24 Rectory Road, Bluntisham

DEVELOPMENT MANAGEMENT COMMITTEE 16 NOVEMBER 2020

Case No: 20/00333/FUL Full Planning Application

Proposal: Construction of 1 no. 2 bedroom bungalow and new vehicular access.

Location: 24 Rectory Road Bluntisham Huntingdon

Applicant: Lockmark Properties

Grid Ref: 537058 274496

Parish: Bluntisham

RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee (DMC) as the Officer recommendation of approval is contrary to the Parish Council’s recommendation of refusal . The application has also been called in by Councillor Jon Neish.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 The application site comprises a section of the existing residential rear garden of No.24 Rectory Road, Bluntisham. The site is laid to lawn with established trees and hedgerows defining the side and rear boundaries. Vehicular access to the site is proposed from St. Mary’s Close via an existing driveway under the use and ownership of Chorus Homes which serves the group of properties south of St Mary’s Close. A Certificate B notice was been served to the owners of the access driveway as part of the planning application.

1.2 This application proposes the construction of a single bungalow and creation of a new vehicular access into the site. The blue line of land indicated on the accompanying Location Plan shows No.24 Rectory Road and a bungalow fronting Rectory Road approved under planning permission 19/00618/FUL under the ownership of the applicant. At the time of writing this report, the approved application reference 19/00618/FUL has not commenced but the permission does not expire until 24th September 2022.

1.3 During the determination period of the application, amended plans have been received, reducing the proposed development from 2 bungalows as originally submitted to a single bungalow scheme. A 21- day public re-consultation was then carried out accordingly, notifying the Parish Council and neighbours.

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (19th February 2019) (NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'

2.2 The NPPF 2019 sets out the Government's planning policies for (amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.

2.3 The National Design Guide (2019): • C1 - Understand and relate well to the site, its local and wider context • C2 - Value heritage, local history and culture • I1 - Respond to existing local character and identity • I2 - Well-designed, high quality and attractive • I3 - Create character and identity • B2 - Appropriate building types and forms • M3 - Well-considered parking, servicing and utilities infrastructure for all users • N1 – Provide high quality, green open spaces with a variety of local landscapes and activities, including play • N3 - Support rich and varied biodiversity • U2 – A mix of home tenses, types and sizes • H1 - Healthy, comfortable and safe internal and external environment • H2 - Well-related to external amenity and public spaces • H3 - Attention to detail: storage, waste, servicing and utilities

2.4 Planning Practice Guidance is also relevant and a material consideration.

For full details visit the government website National Guidance

3. PLANNING POLICIES

3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP1: Amount of Development • LP2: Strategy for Development • LP4: Contributing to Infrastructure Delivery • LP5: Flood Risk • LP6: Waste Water Management • LP7: Spatial Planning Areas • LP11: Design Context • LP12: Design Implementation • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and Vehicle Movement • LP24: Affordable Housing Provision • LP25: Housing Mix • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerows

3.2 Supplementary Planning Documents / Guidance: • Huntingdonshire Design Guide Supplementary Planning Document (2017) • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Report – Part 1 (Housing) 2019 (October 2019)

Local For full details visit the government website Local policies

4. PLANNING HISTORY

4.1 0212737OUT - Erection of a dwelling - Refused 23.12.2020

5. CONSULTATIONS

5.1 Bluntisham Parish Council have maintained their objection to the development proposal throughout the duration of the application. With regard to the amended scheme for a single bungalow, their concerns relate to: - Misleading information submitted as part of the Revised Design and Access Statement with regard to there being a doctor’s surgery in the village. - There is no reference within the statement to planning application reference 0212737OUT which refused permission due to it being backland development and the proposed means of access across a public footpath. - Nowhere in the design statement is there reference to evidence of a legal right of way over a footpath. - There are significant parking issues in St. Mary’s Close which raises concern regarding refuse collection and potential obstruction to users of the footpath if bins are placed there. - The proposal would have a detrimental impact upon local amenity and would overshadow neighbouring gardens.

OFFICER REPONSE TO PARISH COUNCIL OBJECTIONS: The concerns raised within the Parish Council comments are noted. For clarity, the relevant ownership certificate has been submitted as part of the application and notice has been served to owners of the access driveway as part of this planning application. The footpath linking Rectory Road and St. Mary’s Close is an adopted footpath but not registered as a Public Right of Way. The reason for refusal for application reference 0212737OUT reads “The proposal constitutes an unacceptable and inappropriate form of backland development, emphasised by the proposed means of access, in that the site is of insufficient size to maintain appropriate standards of privacy and amenity. As such, the proposal would be contrary to the provisions of Policy SP12/10 of the Cambridgeshire Structure Plan 1995 which states that all new development should incorporate high standards of layout and design and relate well to their surroundings; and, Policies H31 and H32 of the Huntingdonshire Local Plan 1995 which states that new dwellings will only be permitted where appropriate standards of privacy and amenity are maintained and the development is sympathetic to the locality”.

5.2 Cambridgeshire County Council Highways (comments from the original submission - given the content of the consultation response it was not considered necessary to re-consult Highways on the revised plans): I have reviewed the access onto St Mary’s Close and note that the access is 5.2m wide for the first 10m from the back of the footway. The access appears to be able to achieve 2.4m x 43m visibility to the east of the access and in the region of 2.4m x 20m to the west. St Mary’s Close is a quiet, low speed cul-de-sac location with the west of the access being the end of the cul-de-sac. The access has operated without fault with a number of vehicles having access to the rear of number 14 which residents use as a carpark. The addition of two more dwellings is unlikely to have a significant impact on the public highway. I therefore have no highways objections subject to conditions.

5.3 HDC Tree and Landscape: I consider the latest block plan (No. -03 rev A) to be acceptable. The submitted Preliminary Ecological Appraisal is acceptable and its recommendations should be carried out in full and secured by a suitably worded condition. A standard hard / soft landscape condition should be added to any future consent.

5.4 HDC Environmental Health: I have no issues to raise. I would however advise that construction times and deliveries during the construction and clearance phases are restricted in line with HDC guidance to the following: 07:00 – 19:00 each day Monday – Friday 07:00 – 13:30 on Saturdays and None on Sundays, Public and Bank Holidays I would also advise no burning of waste on site during the construction and clearance phases.

6. REPRESENTATIONS

6.1 No representations received at the time of determination.

7. ASSESSMENT

7.1 The main issues to consider in assessing this application are whether there is any conflict with Development Plan policies. If there is any conflict, whether the application can be considered to be in accordance with the Development Plan when taken as a whole. If the application is not in accordance with the Development Plan, whether there are any material considerations, including the NPPF (2019), which indicate that planning permission should be granted. With this in mind, the report addresses the principal, important and controversial issues which are in this case: • Principle of Development • Design, Visual Amenity and the Impact upon the Character and Appearance of the area • Impact upon Residential Amenity • Highway Safety, Parking Provision and Access • Biodiversity • Flood Risk • Accessible and Adaptable Homes • Water Efficiency • Infrastructure Requirements & Planning Obligations

The Principle of Development 7.2 The application site is firmly located within the built-up area of the Small Settlement of Bluntisham. Policy LP9 of the Huntingdonshire Local Plan to 2036 states that a proposal that is located within a built- up area of a Small Settlement will be supported where the amount and location of development proposed is sustainable in relation to the: a. level of service and infrastructure provision within the settlement; b. opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport; c. effect on the character of the immediate locality and the settlement as a whole.

7.3 With regard to parts a. and b. of Policy LP9, the application site is within walking and cycling distance of a Primary School, Recreation Ground, Play Area, Village Hall, Baptist Church and Public House.

7.4 There are several bus stops nearby which offer a daily service Monday - Saturday to the Somersham Key Service Centre, St Ives Spatial Planning Area and Cambridge. It is considered that a single dwelling in this location would be a sustainable form of development in terms of the level of service and infrastructure provision within the settlement and opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport.

7.5 With regard to part c. of Policy LP9, a full assessment of the impacts of the proposed dwelling upon the character of the area will be set out within the ‘Design, Visual Amenity and the Impact upon the Character of the area’ section of the report below.

Design, Visual Amenity and the Impact upon the Character and Appearance of the Area 7.6 Policies LP11 and LP12 of the Local Plan and the Huntingdonshire Design Guide SPD (2017) set out key principles of good design to support proposals that respond positively to their context, integrate successfully with the surrounding built form and create well designed and sustainable developments that are functional to meet the needs of present and future occupiers.

7.7 The application site is located within an area of existing residential garden between properties fronting Rectory Road and St Mary’s Close. The surrounding area is characterised by a combination of bungalows and two-storey dwellings of traditional brick/render and concrete roof tile appearance.

7.8 This application proposes a modestly scaled bungalow measuring 2.475m to the eaves and 4.696m to the ridge with a gross internal floor area of 68.5 square metres. At its closest point, the siting of the proposed bungalow is approximately 16.5m south of Nos. 16 - 18 St Mary’s Close, 17m north of Nos. 22A & 24 Rectory Road and 16m north of the bungalow approved under planning permission 19/00618/FUL.

7.9 The proposed plans and elevations propose brick and roof tiles to match surrounding bungalows, with a feature hardie board clad entrance. The materials proposed are acceptable in principle and would integrate well visually with the surrounding built form. A condition would be imposed to any approval decision requiring full manufacturer and specification details of external materials prior to development above slab level.

7.10 The proposed site layout is considered to be well-designed, spacious, and functional to adequately accommodate a single dwelling. The side and rear patio and lawn garden is well proportioned and there are two side gate accesses to the rear of the property which will assist with future servicing requirements. Screened bin and cycle storage areas have been allocated and are acceptable subject to a condition requiring full details of their construction, size, and appearance prior to first occupation.

7.11 In terms of boundary treatments, 1.8m close boarded fencing is proposed to the side and rear boundaries with 2m of hedgerow providing additional screening to the rear northern boundary between the site and 16-18 St Mary’s Close. 600mm high fencing is proposed to the boundary adjacent to the access, to allow adequate pedestrian and vehicle visibility. The proposed boundary treatments, hard surfaces and planting proposals are acceptable in principle. A comprehensive hard and soft landscaping scheme will be required by condition to any approval decision to be agreed prior to development above slab level, as recommended by the HDC Landscape Officer.

7.12 A levels condition to agree the finished floor level of the bungalow in relation to the surrounding ground levels and buildings will also be imposed to any approval decision to be agreed prior to the commencement of the development, to ensure a satisfactorily relationship with nearby dwellings in the interests of visual and residential amenity.

7.13 Consideration has been given to the previous refusal on the site for a single dwelling in 2002. The reason for refusal from application reference 0212737OUT states that the proposal represented an unacceptable and inappropriate form of backland development, emphasised by the proposed means of access, in that the site is of insufficient size to maintain appropriate standards of privacy and amenity. Having visited the application site and assessed this development proposal in relation to the surrounding area, it is not considered that the scale and siting of the development would have a detrimental impact upon the character and appearance of the area and the proposal would provide a functional well-proportioned living space that would visually integrate with the surrounding built form.

7.14 Overall, subject to the imposition of appropriate conditions, it is considered that the development proposal would integrate successfully with the surrounding built form, and is of a scale, appearance and layout that would not have an adverse impact upon the character and appearance of the area. The proposal accords with Policies LP9(c), LP11 and LP12 of the Huntingdonshire Local Plan to 2036, the relevant sections of the Huntingdonshire Design Guide (SPD) 2017, the National Design Guide and the NPPF (2019) in this regard.

Impact upon Residential Amenity 7.15 Policy LP14 of the Local Plan states a proposal will be supported where a high standard of amenity is provided for all users and occupiers of the proposed development and maintained for users and occupiers of neighbouring land and buildings.

7.16 As stated within the preceding ‘Design, Visual Amenity and the Impact upon the Character and Appearance of the Area’ section of this report, the proposed bungalow is relatively well separated from the nearest neighbouring buildings. Given the good separation distances, low eaves and ridge height of the proposed bungalow (2.475m and 4.696m) and intervening boundary treatments to be installed, it is Officer view that there would be no significant detrimental overlooking, overshadowing or overbearing impacts upon users and occupiers of neighbouring land and buildings.

7.17 In terms of the overlooking impacts from neighbouring properties to the application site, No.24 and the adjacent dwelling approved under 19/00618/FUL are bungalows and therefore any overlooking impact can be satisfactorily mitigated by appropriate boundary treatments. The windows on the rear elevations of Nos. 16-18 to the north would directly face the application site, but the only impacted habitable windows of the application bungalow would be the French doors serving the living area which are separated to the neighbouring windows by approximately 21.5m, which is considered acceptable and accords with the recommendations of the Huntingdonshire Design Guide SPD (2017) in terms of back to back separation distances between habitable windows.

7.18 The HDC Environmental Health Team’s comments are noted with regard to the construction times and deliveries during the construction and clearance phases. Given the proximity to neighbouring properties, it is considered that the recommended condition restricting construction times, deliveries and burning waste on site would meet the relevant tests and could be appended to any permission granted. It is considered that there are no other significant amenity concerns that would result from this proposed development.

7.19 Overall, it is considered that the development proposal would provide a high standard of amenity for future users and occupiers and retain a high standard of amenity for users and occupiers of neighbouring land and buildings in accordance with Policy LP14 of the Huntingdonshire Local Plan to 2036, the relevant sections of the Huntingdonshire Design Guide SPD (2017) and the NPPF (2019) in this regard.

Highway Safety, Parking Provision and Access 7.20 It is proposed to create a new vehicular access into the site via the existing access driveway owned by Chorus Homes serving the group of bungalows south of St Mary’s Close. The relevant ownership certificate has been completed and the appropriate notice relating to Certificate B has been served by the Applicant to Chorus Homes as part of this application.

7.21 Cambridgeshire County Council (CCC) Highways were consulted on the application and based on the original scheme for 2 dwelling commented “I have reviewed the access onto St Mary’s Close and note that the access is 5.2m wide for the first 10m from the back of the footway. The access appears to be able to achieve 2.4m x 43m visibility to the east of the access and in the region of 2.4m x 20m to the west. St Mary’s Close is a quiet, low speed cul-de-sac location with the west of the access being the end of the cul-de-sac. The access has operated without fault with a number of vehicles having access to the rear of number 14 which residents use as a carpark. The addition of two more dwellings is unlikely to have a significant impact on the public highway.”

7.22 Given that the highways consultation comments raised no objection to the proposed development of 2 dwellings, it was not considered necessary to re-consult them on the revised scheme for a single bungalow which included no material change to the access arrangements.

7.23 As such, CCC Highways raised no objection to the proposal subject to conditions relating to: - Implementation and retention of visibility splays as approved - Implementation and retention of parking/turning areas as approved - Access shall be hard surfaced, sealed and drained away from the highway

7.24 The proposed site plan with vehicle tracking shows two on-site parking spaces with sufficient space for cars to turn and exit the site in a forward gear. The amount of on-site parking proposed is considered acceptable in relation to the scale of development for a single two bedroom bungalow.

7.25 A screened cycle storage shed within the rear garden which would satisfactorily accommodate one cycle per bedroom as required by Policy LP17 of the Local Plan. Full details of the cycle and bin stores including the scale, appearance and proposed external materials will be required by condition.

7.26 The Parish Council comments are noted regarding bin collection and the means of access to the site across a public footpath. It is understood that the current practice of HDC Operations bin lorries is to reverse down St Mary’s Close and collect bins from the road side, therefore the proposed on site bin collection point would not be practical or readily accessible for collection and future occupiers would be required to walk their bins down the shared access driveway to be collected on the road side.

7.27 Whilst the comments from the Parish Council are noted regarding the potential obstruction to pedestrians from leaving bins out for collection, it is considered there is adequate space along St Mary’s Close to accommodate a further set of bins for collection on a weekly basis. Officers visited the site on a bin collection day and the surrounding area was seen to be functional with no associated obstructions or public safety issues. Officers are satisfied that bins can be collected from the road side of St Mary’s Close without having a detrimental impact upon pedestrian accessibility and safety.

7.28 As stated within the ‘OFFICER RESPONSE TO PARISH COUNCIL OBJECTIONS’ section above, The footpath linking Rectory Road and St. Mary’s Close is an adopted footpath but not registered as a Public Right of Way therefore there it is not considered necessary to consult the Cambridgeshire County Council Assets Team on this planning application. 7.29 Cambridgeshire County Council as the Local Highways Authority has raised no objection to the means of access to the site across the footpath and therefore officers are satisfied that the access arrangement is safe and would not cause any unacceptable significant disruption or obstruction to the public footpath.

7.30 Subject to conditions, the proposed development accords with Policies LP16 and LP17 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.

Biodiversity 7.31 Policy LP30 of the Local Plan requires proposals to demonstrate that all potential adverse impacts on biodiversity and geodiversity have been investigated and ensure no net loss in biodiversity and provide a net gain where possible, through the planned retention, enhancement and creation of habitats and wildlife features, appropriate to the scale, type, and location of development.

7.32 The application is accompanied by a Preliminary Ecological Appraisal and Preliminary Roost Assessment Survey carried out by Arbtech Consultant’s. The report concludes that the development would have no significant adverse impacts upon protected species and makes several mitigation and enhancements measures including bat and bird boxes hedgehog friendly boundaries. Full details of biodiversity enhancements measures shall be required by condition to include details of their specification, location, timing, an implementation programme and maintenance to be agreed prior to development above slab level.

7.33 Subject to the imposition of appropriate conditions, it is considered that the development would not have a long term detrimental impact upon protected species and that the mitigation and enhancement measures proposed are acceptable and would provide a net gain in biodiversity in accordance with Policy LP30 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.

Flood Risk 7.34 The application site is in Flood Zone 1 as identified by the Huntingdonshire Strategic Flood Risk Assessment (2017), which means it has a low probability of flooding and is not subject to the sequential and exceptions tests as set out within the NPPF. The site is less than 1 hectare in size and therefore, as per the NPPF (2019), there is no requirement for the submission of a site-specific Flood Risk Assessment.

7.35 Given the limited scale of the proposal for a single dwelling, it is considered the would be no significant additional surface water run-off impacts. Precise details of drainage would be addressed as part of building regulations. The proposal therefore accords with Policies LP5 and LP15 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.

Accessible and Adaptable Homes 7.35 Policy LP25 of the Local Plan to 2036 requires proposals that include housing to meet the optional Building Regulation requirement M4(2)” Accessible and adaptable dwellings” unless it can be demonstrated that site specific factors make this unachievable.

7.36 The applicant has confirmed via compliance statement dated 23rd July 2020 that the proposed development is designed in accordance with, and will be built in accordance with the M4(2) standards.

7.37 A condition will be imposed upon any consent to ensure that the development is built in accordance with these standards and that they are maintained for the life of the development.

Water Efficiency 7.38 Policy LP12 of the Local Plan to 2036 requires proposals that include housing to comply with the optional building regulation for water efficiency, as set out in Approved Document G.

7.39 The applicant has confirmed via compliance statement submitted on 23rd July 2020 that the proposed development is designed in accordance with and will be built in accordance with the LP12 (j) standards.

7.40 A condition will be imposed upon any consent to ensure that the development is built in accordance with these standards and that they are maintained for the life of the development.

Developer Contributions 7.41 Part H of the Developer Contributions SPD (2011) requires a payment towards refuse bins for new residential development.

7.42 A completed and signed Unilateral Undertaking was submitted as part of the application dated 28th April 2020. The proposal therefore meets the requirements of Policy LP4 of the Local Plan to 2036 and part H of the Developer Contribution SPD.

Other Issues Community Infrastructure Levy (CIL): 7.43 The development will be CIL liable in accordance with the Council’s adopted charging schedule; CIL payments will cover footpaths and access, health, community facilities, libraries and lifelong learning and education.

7.44 There are no other material planning considerations which have a significant bearing on the determination of this application. Conclusion 7.45 The proposed development is considered to be compliant with relevant national and local planning policy as: - The principle of the development of this site for residential purposes is acceptable. - The proposed development would have no significant adverse impact on the overall character of the area due to its scale, bulk and massing. - The proposal is acceptable with regard to impact upon protected trees. - The proposal would satisfactorily safeguard the amenities of neighbouring land and buildings. - There are no overriding highway safety issues and the proposal is acceptable with regard to access arrangements and parking provision. - The proposal is acceptable in terms of flood risk. - The proposal is acceptable with regard to biodiversity.

7.46 There are no other material planning considerations which have a significant bearing on the determination of this application.

8. RECOMMENDATION - APPROVAL subject to conditions to include the following

• Time Limit • Plans • Materials • Hard and soft landscaping • Levels • Highways Conditions including bin and bike store details • Biodiversity enhancement details • Construction times and deliveries during the construction and clearance phases • LP12(j) • LP25

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CONTACT OFFICER: Enquiries about this report to Lewis Collins, email [email protected]

Development Management Committee

Scale =1 :1,250 Application Ref:20/00333/FUL

Date Created: 03/11/2020 © Crown copyright and database rights 2020 o Parish: Bluntisham Ordnance Survey HDC 100022322

H 2 O L 8 H L I 10 A D L A L Y

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33 29 5 14 4

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22a 24 22 11.6m 18 14 LB

3 A 112 31

13 15

Key Conservation Area Listed Building The Site 31

1 11 15 24

27 Shelter

Meeting Walk 2

32 CLOSE

ST MARY'S 31 35 14

42 38

El El Sub Sta

32 Sub Sta

22a

22 11.6m

31 59895 A 1123 37

28 CLOSE

CAR PARK USED BY 14 NEIGHBOURING BUNGALOWS WITH ACCESS OFF ST MARYS CLOSE 26 RECTORY ROAD.

NEW DROPPED CURB

PREVIOUSLY VEHICLE ACCESS VIA ST. MARYS CLOSE 2400 APPROVED SCHEME FOR 1NO. BUNGALOW REF: 19/00618/FUL

6076 ST MARY'S ST

ORIGINAL BUNGALOW 4791 24

11642

11001

10096

4862

38329

26512 22a PROPOSED 2 BEDROOM DETACHED DWELLING PROPOSED BLOCK SITE PLAN

22 27

CLIENT NAME DATE

28 1123 A LOCKMARK PROPERTIES 15-09-2020

General Notes: PROJECT Construction of 1No. Detached 2 Bedroom Bungalow and Do not scale from these drawings. The Contractor is responsible for checking all vehicular access to the rear of 24 Rectory Road, Bluntisham dimensions on site prior to commencement of the works with any errors being reported to The Ely Planning Company Ltd as soon as possible. DRAWING TITLE Any construction work carried out prior to receiving all necessary approvals is entirely at the householders / clients risk. Proposed Block Site Plan & Location Plan

All building work to be carried out to the satisfaction of the Local Authority Building Control Officer and in accordance with the current Building Regulations DRAWING STATUS and as such additional unforeseen building works may be required on site. PLANNING ISSUE The Contractor shall inspect all adjoining properties which may be affected by the works prior to commencement or works and record and report with the owner any defects. PAPER SIZE SCALE DRAWN BY 0 4M 8M 16M 0 25M 50M 100M The Contractor shall be entirely responsible for the security, strength and stability A1 AS SHOWN D.H PROPOSED BLOCK SITE PLAN of the building during the course of the works.

PROPOSED 1:200 @ A1 Drawings produced for the purpose of obtaining Building Regulations approvals DRAWING NO. only and do not constitute full working drawings. EP770-20-03 A 1:200 1:1250 All drawings are the copyright of The Ely Planning Company Ltd This drawing may not be copied by any third parties without prior permission. 1 11 15 24

27 Shelter

Meeting Walk 2

ST MARY'S 31 35 14

28 42 38 El Sub Sta

22a

22 11.6m

GP 31

CAR PARK USED BY NEIGHBOURING A 1123 37 BUNGALOWS WITH ACCESS OFF ST MARYS CLOSE

NEW VEHICLE ACCESS AND DROPPED CURB BUILT TO C.C.C HIGHWAYS STANDARDS RECTORY ROAD.

FOOTPATH VEHICLE ACCESS VIA ST. MARYS CLOSE

4445 RETAIN LAMP 600MM CLOSE BOARDED FENCE POST 2M 1. PREVIOUSLY FOOTPATH 2M 1.8M C.B.F 2M 2500 APPROVED SCHEME 600MM CLOSE 2M PEDESTRIAN PEDESTRIAN FOR 1NO. BUNGALOW BOARDED FENCE VISIBILITY SPLAY VISIBILITY SPLAY 5000 LAWN REF: 19/00618/FUL BIN COLLECTION 2. POINT

PERMEABLE 2500 BLOCK PAVING PARKING AND LAWN MANEUVERING 5000

AREA SHED/BIKE STORAGE

ORIGINAL BUNGALOW

COVERED FOOTPATH BIN STORE PROPOSED 2 BEDROOM DETACHED DWELLING 24

1.8M C.B.F 1.8M CLOSE BOARDED FENCE & 2M HEDGEROW 2M & FENCE BOARDED CLOSE 1.8M

LAWN PROPOSED SITE PLAN

450X450 PAVING SLABS

9000

LAWN

1.8M CLOSE BOARDED FENCE 22a

CLIENT NAME DATE

LOCKMARK PROPERTIES 15-09-2020

All building work to be carried out to the satisfaction of the Local Authority Building Control Officer and in accordance with the current Building Regulations DRAWING STATUS and as such additional unforeseen building works may be required on site. PLANNING ISSUE The Contractor shall inspect all adjoining properties which may be affected by the works prior to commencement or works and record and report with the owner any defects. PAPER SIZE SCALE DRAWN BY 0 2M 4M 8M 0 25M 50M 100M The Contractor shall be entirely responsible for the security, strength and stability A1 AS SHOWN D.H PROPOSED SITE PLAN of the building during the course of the works.

PROPOSED 1:100 @ A1 Drawings produced for the purpose of obtaining Building Regulations approvals DRAWING NO. only and do not constitute full working drawings. EP770-20-02 A 1:100 1:1250 All drawings are the copyright of The Ely Planning Company Ltd This drawing may not be copied by any third parties without prior permission. 1 11 15 24

27 Shelter

Meeting Walk 2

El CLOSE

ST MARY'S 31 35 14

Sub Sta 28 42 38 El Sub Sta

22a

22 11.6m

GP 31

CAR PARK USED BY NEIGHBOURING A 1123 37 BUNGALOWS WITH ACCESS OFF ST MARYS CLOSE

FOOTPATH

RECTORY ROAD.

1.8M CLOSE BOARDED FENCE & 2M HEDGEROW

VEHICLE ACCESS VIA ST. MARYS CLOSE

GARAGE HARD STANDING LAMP POST

GRASS VERGE

FOOTPATH

1.8M CLOSE BOARDED FENCE 2M HEDGEROW

CAR PORT

LAWN 24

FOOTPATH

PROPOSED SITE 2M HEDGEROW

PATIO

LAWN 1.8M CLOSE BOARDED FENCE & 2M HEDGEROW 2M & FENCE BOARDED CLOSE 1.8M

1.8M CLOSE BOARDED FENCE & 2M HEDGEROW EXISTING SITE PLAN

1.8M CLOSE BOARDED FENCE 22a

CLIENT NAME DATE

LOCKMARK PROPERTIES 15-09-2020

All building work to be carried out to the satisfaction of the Local Authority Building Control Officer and in accordance with the current Building Regulations DRAWING STATUS and as such additional unforeseen building works may be required on site. PLANNING ISSUE The Contractor shall inspect all adjoining properties which may be affected by the works prior to commencement or works and record and report with the owner any defects. PAPER SIZE SCALE DRAWN BY 0 2M 4M 8M 0 25M 50M 100M The Contractor shall be entirely responsible for the security, strength and stability A1 AS SHOWN D.H EXISTING SITE PLAN of the building during the course of the works.

EXISTING 1:100 @ A1 Drawings produced for the purpose of obtaining Building Regulations approvals DRAWING NO. only and do not constitute full working drawings. EP770-20-01 A 1:100 1:1250 All drawings are the copyright of The Ely Planning Company Ltd This drawing may not be copied by any third parties without prior permission. BRICK FINISH TO BRICK FINISH TO BRICK FINISH TO MATCH SURROUNDING MATCH SURROUNDING MATCH SURROUNDING BUNGALOWS BUNGALOWS BUNGALOWS

RIDGE HEIGHT TO MATCH SURROUNDING ROOF FINISH TO ROOF FINISH TO BUNGALOWS ROOF FINISH TO MATCH SURROUNDING MATCH SURROUNDING MATCH SURROUNDING BUNGALOWS BUNGALOWS BUNGALOWS PORCH CANOPY

BRICK SOLDIER COURSE 4696 2475

FEATURE HARDIE PORCH CANOPY PORCH CANOPY FRENCH DOORS BOARD CLAD ENTRANCE

FRONT ELEVATION SIDE ELEVATION (S) REAR ELEVATION SIDE ELEVATION (N) PROPOSED 1:100 @ A1 PROPOSED 1:100 @ A1 PROPOSED 1:100 @ A1 PROPOSED 1:100 @ A1

1500 5175 4900

350 1150 350 4475 350 4550 350 350 350 FRENCH DOORS 3142 4000 4000 LIVING 3650

3275 350

KITCHEN 2658

HW STORAGE 5350 5350 4650 5350 HALLWAY BEDROOM 1.

BEDROOM 2. BATHROOM 2650 PROPOSED PLANS & ELEVATIONS STORAGE 350 350

0 1M 2M 4M PORCH CANOPY

350 3775 600 1500 1882 2718 1:50 11575

0 2M 4M 8M 11575

CLIENT NAME DATE

1:100 LOCKMARK PROPERTIES 15-09-2020

PROPOSED GF PLAN PROPOSED ROOF PLAN General Notes: PROJECT PROPOSED 1:50 @ A1 PROPOSED 1:50 @ A1 Construction of 1No. Detached 2 Bedroom Bungalow and Do not scale from these drawings. The Contractor is responsible for checking all vehicular access to the rear of 24 Rectory Road, Bluntisham dimensions on site prior to commencement of the works with any errors being reported to The Ely Planning Company Ltd as soon as possible. DRAWING TITLE Any construction work carried out prior to receiving all necessary approvals is entirely at the householders / clients risk. Proposed Bungalow Plans and Elevations

The Contractor shall be entirely responsible for the security, strength and stability A1 AS SHOWN D.H of the building during the course of the works.

Drawings produced for the purpose of obtaining Building Regulations approvals DRAWING NO. only and do not constitute full working drawings. EP770-19-05 A All drawings are the copyright of The Ely Planning Company Ltd This drawing may not be copied by any third parties without prior permission.