One flat and two shops at 12 Sandgate Road, Folkestone

“25/1530/FH Location 12 Sandgate Road, Folkestone, CT20 1DP Application Description Part change of use to rear of existing ground floor retail unit (Class E) to residential use (C3) to create 1 x 1- bed apartment, including alterations to the remaining retail unit to create 2 x smaller retail units…”

“DC/25/34 3.1. This application seeks planning permission for change of use of part of the ground floor retail unit to form one, one-bedroom flat, with the retention of the retail frontage, but splitting this into two, smaller units. 3.2.”

“The application site is part of a substantial, four-storey property located within the defined town centre of Folkestone, and that falls within the primary shopping frontage.”

“The ground floor has a modern shopfront serving a retail space, with a Regency-styled red brick and stone detailed first and second floors, and imposing gabled dormer windows serving the roof space, with eight flats within the first, second, third floors, and extending into the loft space.”

“22/0265/FH Change of use to the rear part of the existing ground floor from retail use (class e) to residential use (class c3) to create 1 x 1 bedroom flat plus alterations to existing first floor roof to create a ground floor courtyard, including associated refuse storage at ground floor.”

“Approved with conditions 21/1306/FH Conversion of first, second, third floors and loft space from ancillary storage to 8 No. residential studio apartments including a single storey extension at second floor and associated refuse storage at ground floor.”

“In terms of residential development, this is one of the most sustainable locations in the district, and the scheme therefore accords with the thrust of local and national policy in this regard. Conversion of the floorspace behind the retail frontage would both retain part of the ground floor in economic use, and an active frontage in the primary shopping area, while seeking to make a viable use of the rest of the building.”

“Concern has been raised regarding the viability of small units such as are proposed. Adopted policy is silent in this regard and does not restrict the size of units, and it is noted that an active frontage would be maintained.”

“The report concludes that, whilst the daylight and sunlight levels within the proposed development fall below the levels recommended within the BRE Guidelines, the proposed flat will benefit from good daylight provision to its main living areas, particularly considering its town centre location.”

“Across this, though, acceptable living standards should be maintained by ensuring reasonable daylight and sunlight levels, assessed in relation to site context and design. In dense or historic areas, full compliance with guidance such as BRE standards may be impractical; however, design consideration such as room layout and additional openings can optimise natural light and optimise natural light to ensure reasonable amenity.”

“Folkestone Town Council: Object. No natural light to principal living spaces; unacceptable level of amenity for future occupiers.”

“Southern Water: No objection. Details of foul & surface water to be provided prior to commencement of development…”

“That planning permission be granted subject to the conditions set out at the end of the report and that delegated authority be given to the Chief Planning Officer to agree and finalise the wording of the conditions and add any other conditions that he considers necessary.”