Estate Agents – Residential Letting – Property Management – Auctioneers

Outline planning granted 14th April 2016

Just 400 steps to the stunning Porth Beach

Quiet location, ideal holiday home with

generous income potential

Final design approval reserved for purchasers

design

25 Cliff Road, Newquay,

Cornwall, TR7 2NE

Tel (01637) 875847

Fax (01637) 850684

email sales@starts.co.uk

PLOT, PORTH BEAN ROAD, PORTH, NEWQUAY, TR7 3DB

Price: £199,950 Freehold

Exciting and rare opportunity to buy a building plot with outline planning

permission for the erection of a detached dwelling with a

double garage and sea views. Rare opportunity to new-build with sea views close

to the Beach

NO SECOND HOME STAMP DUTY LEVY ON LAND

Lower level double garage with access to house

Plot – 295sqm, dwelling 140sqm including garage

level

Property Ref: ST7854

The Plot

This level building plot in Porth currently forms part

of a larger plot with an existing dwelling, currently

accessed off Bolowthas Way. The planning approval

relates to a plot measuring some 21m x 14m to the

rear of the existing plot that will have direct road

frontage and a private access off Porthbean Road to

the rear. Part of the existing building will need to be

demolished with a close boarded 6’ fence or wall to

be erected on the new boundary. The plot will

ultimately have a private access from the rear, to

include a lower level double garage, although limited

construction access from Bolowthas Way will be

granted for a period of 12 months to allow for the

build.

The Location

This rare opportunity is located just 400 steps from

the popular family friendly Porth Beach in the

extremely popular residential and holiday location of

Porth, a short walk from Newquay. Porth is located

just a few hours drive from Bristol, with good rail

and road links to London. Newquay airport is only a

few miles away with regular flights to and from the

capital, making this an ideal opportunity to acquire a

new-build individually designed property in low

maintenance gardens with sea views, close to the

beach. The finished property would make an ideal

holiday home/let with substantial income return

potential.

The Planning Permission

Outline planning consent has been granted for the

erection of a new detached dwelling under

application number PA15/03785 and subsequent

appeal decision reference

APP/D0840/W/15/3137818 dated 14th April 2016.

The final design elements are reserved for a full

planning application allowing a new owner to design

the house to their own needs and specification.

Services

It is understood that all mains services are available

nearby, but individual purchasers should check the

location and suitability of services as required. High

speed broadband available.

Demolition and boundary

It will be the responsibility of the purchaser to

demolish the currently vacant section of the existing

building on the plot. The current owners will be

responsible for building the boundary wall or fence.

Tenure

Freehold

Availability

The plot is being sold as seen, with no onward chain

and immediate vacant possession.

Viewing

Viewing by appointment on 01637 875847

sales@starts.co.uk

Directions

From the double roundabout at the top of Porth

Way (off the main Henver Road), head down

Porth Way. At the bottom of the hill, turn left

onto Porth Beach Road. Pass the beach on the

left hand side and follow the road under the

bridge and up the hill. The plot can be found on

the right hand side, with a for sale board.

These particulars are intended only to give a fair description of the property to prospective buyers. Accordingly a) their accuracy is not guaranteed and neither Start & Co

nor the vendor(s) accept any liability in respect of their contents; b) they do not constitute an offer or contract of sale, and c) any prospective purchasers should satisfy

themselves by inspection or otherwise as to the correctness of any statements or information in these particulars.

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Replacement Dwelling At 1A Bolowthas Way, Newquay, Cornwall, TR7 3DB.

Design & Access Statement

Rev A April 2015

2

Introduction

To accompany the Outline Planning Application for the proposed a replacement dwelling 1A Bolowthas Way within the curtilage of 1 Bolowthas Way, Newquay, Cornwall, TR7 3DB.

As noted on the application form, this application is for outline planning permission with some matters reserved. For clarity, it is confirmed that ‘access’ in terms of providing a vehicular and pedestrian link to the land from the Porth Bean Road is not reserved in this application. Matters of layout, scale, appearance and landscaping are all reserved for subsequent approval.

This Statement has been prepared broadly in accordance with the guidelines given by the Commission for Architecture and the Built Environment (CABE): so far as is necessary and relevant to this small scale of proposal.

Contents

1.0 Background p.03

2.0 Use p.03

3.0 Amount of Development p.03

4.0 Indicative Layout p.03

5.0 Scale p.05

6.0 Appearance p.05 7.0 Landscape p.05 8.0 Access p.05

9.0 Conclusion p.09

10.0 Appendix p.09

Aerial Map

O S Map

3

1.0 Background

This application was originally submitted on the 11th April 2014 under App No. PA14/03480.

There were objections from the Highways and Environmental consultees and so the application was withdrawn on the 2nd July 2014.

Regards the environmental objection; a Sensitive Development Questionnaire and Non Interpretive Environmental Report have been included with this application.

Regards the Highways objection; discussions have taken place with Jim Holt, Rob Causton and Neil Grigg. We believe that the concerns inital concerns have been overcome and support for this application can now be given. Additional information is included in Section 8.0 Access of this document.

A subsequent application was submitted on the 29th October 2014 under App PA14/10368. The Planning Officer did not accept that the existing annexe was a dwelling and so the application was refused on the 22nd December 2015.

An application was submitted on the 2nd March 2015 under App No PA15/01973, for a Certificate of Lawfulness for the existing use of N01A Bolowthas Way as a residential dwelling.This application was granted on the 20th April 2015.

Apart from this additional information, the application is submitted again, and is the same in all respects.

2.0 Use

The application site comprises the easterly part of the substantial curtilage of 1 Bolowthas Way, a gable ended dormer bungalow with an attached garage. To the rear of the house there is a flat roofed annexe that operates as a separate dwelling. The private garden is to the front, west, of the property and is principally laid to gravel with shrub borders. Vehicular access is from Bolowthas Way with the drive extending fully to the rear boundary where steps lead down to Porth Bean Road. At its eastern extent the land is elevated above road level by approx. 2m. The whole plot has an area of 0.0713ha, the application site comprises 0.0325ha. The proposal relates to a single use (existing and proposed), namely residential.

3.0 Amount of Development

The proposal relates to a 1-2 storey dwelling with on-site parking for a minimum of 2 cars located in an under croft garage. The indicative layout allows for private amenity space in excess of 50m2. The retained private amenity space will be in excess 100m2.

4.0 Indicative Layout

An illustrative layout is shown on Dwg. No. PL-004-P1. The existing garage and rear dwelling would be demolished. Access to the new dwelling would be from Porth Bean Road. The existing rear gable window to the first floor bedroom would be removed; the second dormer window to that room would remain. Views from the new dwelling would be principally contained within and by the boundary, with ground floor rooms looking into the rear south facing garden. Views from the front onto Porth Bean Road would be controlled so that only oblique views up & down the road would be allowed; ensuring indoor privacy to the property ‘Sunny Hollow’ located opposite. The plan demonstrates that the site can satisfactorily accommodate a modest dwelling in a manner that will not cause loss or harm to the main house or neighbouring properties.

4

Indicative Layout

5

5.0 Scale

With reference to the layout indicated on Dwg. No. PL-004-P1, the scale parameters are as follows:-

• Parking will be located in an excavated under croft over which the house will be located with its ground floor relative to the existing ground level. Its footprint wrapped around a central garden while forming the boundary with Porth Bean Road.

• t is anticipated that the scale of the building would generally be of a single storey structure, either flat roofed or with a shallow pitched roof. The latter only being achievable through detailed analysis of the impact of its scale on the neighbouring properties.

• A second storey element, a ‘’belvedere’’ could be introduced centrally to the site with controlled sight lines that only allow distant views of the sea, so respecting the indoor & outdoor privacy of the neighbouring properties.

• Generally the scale & mass would be limited to a single storey eaves height along the north, south and western boundaries. Increases from this scale would be limited to the central eastern side of the site along Porth Bean Road. This will be appropriate to the character of the area.

6.0 Appearance

It is envisaged that the appearance of the proposal would be sympathetic to the architectural vernacular of the existing area, and so would have the appearance of a modest dormer windowed bungalow or flat roofed structure as Sunny Hollow.

7.0 Landscaping

There is no need for any significant additional landscaping. 1800mm high walls & fencing exist along the north & south boundaries. A new rendered block boundary wall will separate the site from the main house. The eastern boundary would retain as much of the existing Cornish hedge as possible and the new works at road level would reuse the reclaimed stone as a facing material to merge into the existing stonework.

8.0 Access

The illustrative layout, on page 6 shows the proposed vehicular and pedestrian access points which will be off Porth Bean Road. The access arrangements for the main house are retained as existing.

To clarify the discussions and requirements of Highways regards this application.

• Appropriate visibility spals as indicated must be provided and the new retaining wall must not infringe on the visibility spalys.

• Highways verge extends to the existing retaining wall.• The proposal would remove the existing hedge/retaining wall locally to the property to construct

undercroft parking for the new dwelling.• A new retaining wall would be constructed within the boundary of the proposed new dwelling.

Rob Causton from Techncal Services feels that Technical Approval of this retaining wall could be conditioned. He is happy to provide the appropriate wording.

• The area infront of the garage will be provided as pavement with a dropped kerb. This area is not for road side parking.

• Neil Grigg and the Area Highways Manager have informally indicated that they would be able to support the Stopping Up of the verge to provide this new access.

6

Visibility Splays

7

Retaining Wall - Option 01

8

Retaining Wall - Option 02

9

9.0 Conclusion

Subject to suitable conditions, permitting this development would conform to the current housing and built environment policies, and planning permission should reasonably be granted.

10.0 Appendix

This Design & Access Statement should be read in conjunction with the Outline Planning Application documents:

• Planning Forms and Certificates• Drawing No. PL-001-P2.• Drawing No. PL-002-P2.• Drawing No. PL-003-P1.• Drawing No. PL-004• Sensitive Development Questionnaire.• Enviromental Report.