Recent planning application refused

Mike8743

Hi,

I had recently submitted a planning application for a new dwelling in my garden.
unfortunately it was refused last week..
The planning department refused the property for a few reasons, one was due to the size and design not fitting in with the existing properties (this part of the road is predominately 1850's workers cottages although most have been extended beyond recognition and new properties have been built over the last 80 years)
The highways officer did not consent to the build, i'm looking for some advice with regards to my visibility splays and how to possibly overcome this issue.
the road is a B road (40mph) and the visibility splays we have managed to achieve are 62m and 70m on the other side.
I have attached the drawings, if anyone can give me any information which may help I would really appreciate that!

thank you!

Mike8743

Four large properties were given approval directly opposite the property two years ago, the visibility was slightly less than ours but the highways authority gave consent based on the fact there had not been any accidents on this stretch. 

Here's the highways comments..

The information that was submitted in association with the application has been fully considered by the Highway Authority. The site is situated on a stretch of  Road that is subject to a 40-mph speed limit. The current vehicular access serving the host dwelling is gated and has a high sided wooden fence either side of the vehicular access. 

From a highway and transportation perspective the impact of the proposal is NOT acceptable to the Highway Authority for the following reasons:

1. The applicant has failed to demonstrate adequate visibility splays from the proposed access in accordance with the speed of the road, to the satisfaction of the Highway Authority. The intensification of the access combined with the lack of such visibility would result in an unacceptable degree of hazard to all highway user to the detriment of highway safety.

2. The proposal would intensify the use of an existing access which has deficiencies in geometric layout and visibility which is not in accordance with current safety standards. The existence of an access in this location is a matter of fact and therefore some degree of conflict and interference to the passage of through vehicles already occurs but the intensification of that conflict and interference which this proposal would engender would be to the detriment of highway safety.



(Continued?)
3. Although a shared parking court/ turning area is provided for the proposed and host dwellings the lack of visitor parking for both properties within the confines of the site will impact on the turning area potentially preventing vehicles from turning and exiting the vehicular access in forward gear or could lead to vehicles being parked on the highway to the detriment of highway safety and efficiency.

Therefore, this proposal is contrary to the Highway Authority's Development Management Policies, adopted as County Council Supplementary Guidance in February 2011.

Informative:
1: The applicant has not demonstrated visibility splays in accordance with those required for the speed of the road. Alternatively, the applicant would need to conduct a speed survey in accordance with CA 185 Vehicle Speed Measurement (Design Manual for Roads and Bridges), to establish the 85th percentile speed of the road and provide visibility splays in accordance. Speed surveys should be taken at the extent of the achievable visibility splays. Visibility splays must be achieved within the limits of public highway and/or land in the control of the applicant. Highway boundary information can be obtained from ============ Clearly if the applicant does commission additional work there is no guarantee that the required standards can be met or that the proposal will be acceptable to the Highway Authority. 

2: Any proposed vehicular turning facility, would need to be maintained free from obstruction within the site at all times for that sole purpose.

eddddy

Mike8743 said:

The highways officer did not consent to the build, i'm looking for some advice with regards to my visibility splays and how to possibly overcome this issue.

It's hard to tell from your site plan, because there are no dimensions or scale on it - and you haven't mentioned what visibility splays your highways department want.

But is the 'high-sided wooden fence' part of the problem?  e.g. if it's less than 2.4m from the road, moving it further back from the road might help.

And/or is the proposed new house reducing the visibility splay? If so, you could set it back further from the road.

And/or is the existing house reducing the visibility splay? If so, making the vehicle access further away from the existing house might help (combined with setting the new house further back). Or maybe even removing the porch on the existing house might help the visibility splay.

Doozergirl

As above.  Unless the road bends, this sort of thing should be bread and butter to an architect.   There should be lots of options available if the whole road is that straight.  Moving the privacy fencing so that it all
sits behind the parking area and separates the garden from the parking areas (rather than the parking area from the road) looks to be the obvious answer.  
 

Colouring the significantly different and taller looking house in black wasn't a great idea.  People are always suckers for a double fronted house, I wouldn't pass up that opportunity either.   If the existing houses have low ceilings, look at using SIPs for the build, so that the entire roof space can be built open without trusses.  Our 'bungalow' is 120 square metres upstairs without a single structural wall within it.  It makes the house, that is only 5.5 metres high, hugely bigger than it might otherwise have
been.   

Mike8743

Hi,

Thank you for your comments. there is a slight bend in the road (photo attached) they have not made me aware of the splays required just that mine do not meet the minimum required.

I have attached an old photo of the bend in the road. 

The highways agency have recommended we carry out a speed check on the road, can anyone explain the process on this and how they calculate the results?

The new proposed entrance is between the parked car and the man standing in the photo.


thank you

oz0707

You have a speed survey done and they take the average at 85%

oz0707

Ok so your site plans should have had a shaded area (triangle) each side of the drive, i Think this is 2mx2m where you say nothing will be allowed above 600mm. That's your pedestrian visibility splay.

Next you take a line from 2.4m off the road, or 2m in some circumstances and say how far down the road you can see. Sounds to me like the reason for the refusal was this information wasn't included within your application. Was it within the design and access statement?

Balls up by the architect IMO

ProDave

You obviously did not take advice from a planning professional or you ignored it.  You now have to make changes and re submit.

The visibility thing, the visibility distances should be measured from a point I think (check) 2.1 metres back from the road edge and 1.2 metres above ground, i.e. about where the drivers head would be in the driving seat trying to loot to see if it is safe to exit.  that hedge will have to go to make a tapered visibility splay to meet the requrements, and you will need a turning space to enter forwards, turn around and exit forwards.  You will need to make a tapered layby to the highways specification so you can park in your layby e.g if you need to get out and open a gate. Find all these details for your local area so you can incorporate them into your modified plans.

The size and style issues need to be addressed by making the building match the scale and style of surrounding properties, OR make it a totally different contemporary design that will be judged on it's merits.

It is normal in the first instance to apply for outline planning permission where you are just establishing the principle that you can build, without at that stage finalising the design of the house.

You will have another hurdle if you do get PP.  You cannot now build within 6 metres of an overhead power line, so expect to have to pay to have the power lines across the front of that plot buried underground.