
Details of the pre planning advice are listed below.
The site is situated within the settlement boundary of Birstall, as defined by policy ST/2 of the Local Plan. Policy CS1 of the Core Strategy sets out the development strategy for Charnwood. The Strategy identifies Birstall as a principle area for growth. The National Planning Policy Framework also contains a presumption in favour of sustainable development. In this case, the site is within the defined limits to Birstall, and in this regard, the development would comply with saved policy ST/2 of the Borough of Charnwood Local Plan (2004).
The recent changes to the Council’s supply of housing land means that substantial weight can be attached to policies CS1 of the Core Strategy and ST/2 of the Local Plan. In assessing the principle of the development, paragraph 14 of the Framework requires local planning authorities to approve development proposals that accord with the development plan without delay unless any adverse impact of doing so would significantly and demonstrably outweigh the benefits. The provision of a dwelling on the site, within the development limits of a principle area for growth would make a contribution to the borough’s housing land supply.
The National Planning Policy Framework contains a presumption in favour of sustainable development. In order for a proposal to be sustainable it must perform an economic, social and environmental role. In this context it is considered that the proposal would provide employment during construction, and following completion, would support the businesses and services in the locality. The development would also provide a social role through contributing to the housing land supply, thereby promoting strong, vibrant and healthy communities with accessible local services.
Policy CS3 of the Core Strategy seeks to meet community needs by seeking an appropriate mix of homes of varying sizes and tenures.
The Council’s evidence suggests a demand for medium sized properties which have 2-3 bedrooms. The provision of a new two bedroomed dwelling would meet this identified need.
In this case, the site is within the defined limits to Birstall. In this regard, the development would comply with saved policy ST/2 of the Borough of Charnwood Local Plan (2004). The site is situated within walking distance of the village centre.
Overall, the adopted Core Strategy identifies Birstall as a sustainable location for development, and, given above context, it is considered that the provision of a dwelling on the land would be sustainable and would be acceptable in principle. This would be subject to a satisfactory planning application in all other regards being submitted.
The submitted enquiry makes provision for a single storey dwelling. Policies CS2, EV/1, H/17, the Leading in Design SPD, the House Extensions SPG and the NPPF would be relevant in the design consideration of a proposal for the development. The Council requires new developments to make a positive contribution to Charnwood. A high standard of design and developments is required, which respects the character of the area, nearby occupiers, and which are compatible in mass, scale and layout of the locality.
It is noted a new dwelling has been recently constructed opposite to the site at No.2 Bentley Road. This dwelling was allowed by the Planning Inspectorate at appeal following a refusal of planning permission by the Council. The presence of this development weighs heavily in favour of allowing a dwelling to the rear of No.711 in principle.
The application is supported by indicative drawings and elevations. From this information I am of the opinion that the general design is considered to be acceptable. Appropriate materials should be considered which are in keeping with existing dwellings in the area.
An assessment as to the impact on neighbouring amenity with regards to light to, outlook from and privacy to neighbouring properties would be a consideration in the assessment of the proposal. The impact on the amenities of the future occupiers of the dwelling would also be a consideration. The provisions of policies CS2 of the Core Strategy, EV/1 and H/17 of the Local Plan, and the Leading in Design SPD would be relevant in the assessment of this issue.
The provisions of the adopted Leading in Design SPD sets out minimum distances to prevent a loss of outlook and light to neighbouring properties. To accord with the SPD the dwelling should be located a minimum of 9.5m away from any ground floor windows belonging to neighbouring properties. From the information submitted I am of the opinion that this could be achieved.
The development should also some private amenity space for occupiers of the new dwelling. A formal planning application for the development should make provision for this. Whilst the development would be single storey, there should also be no rooms in the roof space as this could cause overlooking issues. Bin storage provision should also be included on a submitted layout.
Overall, I am of the opinion that the provision of C3 dwelling on the site may be acceptable in principle. This is subject to the impact on neighbouring and visual amenity being acceptable in compliance with the relevant planning policies.
Freehold. Vacant possession upon completion.
Auction Details:
The sale of this property will take place on the stated date by way of Auction Event and is being sold as Unconditional with Fixed Fee.
Binding contracts of sale will be exchanged at the point of sale.
All sales are subject to SDL Property Auctions’ Buyers Terms. Properties located in Scotland will be subject to applicable Scottish law.
Auction Deposit and Fees:
The following deposits and non- refundable auctioneer’s fee apply:
• 10% deposit (subject to a minimum of £5,000)
• Buyer’s Fee of £1,500 inc. VAT
The Buyer’s Fee does not contribute to the purchase price, however it will be taken into account when calculating the Stamp Duty Land Tax for the property (known as Land and Buildings Transaction Tax for properties located in Scotland), because it forms part of the chargeable consideration for the property.
There may be additional fees listed in the Special Conditions of Sale, which will be available to view within the Legal Pack. You must read the Legal Pack carefully before bidding.
Additional Information:
For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the SDL Property Auctions’ home page.
This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack (and any applicable Home Report for residential Scottish properties).
Guide Price & Reserve
Each property sold is subject to a Reserve Price. The Reserve Price will be within + or – 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.
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