Comments on Planning Applications

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Comments on Planning Application by SCAN's Chairman

19/01567/FUL - Florida Court, Station Approach, Staines-upon-Thames, TW18 4LZ
The erection of an additional floor to create 4 x 1 bedroom units and 5 x 2 bedroom units, replacement of windows and the creation of 2 additional car parking spaces (amended plans).

 Objection: The ground and first floor plans appear to have been superceded and access to the proposed second floor flats appears to be ill-conceived. Access through the first and second floor flats appears to utilise the original private staircase and this is unlikely to be suitable as a common stair. Furthermore the arrangement of this stair is not suitable and the flats will not be visitable under Part M4(1)

19/01567/ FUL - Florida Court, Station Approach, Staines-upon-Thames, TW18 4LZ
The erection of an additional floor to create 4 x 1 bedroom units and 5 x 2 bedroom units, replacement of windows and the creation of 2 additional car parking spaces (amended plans).

Objection: The drawings placed on the planning file on 2nd June provide some clarification of intended access to the first and second floor flats. However, I remain concerned that the access is ill-conceived and will be inappropriate if the original private stairs are to be retained, particularly since the front doors open against the lower steps, I do not believe the arrangement will conform with Part K of the building regulations and will not even meet the minimum standards of Part M4(1).

21/00543/FUL - Crownage Court, 99 Staines Road West, Sunbury On Thames, TW16 7FG
Provision of a rooftop extension to provide 14 duplex apartments

Objection: The design of the 'duplex units' with habitable accommodation, including kitchen and utility areas, on the upper levels means none of the units is accessible and adaptable (M4(2)). Although it appears that the units all have lift access they cannot be considered to be more than visitable. The lack of parking (no additional parking being provided for 14 additional units) means that disabled people would have difficulty in visiting the new units. There appears to be no reason in design terms why the units should not be required to satisfy at least Building Regulation M4(2) or even M4(3) (Wheelchair ) and a planning condition is required to achieve the appropriate standards

21/00593/FUL   - Land To The Rear Of , 109 Ashgrove Road, Ashford, TW15 1NY
Erection of building over 3 floors to provide 12 flats, comprising 4 no. one bed flats and 8 no. two bed flats with associated parking, landscaping and amenity space

Objection: The first and second floor flats are not designed to be 'accessible and adaptable' or 'wheelchair user' dwellings as a lift has not been provided. The applicant has stated that the flats are designed to be to Part M(1) and are therefore no more than visitable. This is not considered adequate for compliance with the Equality Ac 2010.

21/00599/FUL   - Churchods, 58 High Street, Shepperton, TW17 9AU
The erection of a two storey office building at the rear of the site with associated parking space.

Objection : First floor accommodation is not accessible by lift and as a consequence the building does not satisfy the Equality Act 2010

21/00633/FUL - 484 London Road, Ashford, TW15 3AD
Replacement of the existing bungalow with an apartment building comprising 8 dwellings (3 x 2 bed; 4 x 1 bed; 1 x studio)

Objection : The lack of step-free access into the building means it is inaccessible and the absence of a lift means the upper floors are inaccessible to wheelchair users and other disabled people. The Design and Access Statement incorrectly implies that provision has been made for disabled people. The reference to Building Regulations in paragraph 7.22 is incorrect and in any event the layout of the ground floor flats is such that adaptation would not be easy.

21/00660/FUL - Former Garages, Booth Drive, Staines, TW18 1PP,
Demolition of the former derelict garages and erection of a single bungalow dwelling.

Objection: As drawn the bungalow appears to be reasonably wheelchair accessible, albeit with a step to the entrance. (which could be resolved shallow ramp). However, when looking at the levels stated on drawing P101 it is evident that the levels are misrepresented. The house is typically 390mm above the garden and 470mm above Booth Road. Indeed there are steps up from the rear garden. This house is not designed to be accessible or adaptable and certainly not 'wheelchair user'.

21/00678/FUL - 74 Stanley Road, Ashford, TW15 2LQ
Erection of new detached dwelling following demolition of existing outbuildings.

Objection: As the dwelling does not have a ground floor wc it does not meet the minimum standards of Part M of the building regulations and cannot be erected. It is not considered 'visitable'

21/00804/FUL - 5 Marlborough Road, Ashford, TW15 3PZ
The erection of a pair of semi-detached dwellings with associated parking and amenity space, following demolition of the existing dwelling.

Representation ; The design and access statement infers that the houses have been designed to Building Regulation M4(2) (accessible and adaptable dwellings). This must be a condition on the planning approval if this building regulation standard is to be enforced. As shown, access to the front door of each property is restricted due to narrow path in front of the pier projecting between doors. The internal layout does not conform to M4(2).

21/00822/FUL - Land To The Rear of , 72 Church Road, Ashford, TW15 2TW
Erection of 2 x 1 bedroom semi-detached dwellings

Objection: No consideration has been given to the dwellings being suitable for disabled people. The absence of parking means the dwellings do not meet the minimum standard of Part M of the building regulations.

21/00832/FUL - Pine View , Towpath, Shepperton, TW17 9LL
Construction of a single dwelling following demolition of the existing house and garage.

Objection: The dwelling has not been designed to suit the needs of disabled people although reference is made to ambulant disable people.
Access to the ground floor is achieved via steps which, as shown, do not conform with the minimum standards of Building Regulation M4. The absence of handrails means the steps are not only unsuitable for disabled people but will be hazardous. Steps or a ramp are not the only means of access to the ground floor and there is sufficient space for an external short rise lift and this should be considered by the designer. As designed the dwelling cannot be considered to be visitable by disabled people. Any planning permission granted for this site should include a condition requiring compliance with at least Building Regulation M4(2) - an accessible and adaptable dwelling

21/00887/FUL - Land At Station Road, Shepperton, TW17 8AU,
Erection of 2 no. Semi-Detached Dwellings (in place of approved detached dwelling)

Objection : As a result of the ground floor level being raised neither unit is habitable by disabled people and disabled visitors will have difficulty gaining access. The elevations provided do not correspond with the floor plans and steep ramps are shown. This is particularly the case for unit 2 as the front door is immediately adjacent to the highway

21/00912/FUL - Works, Langley Road, Staines-upon-Thames, TW18 2EJ
Demolition of existing works building and erection of 23 dwellings (14 dwelling houses and 9 apartments) including access, parking, landscaping and replacement substation'/

Objection: No consideration is made in the design to providing access and facilities for disabled people. No mention appears to have been made of Part M of the Building Regulations. As the block of apartments does not have a lift none of the apartments at first and second floors is more than visitable. There appears to be no reason why a lift should not be provide to enable those flats to be at least category 2 - accessible and adaptable to Part M4(2)

21/00947/FUL - Cadline House, Drake Avenue, Staines-upon-Thames, TW18 2AP
Demolition of existing building and construction of new build 2.5 storey residential building

Representation: The application refers to 'lifetime homes' with the inference being that the homes are designed to be Category 2 under the Building Regulations: M4(2) Accessible and adaptable. In order that this can be enforced the planning permission must contain a condition to that effect. Although ramps and a lift have been provided there are several aspects of the design which make compliance with M4(2) difficult, including the layout of unit 03 and external ramps. The ramp from the car park has excessive length and the curved ramp to the main entrance is likely to be difficult to negotiate in a wheelchair.

21/01054/FUL - Splinters , Towpath, Shepperton, TW17 9LL
Erection of replacement dwelling following demolition of existing building.

Objection : Although this is a replacement of an existing house which is raised above ground level, the proposed house is raised further and alternative access is only available via 3 unguarded flights of steps. These steps are unsuitable and unsafe for disabled people and do not comply with the minimum standard of Part M4 of the Building Regulations (M4(1) - visitable) . In any event this new house should be designed to satisfy more than minimum standard. There is no practical or economic reason why the house cannot be designed with an external short rise lift and any planning permission should include a condition requiring compliance with Part M4(3) - Wheelchair user dwelling

21/01057/FUL - 10 Squires Road, Shepperton, TW17 0LQ
Demolition of existing house and building 1 new detached house and 2 semi-detached houses

Objection : The design statement erroneously claims the houses would all be compliant with Part M2 of the Building Regulations. As it also (misleadingly) claims that the stairs giving access to the upper floors of the houses could be easily adapted for a chair lift it appears that the design statement was intended to refer to Part M4(2) Category 2 - Accessible and adaptable dwellings. To ensure that standard can be achieved It is therefore appropriate for a condition to refer to Part M4(2). As designed the houses do not in fact have step free access and the ramps do not appear to conform with M4(2), particularly that of 8A . The entrance lobby to 8A does not satisfy M4(2) and access to the wc’s appears inappropriate.

21/01065/FUL - 12 Thames Meadow, Shepperton, TW17 8LT

Replacement dwelling following demolition of the existing house and annex

Objection: The significant difference between the prior approval 21/00787/PDH and this planning application for this site is that the finished floor level for the latter is a full 470mm higher than the original house and 700mm above ground level. This requires steps to gain access from ground level and those shown are unsuitable and unsafe for disabled people and do not comply with the minimum standards of Part M4 of the Building Regulations (M4(1) - visitable) . In any event this new house should be designed to satisfy more than minimum standard. There is no practical or economic reason why the house cannot be designed with an external short rise lift and any planning permission should include a condition requiring compliance with Part M4(3) - Wheelchair user dwelling

 

 

 

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