| Informative Notes: | | 1
)GDP Policy Informative Central Beds Local Plan
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 Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan
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 Central Bedfordshire Local Plan 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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)The applicant is advised that the requirements of the New Roads and Street WorksAct 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 3008301.The applicant is advised that the requirements of the New Roads and Street WorksAct 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 3008301. |
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)The applicant is advised that the storage of materials associated with the construction of this development should take place within the site and not extend into or within the public highway without authorisation from the local highway authority. If necessary the applicant should contact the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 300 8301.The applicant is advised that the storage of materials associated with the construction of this development should take place within the site and not extend into or within the public highway without authorisation from the local highway authority. If necessary the applicant should contact the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 300 8301. |
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)The applicant is advised that all cycle parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Council's 'Cycle Parking Annexes July 2010'.The applicant is advised that all cycle parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Council's 'Cycle Parking Annexes July 2010'. |
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)The applicant's attention is drawn to the following standing advice provided by the Council's Private Sector Housing, which should be adhered so that the approved residential development may comply with Housing and Building Regulations:
"Premises must comply with relevant statutory requirements including the Housing Act 2004, or comply with relevant Building Regulations
Ventilation (Kitchen and bathrooms)
Sufficient extract ventilation is required to internal kitchens, bathrooms, and WCs. Where a kitchen is not separated from a habitable room by a close fitting door, the extract ventilation shall be located immediately adjacent to the hob/cooker preferably via a cooker hood.
Where the extract vent isn't located immediately adjacent to the hob/cooker - it should be demonstrated that the extract system has an intermittent extract rate of NLT 60 l/s [or NLT 13 l/s when operated at high rate as a part of a continuous system].
Suggested air changes:
10 air change per hour for kitchens
3 air changes per hour for bathrooms and w.c.'s
Adequate purge ventilation shall be provided to habitable rooms in particular by the use of openable windows, the opening part should be at least 1/20th of the floor area of the room. See Part F1 Appendix B of the Building Regs Means of Ventilation. Consideration should be made for adequate through ventilation particularly where flats are back-to-back or single aspect so as to allow fresh air in the dwelling or to purge the flat of air pollutants including damp air.
Ventilation
Where the design includes the use of Whole House Ventilation Systems or heat recovery systems there shall be incorporated a summertime by-pass (preferably with Hepa grade filtration) to prevent the dwelling overheating. The 'optional' summertime by-pass shall be compulsory.
If the design does not include whole house ventilation any room containing a sleeping area, lounge, study or dining area must containing a window with an openable area of at least 1/20th of the whole floor area of the room.
Where the habitable room contains an external door as the main provider of the purge ventilation there shall in addition be at least one openable window; the opening part of the combination of door and window should be at least 1/20th of the floor area of the room.
Natural Lighting
All habitable rooms shall have an adequate level of natural lighting, provided via a clear glazed window or windows and/or door(s), the glazed area to be equivalent to at least 1/10th of the floor area and to extend normally to a point 1.75m above floor level. The window shall be so positioned that the light from the window is able to illuminate most of the room.
Room sizing
Crowding and Space is one of the hazards under the Health and Housing Risk Rating Scheme.
- 1b 2p 50 sq m
- 2b 3p 61 sq m
- 2b 4p 70 sq m
- 3b 4p 74 sq m
- 3b 5p 86 sq m
- 3b 6p 95 sq m
The combined Floor Area for living rooms/kitchens should comply with the minimum standard:.
- 2p 23 sq m
- 3p 25 sq m
No bedroom is to be below minimum floor area of 6.5 sqm with a minimum floor to ceiling height of 2130mm; In the case of rooms with sloping ceilings, there shall be a minimum height of 2130mm over half of the floor area of the room. Measurements shall be taken on a plane 1500mm above the floor. Any floor area where the ceiling height is less than 1500mm high shall be disregarded.
However, consideration should be given to the higher bedroom standards:
- each home for two or more people should contain at least one double/twin bedroom
- each single bedroom should provide one adequate bedspace [a floor area of 8 sq m is considered a desirable minimum]
- each double/twin bedroom should provide two adequate bedspaces [a floor area of 12 sq m is considered a desirable minimum]
Internal storage space
There should be built-in internal storage space with a minimum height of 2m and a minimum area of 1.5 sq m for 2p and 0.5 sq m per additional occupant.
Fire Detection
Ensure automatic fire detection & alarm system and emergency lighting are installed and maintained."The applicant's attention is drawn to the following standing advice provided by the Council's Private Sector Housing, which should be adhered so that the approved residential development may comply with Housing and Building Regulations:
"Premises must comply with relevant statutory requirements including the Housing Act 2004, or comply with relevant Building Regulations
Ventilation (Kitchen and bathrooms)
Sufficient extract ventilation is required to internal kitchens, bathrooms, and WCs. Where a kitchen is not separated from a habitable room by a close fitting door, the extract ventilation shall be located immediately adjacent to the hob/cooker preferably via a cooker hood.
Where the extract vent isn't located immediately adjacent to the hob/cooker - it should be demonstrated that the extract system has an intermittent extract rate of NLT 60 l/s [or NLT 13 l/s when operated at high rate as a part of a continuous system].
Suggested air changes:
10 air change per hour for kitchens
3 air changes per hour for bathrooms and w.c.'s
Adequate purge ventilation shall be provided to habitable rooms in particular by the use of openable windows, the opening part should be at least 1/20th of the floor area of the room. See Part F1 Appendix B of the Building Regs Means of Ventilation. Consideration should be made for adequate through ventilation particularly where flats are back-to-back or single aspect so as to allow fresh air in the dwelling or to purge the flat of air pollutants including damp air.
Ventilation
Where the design includes the use of Whole House Ventilation Systems or heat recovery systems there shall be incorporated a summertime by-pass (preferably with Hepa grade filtration) to prevent the dwelling overheating. The 'optional' summertime by-pass shall be compulsory.
If the design does not include whole house ventilation any room containing a sleeping area, lounge, study or dining area must containing a window with an openable area of at least 1/20th of the whole floor area of the room.
Where the habitable room contains an external door as the main provider of the purge ventilation there shall in addition be at least one openable window; the opening part of the combination of door and window should be at least 1/20th of the floor area of the room.
Natural Lighting
All habitable rooms shall have an adequate level of natural lighting, provided via a clear glazed window or windows and/or door(s), the glazed area to be equivalent to at least 1/10th of the floor area and to extend normally to a point 1.75m above floor level. The window shall be so positioned that the light from the window is able to illuminate most of the room.
Room sizing
Crowding and Space is one of the hazards under the Health and Housing Risk Rating Scheme.
- 1b 2p 50 sq m
- 2b 3p 61 sq m
- 2b 4p 70 sq m
- 3b 4p 74 sq m
- 3b 5p 86 sq m
- 3b 6p 95 sq m
The combined Floor Area for living rooms/kitchens should comply with the minimum standard:.
- 2p 23 sq m
- 3p 25 sq m
No bedroom is to be below minimum floor area of 6.5 sqm with a minimum floor to ceiling height of 2130mm; In the case of rooms with sloping ceilings, there shall be a minimum height of 2130mm over half of the floor area of the room. Measurements shall be taken on a plane 1500mm above the floor. Any floor area where the ceiling height is less than 1500mm high shall be disregarded.
However, consideration should be given to the higher bedroom standards:
- each home for two or more people should contain at least one double/twin bedroom
- each single bedroom should provide one adequate bedspace [a floor area of 8 sq m is considered a desirable minimum]
- each double/twin bedroom should provide two adequate bedspaces [a floor area of 12 sq m is considered a desirable minimum]
Internal storage space
There should be built-in internal storage space with a minimum height of 2m and a minimum area of 1.5 sq m for 2p and 0.5 sq m per additional occupant.
Fire Detection
Ensure automatic fire detection & alarm system and emergency lighting are installed and maintained." |
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)The applicant is advised that it is their responsibility to ensure that final ground conditions are fit for the end use of the site. If during any site investigation, excavation, demolition orconstruction works evidence of land contamination is identified, the applicant shall notify theLocal Planning Authority without delay. Any land contamination identified shall be remediated to the satisfaction of the Local Planning Authority to ensure that the site is made suitable for its end use.The applicant is advised that it is their responsibility to ensure that final ground conditions are fit for the end use of the site. If during any site investigation, excavation, demolition orconstruction works evidence of land contamination is identified, the applicant shall notify theLocal Planning Authority without delay. Any land contamination identified shall be remediated to the satisfaction of the Local Planning Authority to ensure that the site is made suitable for its end use. |
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)Bedfordshire Fire & Rescue Serviec have provided the following guidance in respect of the approved residential development:
A. I would like to draw the developer's attention to the requirements of Building Regulations 'Approved Document B (Fire Safety) Volume 1 -Dwellinghouses' or 'Volume 2 Buildings other than dwellinghouses' as appropriate, particularly 'B5 -Access and Facilities for the Fire Service', to ensure compliance is met and specifically as below with respect to dwelling houses:
Vehicle accessfor a pump appliance to within 45m of allpoints within a dwelling house;
Turning facilities should be provided in any dead end access route that is more than 20 m long. This can be by a hammerhead or turning circle, designed on the following table.
If the criteria for fire appliance access to within 45 metres as set out above cannot be reached for residential premises, the Building Control and Fire Authority should be consulted at an early stage, as alternative arrangements may be acceptable. Typically, this is either because the new site is landlocked or because the new access is too narrow to get an appliance close enough.
The following options are available if access is within:
45 -<60 metres - Domestic/residential sprinklers required;
60 -90 metres-Domestic/residential sprinklers and a fire hydrant installed immediately by the access driveway;
Over 90 metres - Not acceptable
B. We would normally ask that the developer arranges to install fire hydrants in number and location as follows:
-On a residential site we will need one hydrant at least every 180 metres with no property further than 90 metres from the nearest hydrant. The minimum flow should be as described in the National Guidance Document published by UK Water and the Local Government Association.The relevant section is copied below from Appendix 5:-
1. Housing
'Housing developments with units of detached or semi-detached houses of not more than two floorsshould have a water supply capable of delivering a minimum of eight litres per second throughany single hydrant. Multi-occupied housing developments with units of more than two floors should have a water supply capable of delivering a minimum of 20 to 35 litres per second through any single hydrant on the development."
In addition to the formal guidance or requirements, I would add that where possible consideration is given to access for the hydrants, so they are positioned on pathways/pedestrian areas, close to but not within vehicle standing areas where they are likely to be obstructed by parked cars/ lorries (e.g.in an area designated for parking or loading as part of the development).
We have identified that the location of your site could make it impractical for fire hydrants to be installed. Having completed a risk-based assessment of the proposed site and the available water supplies for firefighting, we would consider the installation of domestic sprinklers as an alternative to the installation of a fire hydrant. Further guidance is contained in the appendix to this reply.Bedfordshire Fire & Rescue Serviec have provided the following guidance in respect of the approved residential development:
A. I would like to draw the developer's attention to the requirements of Building Regulations 'Approved Document B (Fire Safety) Volume 1 -Dwellinghouses' or 'Volume 2 Buildings other than dwellinghouses' as appropriate, particularly 'B5 -Access and Facilities for the Fire Service', to ensure compliance is met and specifically as below with respect to dwelling houses:
Vehicle accessfor a pump appliance to within 45m of allpoints within a dwelling house;
Turning facilities should be provided in any dead end access route that is more than 20 m long. This can be by a hammerhead or turning circle, designed on the following table.
If the criteria for fire appliance access to within 45 metres as set out above cannot be reached for residential premises, the Building Control and Fire Authority should be consulted at an early stage, as alternative arrangements may be acceptable. Typically, this is either because the new site is landlocked or because the new access is too narrow to get an appliance close enough.
The following options are available if access is within:
45 -<60 metres - Domestic/residential sprinklers required;
60 -90 metres-Domestic/residential sprinklers and a fire hydrant installed immediately by the access driveway;
Over 90 metres - Not acceptable
B. We would normally ask that the developer arranges to install fire hydrants in number and location as follows:
-On a residential site we will need one hydrant at least every 180 metres with no property further than 90 metres from the nearest hydrant. The minimum flow should be as described in the National Guidance Document published by UK Water and the Local Government Association.The relevant section is copied below from Appendix 5:-
1. Housing
'Housing developments with units of detached or semi-detached houses of not more than two floorsshould have a water supply capable of delivering a minimum of eight litres per second throughany single hydrant. Multi-occupied housing developments with units of more than two floors should have a water supply capable of delivering a minimum of 20 to 35 litres per second through any single hydrant on the development."
In addition to the formal guidance or requirements, I would add that where possible consideration is given to access for the hydrants, so they are positioned on pathways/pedestrian areas, close to but not within vehicle standing areas where they are likely to be obstructed by parked cars/ lorries (e.g.in an area designated for parking or loading as part of the development).
We have identified that the location of your site could make it impractical for fire hydrants to be installed. Having completed a risk-based assessment of the proposed site and the available water supplies for firefighting, we would consider the installation of domestic sprinklers as an alternative to the installation of a fire hydrant. Further guidance is contained in the appendix to this reply. |
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