| Informative Notes: | | 1
)In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF).In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF). |
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)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
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)Will a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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)The existing risk of surface water flooding must not be increased either to or from the site as a result of there proposed works, and adequate surface water drainage arrangements must be provided. We therefore ask for the following to be taken into account and addressed, if the works are to be granted planning permission:
Existing flood risk
The location of the proposed works are within an area shown to be at low risk of surface water flooding on the Environment Agency's mapping, see attached/below map. Low risk means that each year this area has a chance of flooding of between 0.1% and 1%. Although indicative, this flooding is likely associated with ground levels on the site that cause surface water to pool due to heavy or pro longed rainfall. Although the footprint of the proposed works in relatively small, the proposed works to the front of the building (no.15) are located in the area shown to be at risk of surface water flooding and therefore will likely alter the existing drainage pattern/route of overland surface water run off. As well as providing drainage to manage the increase in surface water run off as a result of the proposed works (i.e. the additional hardstanding area proposed) measures should also be taken to ensure the displacement of overland flow as a result of the proposed works will not increase the risk of flooding either to or from the site (i.e. to adjacent neighbours). This could include capturing surface water run off and discharging this at a controlled rate to the receiving network/to ground. If surface water run off from the proposed works is to be discharged of via an existing connection (i.e. to an adopted sewer) then attenuation prior to discharge will need to be provided to control run off to the agreed rate in to the sewer.
Provision of surface water drainage arrangements for the proposed works
Surface water drainage arrangements must be provided for the increase in surface water run off as a result of the proposed works, the adequacy of the design and construction of this should be confirmed by the Building Control Regulation procedures. The method of disposing of surface water run off should follow the hierarchy set out in Part H of the Building Regulations (i.e. Soakaways/infiltration systems, or then controlled/attenuated discharge to watercourse, or then to a storm water sewer). We can not see that details have been provided to demonstrate how surface water will be disposed off.
Please ensure that the drainage system to be provided to manage run off from the development will be designed so that, unless an area is designated to hold and/or convey water as part of the design, flooding does not occur during a 1 in 100 year rainfall event in any part of: a building (including a basement); or in any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. A 40% allowance should be provided for in the design of the drainage system to manage climate change.
If additional run off from the surrounding land is to be managed in this system also, then the design will need to allow for this increase in volume.
Potential for infiltration
Indicative data from the British Geological Society's infiltration SuDS Map shows an indicative depth to groundwater of less than 3m. Guidance states that there should be a minimum unsaturated zone thickness of 1 m between the base of an infiltration system and the groundwater table. This unsaturated thickness is necessary to ensure that there is space for a local rise in groundwater that may result from storm water infiltration. Given the estimated groundwater depth at the site a ground investigation (conducted in compliance BRE Digest 365 methodology or similar) should be carried out to determine the actual groundwater depth, feasibility and necessary design of infiltration devices to ensure these will be adequate. Soakaways/infiltrations systems must be designed with sufficient volume to cope with 1:100 year return period plus an allowance for climate change (currently 40%).
If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume.
Potential to discharge surface water off site
Anglian Water's utility maps show an adopted surface water sewer approx. 110m to the east of the site within Bosington Lane, this outfalls to the watercourse approx. 140m from the site. An adopted foul sewer is shown within Lime Grove outside of no. 14, it is not best practise to discharge surface water to the foul network as this can reduce the capacity of the sewer resulting in localised flooding should this become overwhelmed during a storm event. We therefore do not recommend a connection to the foul sewer be made for surface water run off. See attached map.
Connection to an adopted sewer may be subject to Anglian Water's permission and this should be confirmed. We recommend the rate of surface water discharge to an off site mimic the existing Greenfield run off rate and that any attenuation systems are designed for a 1:100 year return period plus an allowance for climate change (currently 40%). If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume. The mode of construction of any communication with an existing sewer or drainage system must be such that the making of the communication would not be prejudicial to the structural integrity and functionality of the sewerage or drainage system. Damage to the drainage system resulting from associated construction activities must be minimised and must be rectified before the drainage system is considered to be completed. Correspondence with Anglian Water will be needed should surface water run off be discharged to their adopted network.
If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume.
Designing for flood resilience/resistance
Given the risk at the site we recommend flood resistance and/or resilience measures be incorporated into the design of the proposed works. Resistance means using materials and design that will prevent water entering the house (i.e. by using materials that have low permeability that water can't pass through, setting thresholds and finished floor levels as high as practicable ), and resilience means minimising the impact of flooding should it occur (i.e. raised electrical sockets).
We recommend that the proposed works are designed and implemented in accordance with DCLG document 'Improving the Flood Performance of New Buildings: flood resilient construction (2007)' which provides guidance on how to improve the resilience of new properties in low or residual flood risk areas by the use of suitable materials and construction details.
The above is provided in the context of NPPF para 103 and it's supporting technical guidance and local policy requirements adopted for new development as set out in DEFRAs National Standards for SUDS (2015) and the Central Bedfordshire SUDS SPD (2015). The management of flood risk and provision of surface water drainage on new development must comply with these.
Surface water map:The existing risk of surface water flooding must not be increased either to or from the site as a result of there proposed works, and adequate surface water drainage arrangements must be provided. We therefore ask for the following to be taken into account and addressed, if the works are to be granted planning permission:
Existing flood risk
The location of the proposed works are within an area shown to be at low risk of surface water flooding on the Environment Agency's mapping, see attached/below map. Low risk means that each year this area has a chance of flooding of between 0.1% and 1%. Although indicative, this flooding is likely associated with ground levels on the site that cause surface water to pool due to heavy or pro longed rainfall. Although the footprint of the proposed works in relatively small, the proposed works to the front of the building (no.15) are located in the area shown to be at risk of surface water flooding and therefore will likely alter the existing drainage pattern/route of overland surface water run off. As well as providing drainage to manage the increase in surface water run off as a result of the proposed works (i.e. the additional hardstanding area proposed) measures should also be taken to ensure the displacement of overland flow as a result of the proposed works will not increase the risk of flooding either to or from the site (i.e. to adjacent neighbours). This could include capturing surface water run off and discharging this at a controlled rate to the receiving network/to ground. If surface water run off from the proposed works is to be discharged of via an existing connection (i.e. to an adopted sewer) then attenuation prior to discharge will need to be provided to control run off to the agreed rate in to the sewer.
Provision of surface water drainage arrangements for the proposed works
Surface water drainage arrangements must be provided for the increase in surface water run off as a result of the proposed works, the adequacy of the design and construction of this should be confirmed by the Building Control Regulation procedures. The method of disposing of surface water run off should follow the hierarchy set out in Part H of the Building Regulations (i.e. Soakaways/infiltration systems, or then controlled/attenuated discharge to watercourse, or then to a storm water sewer). We can not see that details have been provided to demonstrate how surface water will be disposed off.
Please ensure that the drainage system to be provided to manage run off from the development will be designed so that, unless an area is designated to hold and/or convey water as part of the design, flooding does not occur during a 1 in 100 year rainfall event in any part of: a building (including a basement); or in any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. A 40% allowance should be provided for in the design of the drainage system to manage climate change.
If additional run off from the surrounding land is to be managed in this system also, then the design will need to allow for this increase in volume.
Potential for infiltration
Indicative data from the British Geological Society's infiltration SuDS Map shows an indicative depth to groundwater of less than 3m. Guidance states that there should be a minimum unsaturated zone thickness of 1 m between the base of an infiltration system and the groundwater table. This unsaturated thickness is necessary to ensure that there is space for a local rise in groundwater that may result from storm water infiltration. Given the estimated groundwater depth at the site a ground investigation (conducted in compliance BRE Digest 365 methodology or similar) should be carried out to determine the actual groundwater depth, feasibility and necessary design of infiltration devices to ensure these will be adequate. Soakaways/infiltrations systems must be designed with sufficient volume to cope with 1:100 year return period plus an allowance for climate change (currently 40%).
If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume.
Potential to discharge surface water off site
Anglian Water's utility maps show an adopted surface water sewer approx. 110m to the east of the site within Bosington Lane, this outfalls to the watercourse approx. 140m from the site. An adopted foul sewer is shown within Lime Grove outside of no. 14, it is not best practise to discharge surface water to the foul network as this can reduce the capacity of the sewer resulting in localised flooding should this become overwhelmed during a storm event. We therefore do not recommend a connection to the foul sewer be made for surface water run off. See attached map.
Connection to an adopted sewer may be subject to Anglian Water's permission and this should be confirmed. We recommend the rate of surface water discharge to an off site mimic the existing Greenfield run off rate and that any attenuation systems are designed for a 1:100 year return period plus an allowance for climate change (currently 40%). If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume. The mode of construction of any communication with an existing sewer or drainage system must be such that the making of the communication would not be prejudicial to the structural integrity and functionality of the sewerage or drainage system. Damage to the drainage system resulting from associated construction activities must be minimised and must be rectified before the drainage system is considered to be completed. Correspondence with Anglian Water will be needed should surface water run off be discharged to their adopted network.
If additional run off from the surrounding land is to be managed in this system that the design will need to allow for this increase in volume.
Designing for flood resilience/resistance
Given the risk at the site we recommend flood resistance and/or resilience measures be incorporated into the design of the proposed works. Resistance means using materials and design that will prevent water entering the house (i.e. by using materials that have low permeability that water can't pass through, setting thresholds and finished floor levels as high as practicable ), and resilience means minimising the impact of flooding should it occur (i.e. raised electrical sockets).
We recommend that the proposed works are designed and implemented in accordance with DCLG document 'Improving the Flood Performance of New Buildings: flood resilient construction (2007)' which provides guidance on how to improve the resilience of new properties in low or residual flood risk areas by the use of suitable materials and construction details.
The above is provided in the context of NPPF para 103 and it's supporting technical guidance and local policy requirements adopted for new development as set out in DEFRAs National Standards for SUDS (2015) and the Central Bedfordshire SUDS SPD (2015). The management of flood risk and provision of surface water drainage on new development must comply with these.
Surface water map: |
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