| 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 it is the legal responsibility of the contractor to check for bats prior to demolition commencing. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.The applicant is advised that it is the legal responsibility of the contractor to check for bats prior to demolition commencing. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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)The applicant's attention is drawn to the following Housing & Building Regulations advice provided by Central Bedfordshire Council's Private Sector Housing team:
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, as necessary. Escape routes should be of sound, conventional
construction (as should walls and floors) and should not pass through risk rooms.The applicant's attention is drawn to the following Housing & Building Regulations advice provided by Central Bedfordshire Council's Private Sector Housing team:
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, as necessary. Escape routes should be of sound, conventional
construction (as should walls and floors) and should not pass through risk rooms. |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/ demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/ demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. |
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)The applicant's attention is drawn to the following standing advice for residential development provided by Bedfordshire Fire & Rescue Service:
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 access for a pump appliance to within 45m of all points 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.Vehicle Access Route Specification:-
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 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 floors should have a water supply capable of delivering a minimum of eight litres per second through any 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).
C. We recommend the installation of fire sprinklers as per the guidance appended to this reply.
Specific Detail:
The nearest existing fire hydrant is approximately 170 metres from the proposed dwelling. The developer should provide a fire hydrant in line with section B above. A hydrant fitted to the existing 90mm main at the junction of the access road to the property would suffice.The applicant's attention is drawn to the following standing advice for residential development provided by Bedfordshire Fire & Rescue Service:
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 access for a pump appliance to within 45m of all points 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.Vehicle Access Route Specification:-
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 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 floors should have a water supply capable of delivering a minimum of eight litres per second through any 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).
C. We recommend the installation of fire sprinklers as per the guidance appended to this reply.
Specific Detail:
The nearest existing fire hydrant is approximately 170 metres from the proposed dwelling. The developer should provide a fire hydrant in line with section B above. A hydrant fitted to the existing 90mm main at the junction of the access road to the property would suffice. |
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