The Panel supports this application.

BCAP supports the principle of residential development in this location, however the proposeddesign appears to be a compromise solution. The infill element does not sit comfortably and isperhaps too prominent. There is a query over compliance with national space standards. Thisshould be checked.

Dear Sir / Madam,

I wish to state my objection to the proposed conversion of garages located on Chersey Road,Redland (application no. 24/04447/F site address: land to the rear of 5 Oakland Road, Redland,Bristol BS6 6ND).

The basis of my objections is as follows;

Parking

The application is creatively described as 'Conversion of existing storage unit into 1no. one-bedroom dwelling with associated amenity space.' This is not the case, the structures it replacesmay currently be used for storage, but were designed, built and intended for use as a garages,providing off street parking for number 5 Oakland Road.

The design and access statement claims that 'The former garages (application site) have beenused as storage units for many years. This is not accurate. One of the garages was used for carparking up until 2019 and has subsequently been used for storage. The other garage has for manyyears been used for commercial purposes by an education based company. The statement claimsthe buildings are now in disrepair and showing signs of vandalism. This is disputed. The statementclaims that 'this proposal seeks to make better use of these underutilised plots in the heart ofRedland', however given their long standing occupancy and use it seems clear that these garageshave been fully utilised for many years.

In the application the applicant has answered no to the question 'Does the site have any existingvehicle/cycle parking spaces or will the proposed development add/remove any parking spaces?'Given that the site is effectively a parking space with a roof, it is hard to see how this question hasbeen accurately answered in good faith. The development will clearly result the loss of 2 off streetparking spaces. The area is part of the Cotham North RPZ. A high concentration of converted flatsand HMO's combined with close proximity to shops and amenities on Whiteladies Road, meanthan in this particular location the pressure on parking for local residents is very high at all times.The Whiteladies Road Conservation area statement confirms that 'The conversion to flats of thelarge villas has created pressures for car parking within front gardens, and on street frontages carparking is at capacity.

The application makes no provision for off street parking and would result in the loss of 2 parkingspaces and the potential demand for 2 more cars to be parked on the street based on a coupleliving in the property, a net change of 4 vehicles in an area in which residents already struggle topark. I note that there is provision for cycle storage, but no proposal to make the development carfree by removing the right of occupiers to apply for parking permits in the future.

Loss of Light and Views

The proposed plans involve increasing the height of the existing front elevations, as well as theaddition of a further storey to accommodate a bedroom floor. The view for residents of propertiesat 14 and 15 Chertsey Road over the current garages is of a green corridor of back gardensleading to Whiteladies Road. In addition, due to the west facing aspect of these properties, theevening sun which is currently enjoyed will be negatively impacted.

Loss of Privacy

The proposed second storey addition details a window to the front which will look directly in to theliving rooms of at least 8 separate properties. This will result in a significant loss of privacy for aconsiderable number of neighbours.

Waste Storage and Collection

The application details a covered bin storage area, but there is no provision for recycling. Eachproperty in the area currently has a wheelie bin, a black box for glass and paper, a green box forplastic and metal, a blue bag for cardboard and brown paper, a black box for other recyclables anda brown bin for food waste. It is hard to see how granting permission for a new dwelling whichmakes no provision for recycling is compatible with the councils stated ambition to continue toimprove recycling rates.

Impact of Works

The application is describes as a conversion, but will in effect be a demolition and rebuildingproject in a densely populated area. The area is populated by students, families and retiredpeople. There are a number of people with pets and the area is populated with considerable urbanwildlife. These seem to be no measures proposed to mitigate the impact of noise dust andvehicular congestion on local residents

Design Limitations

The design and access statement claims that 'the gable end delineation remains, with a new,gently curving roof added over a first-floor bedroom. This zinc roof sits as a sensitive counterpointbetween roof pitches, closing off the valley gutter'. I fear the addition of a second storey with acurved zinc roof will appear like the aftermath of a hot air balloon accident, and will be completelyat odds with the surrounding Victorian Villas or any other structure in the Whiteladies Roadconservation area.

I hope that my comments as a local resident are taken into account before a decision is made.

Kind Regards,

J. Sells

Commenter Type: Neighbour

Stance: Customer objects to the Planning Application

Comment Reasons:

Comment:Dear Sir / Madam,

I wish to state my objection to the proposed conversion of garages located on Chersey Road,

Redland (application no. 24/04447/F site address: land to the rear of 5 Oakland Road, Redland,

Bristol BS6 6ND).

The basis of my objections is as follows;

Parking

The application is creatively described as 'Conversion of existing storage unit into 1no. one-

bedroom dwelling with associated amenity space.' This is not the case, the structures it replaces

may currently be used for storage, but were designed, built and intended for use as a garages,

providing off street parking for number 5 Oakland Road.

The design and access statement claims that 'The former garages (application site) have been

used as storage units for many years. This is not accurate. One of the garages was used for car

parking up until 2019 and has subsequently been used for storage. The other garage has for many

years been used for commercial purposes by an education based company. The statement claims

the buildings are now in disrepair and showing signs of vandalism. This is disputed. The statement

claims that 'this proposal seeks to make better use of these underutilised plots in the heart of

Redland', however given their long standing occupancy and use it seems clear that these garages

have been fully utilised for many years.

In the application the applicant has answered no to the question 'Does the site have any existing

vehicle/cycle parking spaces or will the proposed development add/remove any parking spaces?'

Given that the site is effectively a parking space with a roof, it is hard to see how this question has

been accurately answered in good faith. The development will clearly result the loss of 2 off street

parking spaces. The area is part of the Cotham North RPZ. A high concentration of converted flats

and HMO's combined with close proximity to shops and amenities on Whiteladies Road, mean

than in this particular location the pressure on parking for local residents is very high at all times.

The Whiteladies Road Conservation area statement confirms that 'The conversion to flats of the

large villas has created pressures for car parking within front gardens, and on street frontages car

parking is at capacity.

The application makes no provision for off street parking and would result in the loss of 2 parking

spaces and the potential demand for 2 more cars to be parked on the street based on a couple

living in the property, a net change of 4 vehicles in an area in which residents already struggle to

park. I note that there is provision for cycle storage, but no proposal to make the development car

free by removing the right of occupiers to apply for parking permits in the future.

Loss of Light and Views

The proposed plans involve increasing the height of the existing front elevations, as well as the

addition of a further storey to accommodate a bedroom floor. The view for residents of properties

at 14 and 15 Chertsey Road over the current garages is of a green corridor of back gardens

leading to Whiteladies Road. In addition, due to the west facing aspect of these properties, the

evening sun which is currently enjoyed will be negatively impacted.

Loss of Privacy

The proposed second storey addition details a window to the front which will look directly in to the

living rooms of at least 8 separate properties. This will result in a significant loss of privacy for a

considerable number of neighbours.

Waste Storage and Collection

The application details a covered bin storage area, but there is no provision for recycling. Each

property in the area currently has a wheelie bin, a black box for glass and paper, a green box for

plastic and metal, a blue bag for cardboard and brown paper, a black box for other recyclables and

a brown bin for food waste. It is hard to see how granting permission for a new dwelling which

makes no provision for recycling is compatible with the councils stated ambition to continue to

improve recycling rates.

Impact of Works

The application is describes as a conversion, but will in effect be a demolition and rebuilding

project in a densely populated area. The area is populated by students, families and retired

people. There are a number of people with pets and the area is populated with considerable urban

wildlife. These seem to be no measures proposed to mitigate the impact of noise dust and

vehicular congestion on local residents

Design Limitations

The design and access statement claims that 'the gable end delineation remains, with a new,

gently curving roof added over a first-floor bedroom. This zinc roof sits as a sensitive counterpoint

between roof pitches, closing off the valley gutter'. I fear the addition of a second storey with a

curved zinc roof will appear like the aftermath of a hot air balloon accident, and will be completely

at odds with the surrounding Victorian Villas or any other structure in the Whiteladies Road

conservation area.

I hope that my comments as a local resident are taken into account before a decision is made.

Kind Regards,

As the owner of the adjacent garden flat and importantly the adjacent garden. Can Ihave assurances that access to my property will not be required for any part of this project andthat no windows will be placed that would overlook or open into my garden space?

For Bristol Tree Forum.

We do not accept that this application is exempt from the mandatory biodiversity net gainrequirements under Schedule 7A of the Town and Country Planning Act 1990 for the followingreasons:

1. The redline area exceeds 25 square metres.2. There are two Lime trees on site with stem diameters of 72 and 73 centimetres respectively. Onthis basis, each trees is categorised at Large Individual urban trees habitat under the StatutoryMetric and each has a habitat area of 0.0366 hectares, making a combined habitat area of 732square metres.

On these two bases, this application is not exempt from the mandatory biodiversity net gainrequirements under Schedule 7A of the Town and Country Planning Act 1990 and a StatutoryMetric calculation and assessment is required.