57, Sandford Road, Winscombe, BS25 1JF

Semi detached house with additional large side plot which has pre planning approval for detached house.

Three Bedrooms, Two Reception Rooms, Conservatory, Garage & Driveway for several vehicles with additional parking to front. Gas Heating & Double Glazed (except one window). No chain.

Contact Farrons for further information.

EPC: D, Council Band: D, Freehold Entrance Porch Double doors with leaded glass inserts, panelled door with stained glass insert to: Entrance Hall Stairs to first floor accommodation, understairs cupboard housing gas meter and electric consumer unit, shelved storage cupboard with window to the side, radiator.

Lounge (3.96m x 3.96m (13' 0" x 13' 0")) Upvc double glazed bay window to the front, decorative fire surround, radiator.

Dining Room (3.73m x 3.48m (12' 03" x 11' 05")) Upvd double glazed window to the rear, former fireplace, double radiator. Kitchen (2.67m x 2.11m (8' 09" x 6' 11")) Window to the side.

Fitted with a range of wall and base units inset single drainer stainless steel sink unit with mixer tap over, space for dishwasher & cooker, double radiator access to: Separate Shower & WC Tiled shower cubicle with electric shower over, separate high level W.C, Window to the rear(conservatory) Conservatory (2.51m x 1.93m (8' 03" x 6' 04")) Upvc double glazed windows to the side and rear, door to rear, plumbing for washing machine, tiled floor, ceiling fan.

First Floor Landing Upvc double glazed window to the side, shelved airing cupboard housing wall mounted gas fired boiler supplying heating and hot water.

Bedroom 1 (4.04m x 3.53m (13' 03" x 11' 07")) Upvc double glazed bay window to the front, radiator. Bedroom 2 (3.91m x 3.73m (12' 10" x 12' 03")) Upvc double glazed window to the rear, radiator.

Bedroom 3 (2.34m x 2.01m (7' 08" x 6' 07")) Upvc double glazed window to the front, radiator.

Bathroom (2.08m x 1.68m (6' 10" x 5' 06")) Upvc double glazed window to the rear, panelled bath with electric shower over, shower screen, pedestal wash hand basin, high level W.C, radiator, part tiled walls.

Front Garden & Driveway Double lay-by to the front, gated driveway with parking for multiple vehicles, variety of shrubs, trees and lawn area.

Garage - Workshop 1 1/2 size garage / workshop, power and light, up and over door.

Rear Garden Variety of shrubs, mature trees and lawn Potential Building Plot With Pre Planning Approval Generous area of garden to the side of the property and garage with pre planning approval (see information below on online details) for the erection of a detached property.

Approx 2400 sq ft. Please contact Farrons for additional information.

Pre Planning Application This is A copy of the north somerset pre-planning letter:- 26/P/1290/PR2 57 Sandford Road Winscombe BS25 1JF Pre-application advice for the subdivision of plot, erection of additional detached dwelling with driveway, parking and amenity space.

Pre-application advice We understand your proposal to be Pre-application advice for the erection of a detached dwelling with driveway, parking and amenity space.

Summary of our response Our initial assessment of your proposal is that: • Planning permission is likely to be granted The scope of this report The purpose of this advice is to identify whether your proposal has a realistic chance of success and, if relevant, highlight any potential problems before you submit a formal planning application.

It is based on the information you have given us and aims to set out the policy issues that should be addressed with any future planning application and identify any potential problems.

We also draw your attention to the advice notes at end of this report. This document makes use of links to web sites and requires use of a computer.

If you do not have access to a computer, or you require any information in an alternative format or a different language, then please phone our Customer Services Team on .

All of the council's libraries have public computers for your use and staff available to help.

Planning policy and background Legislation requires us to make decisions on planning applications in accordance with the 'development plan' unless there are other 'material considerations' that should take precedence (such as emerging national policy).

The 'development plan' for the area comprises the North Somerset Core Strategy, the North Somerset Sites and Policies Plan - Part 1 (Development Management Policies) and Part 2 (Site Allocations Plan).

Copies of all of our development plan documents are available on our website where you can also view an up to date table of extant and superseded policies and the current proposals map.

You should satisfy yourself that your proposals comply with all relevant development plan policies before submitting an application.

'Material considerations' can include national policy, which mainly comprises The National Planning Policy Framework and additional guidance produced by the council in Supplementary Planning Documents You can view the planning history of this site, the key planning constraints and the land based planning policies that apply to it on our interactive Planning Map which is available on our website.

Planning Assessment Principle of development Development Management Policies Policy DM36 states that residential development should make efficient use of the site while protecting or enhancing the character and distinctiveness of the area.

In determining whether an appropriate density is achieved, regard should be had to the site's physical characteristics, the character of the surrounding area, access to public transport, walking and cycling routes, the mix of dwelling types, proximity to community and employment facilities, and compliance with the Council's parking standards.

Policy DM37 further seeks to ensure that new residential development is appropriately located and respects the character and appearance of the surrounding area.

In particular, proposals for new dwellings on infill, backland, garden land or other sites within established residential areas should respect the existing street scene and surrounding plot sizes, provide appropriately sized garden areas, and ensure that the design, scale, form and materials are compatible with the character of the area.

Development should also comply with applicable parking standards, retain and protect important boundary features, landscaping and trees, and avoid unacceptable impacts on the living conditions of existing and future occupiers.

In this context, the submitted Cover Letter indicates that the proposal is for the erection of a detached two-storey dwelling.

On the basis of the information currently available, the principle of residential development on the site appears to be acceptable in general terms.

However, as no proposed plans have been submitted at this stage, it is not possible to assess the proposal fully against the requirements of Policies DM36 and DM37, particularly in relation to the scale, siting, density, design, appearance and form of the proposed dwelling, its relationship with the existing street scene and surrounding plot pattern, the provision of private amenity space, parking provision, boundary treatments, landscaping and trees, and the potential impact on the living conditions of neighbouring and future occupiers.

Accordingly, should a formal Planning Application be submitted, the proposal would need to be assessed in detail against Policies DM36 and DM37, together with all other relevant development plan policies and material planning considerations.

The acceptability of the proposal would therefore remain subject to the submission and subsequent assessment of detailed plans and supporting information.

Impact on neighbours Policy DM32 of the Sites and Policies Plan (Part 1) states that the design and layout of development should not prejudice the living conditions for the occupiers of the proposal or that of adjoining occupiers through loss of privacy, overlooking, overshadowing or overbearing impact.

Proposals should not, therefore, cause significant harm to the living conditions of neighbours when using their gardens or habitable rooms.

I have not inspected the site and, as the proposed plans and design details have not been provided, I am unable to determine whether the proposal would meet the requirements and criteria of the Residential Design Guide.

My concern is that the proposed development may have an adverse impact on Nos. 55 and 57 Sandford Road and No. 12 The Grove, given the proximity of these three properties to the site.

Careful consideration would need to be given to the position and orientation of proposed windows, particularly bedroom windows, and the potential for direct overlooking and/or an overbearing impact on these neighbouring properties.

If a formal planning application is submitted, the proposed plans and drawings should clearly demonstrate that the development would not result in unacceptable impacts on the privacy or living conditions of neighbouring occupiers.

For further information and advice, please refer to the council's Residential Design Guide - Section 1.

Character and appearance Policy CS12 of the Core Strategy and policy DM32 of the North Somerset Sites and Policies Plan (Part 1) require a high standard of design in all new developments.

These policies require that development is sensitively designed to respect the character of the site and its surroundings, taking the opportunity to enhance an area where relevant.

In particular, consideration will be given to the siting, soft and hard landscaping, levels, density, form, scale, height, massing, detailing, colour and materials of a development and whether these characteristics respect those of the existing building and the surrounding area.

Detailed guidance on designing extensions and alterations to dwellings is contained in the council's Residential design guide supplementary planning document part 2.pdf.

This guidance is broken down into seven key design principles: (1) scale, (2) shape, (3) layout, (4) openings, (5) materials and finishes, (6) landscaping, and (7) other improvements.

I have not inspected the site and am unable to determine, based on the information available to me, whether your proposals would meet the requirements of policies CS12 and DM32 and the guidance in the draft Residential Design Guide.

You should satisfy yourself that your proposals comply with the above policies and guidance before submitting a planning application.

If you do decide to submit a planning application, it should include sufficient information.

Space standards Policy DM42 of the North Somerset Sites and Policies Plan (Part 1) states that 'Where practical and viable, the Council expects all new build market and affordable housing (across all tenures) to comply with the dclg's 'Technical housing standards - nationally described space standard''.

If you decide to submit a planning application, your plans and drawings must demonstrate that your proposal meets these standards set in this document.

Parking and highway safety Policy DM24 of the Sites and Policies Plan (Part 1) requires that development would not prejudice highway safety or inhibit necessary access for emergency, public transport, service or waste collection vehicles.

Policy CS11 of the Core Strategy requires that adequate parking is provided to meet the needs of users of a development and that this must be in usable spaces that meet highway safety requirements as well as preserving living conditions and the character of the area.

Policy DM28 of the Sites and Policies Plan (Part 1) states that development proposals should meet the council's standards for the parking of motor vehicles and bicycles.

It also states that development will not be permitted if the car parking arrangements would unacceptably harm the character of the area or the safe and effective operation of the local transport network.

Policy DM28 requires that planning applications demonstrate that the functional parking needs of the development can be accommodated on or close to the site without prejudicing highway safety or resulting in an unacceptable impact on on-street parking in the surrounding area.

No details of access, parking or turning areas have been submitted and therefore safety aspects cannot be assessed.

Detailed parking requirements are set out in the council's Parking Standards Supplementary Planning Document.

In brief, the requirements are as follows: To be regarded as 'usable', parking spaces should meet the dimensions set out below: If you decide to submit a planning application, it should specify the existing and proposed number of bedrooms at the property and include a site layout plan that shows how the above parking requirements would be met and how cars would manoeuvre into the parking spaces.

Where new dwellings are proposed, provision should be made for both the existing and new dwellings.

Your planning application should also show how any new hard-surfaced areas have been designed to prevent surface water draining onto the highway.

This can be achieved through the use of a suitable permeable surface or by directing surface water onto adjacent soft landscaped areas.

Please refer to the Parking Standards Supplementary Planning Document for full details regarding the above.

Biodiversity Policy DM8 of the North Somerset Sites and Policies Plan (Part 1) and policy CS4 of the Core Strategy protect habitats and species of nature conservation importance, including legally protected species such as bats, dormice, reptiles, otters, bats, birds and some amphibians.

An ecological survey conducted by a qualified ecologist will be required if the development involves demolition of buildings, new building on the currently undeveloped part of the site (including changes to the access) or removal of trees and/or hedges.

The ecologist's report should include mitigation measures, if appropriate. If further surveys are recommended by the ecologist, these must be carried out prior to submitting an application.

Incomplete surveys can cause delays to planning applications and may result in refusal if the Council's ecologist cannot be reasonably satisfied that protected species will not be harmed.

Further guidance regarding this matter can be found in the council's advice notes entitled Bat Survey Requirements and Ecological surveys for minor and householder applications, the Supplementary Planning Document entitled Biodiversity and Trees and at the Natural England website.

Biodiversity Net Gain (bng) The self-build and custom-build exemption from Biodiversity Net Gain (bng) no longer applies to new planning applications submitted on or after 6 August 2026.

The proposal should therefore be assessed against the current bng exemptions and requirements, having regard to the specific circumstances of the development, including the site area within the Red Line Boundary and any potential impact on priority habitat.

For further information and guidance, please refer to the relevant Biodiversity net gain: Exempt developments - and assess the proposal accordingly.

Trees Policies CS4 and CS9 of the Core Strategy seek to protect trees as they can make a positive contribution to the character and biodiversity value of an area.

Policy DM9 of the Sites and Policies Plan (Part 1) requires that proposals should demonstrate that the retention, protection and enhancement of tree canopy cover have been considered throughout the design and development process.

This policy sets out detailed requirements, and you should demonstrate how you have complied with these in any future planning application.

It appears from the information currently available to me that the site proposed for the development is substantially covered by existing trees and vegetation .

The importance of this tree should be assessed through an arboricultural report as described in the council's Supplementary Planning Document entitled Biodiversity and Trees.

Such trees must be considered in the design and layout of a development, with good specimens being retained.

If you decide to submit an application, please ensure that your arboricultural report also includes tree protection and mitigation measures.

Please note that the loss of veteran or trees that add to the amenity/character and appearance of the area will weigh against the proposal.

Thus, trees should be retained or their loss mitigated in the design/proposals. Waste storage New dwellings must be provided with sufficient space for a waste storage area and collection point.

Provision should be made for every household to store 1 x 180 litre wheeled bin, two recycling boxes and a food waste caddy.

For single dwellings, an area of 1.2m2 should be sufficient to provide for storage of waste containers and provide space for access.

Storage areas should be sited so that the distance householders are required to carry refuse does not usually exceed 30m.

A refuse collection point must also be made available that is no more than 15m away from where the refuse collection vehicle can manoeuvre.

The surface treatment for the collection point and storage area should be non-permeable to prevent potential contamination from liquids seeping into the ground.

Care will need to be taken to ensure that the storage area and collection point are designed in such a manner as to respect the character of the development and the wider area.

The council has produced a guidance note on this subject entitled: Residential Design Guide - Section 4 - Recycling and Waste.

Things we recommend you do Should you decide to proceed with your proposal you are advised to contact the local parish/town council and your elected North Somerset ward councillor.

You can find contact details for your local council and ward councillor on our website. You are also strongly advised to speak to any neighbours that may be affected by this proposal.

You will find helpful advice about how to get your project completed and avoid unnecessary delays and costs on our website.

What to submit if you choose to submit an application In addition to the relevant application form you will also need to submit the items identified on our validation checklist.

If you do not submit all these items we may not be able to process your application which will result in delays. Our planning application requirements can be viewed on our website. Advice notes 1.

The views expressed are informal views on and based on the information currently available.

They are without prejudice to the consideration of any planning application, which may be submitted, and the more detailed assessment of the issues involved at that stage. 2.

Any advice given in relation to the planning history of the site, planning constraints or statutory designations does not constitute a formal response of the council under the provisions of the Land Charges Act 1975.

3. The weight given to our advice will reduce the more time that lapses between the advice given and the application being submitted because circumstances may change. 4.

Whilst we try to give you all the information available at the advice stage, new information may come to light once a planning application has been submitted that we were not previously aware of.

We reserve the right to take a different view if this occurs, however, we will contact you first to discuss the best way forward. 5.

We do not normally undertake consultation with external bodies when considering pre-application requests.

If you decide to submit a planning application we will formally consult and this process may raise new and relevant issues that need to be taken into account in reaching our formal decision. 6.

We do not normally undertake a site visit at the pre-application stage.

If you decide to submit a planning application we will carry out a site visit and this may raise new and relevant issues that need to be taken into account in reaching our formal decision 7.

Should you require any further advice and information there may be an additional charge. 8.

Further fees or contributions may be required under the Community Infrastructure Levy, section 106 agreements or unilateral undertakings.