| Description: | Variation of condition number 14 of planning permission CB/17/03759/FULL - Change of use from Public House to residential accommodation 6 x One bedroom flat. It is requested the condition be changed to allow flats 1, 2, 5 & 6 to become 2B3P flats and read as "The development herby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, 20/2526/BR/09C, 10C, 12, 13, 14A, 18B, 19C, 20B, 21A, 22B and 23B." |
|---|
| 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). |
| 2
)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. |
| 3
)It is now a requirement that all multiple unit developments have gigabit-capable broadband services available. This shall be provided prior to first occupation of the approved units.It is now a requirement that all multiple unit developments have gigabit-capable broadband services available. This shall be provided prior to first occupation of the approved units. |
| 4
)Private Sector Housing Team Central Bedfordshire Council
Unit 1- the staircase from the first floor discharges directly into the kitchen/living room, the highest risk rooms in the event of fire. This therefore elevates the risk of more severe harm outcomes in the event of a fire when assessed under the Housing Health and safety Rating System (HHSRS) as set out in the Housing Act 2004.
Unit 3- bedroom 1 discharges directly into the kitchen/living room, the highest risk rooms in the event of fire. This therefore elevates the risk of more severe harm outcomes in the event of a fire when assessed under the Housing Health and safety Rating System (HHSRS) as set out in the Housing Act 2004.
Units 5 and 6 the second floor bedroom only has skylights. These offer no aspect/view. This elevates the hazard of light under the HHSRS however as there is a living room with a window with aspect/view this may not elevate the risk to a category 1 hazard.
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.Private Sector Housing Team Central Bedfordshire Council
Unit 1- the staircase from the first floor discharges directly into the kitchen/living room, the highest risk rooms in the event of fire. This therefore elevates the risk of more severe harm outcomes in the event of a fire when assessed under the Housing Health and safety Rating System (HHSRS) as set out in the Housing Act 2004.
Unit 3- bedroom 1 discharges directly into the kitchen/living room, the highest risk rooms in the event of fire. This therefore elevates the risk of more severe harm outcomes in the event of a fire when assessed under the Housing Health and safety Rating System (HHSRS) as set out in the Housing Act 2004.
Units 5 and 6 the second floor bedroom only has skylights. These offer no aspect/view. This elevates the hazard of light under the HHSRS however as there is a living room with a window with aspect/view this may not elevate the risk to a category 1 hazard.
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. |
|
|---|