Agenda item

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

 

Three storey residential development comprising of 8 x 2 bed flats with associated parking and bin store following demolition of existing dwelling and garage.

RESOLVED: That application 17/02482/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager and the additional conditions and reasons below.

 

Additional Condition 7 to read:

 

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

 

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

 

Additional Condition 8 to read:

 

Prior to the commencement of the development hereby approved, a scheme setting out how domestic waste will be put out and collected shall be submitted to and approved in writing by the LPA.

 

Reason: To clarify how domestic waste from the development will be managed on collection days.

 

Additional Condition 9 to read:

 

Prior to the commencement of the development hereby approved, details of dedicated pedestrian access to Barkway Street shall be submitted to and approved in writing by the LPA.

 

Reason: To facilitate improved pedestrian access to the town centre.

Three storey residential development comprising of 8 x 2 bed flats with associated parking and bin store following demolition of existing dwelling and garage.

 

Councillor John Bishop advised that he had supported the request of the Parish Council that this application be called in as he felt there was enough merit to require examination by the Committee. He had not however yet formed an opinion regarding this application.

 

The Area Planning Officer (RT) presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

 

The Area Planning Officer advised Members that there were a number of corrections to the report as follows:

 

Paragraph 2.1 – National Planning Policy Framework

The following to be added:

 

Section 12 – Conserving and enhancing the historic environment.

 

Paragraph 2.4 – North Hertfordshire District Local Plan 2011 - 2031

The following to be added:

 

HE1 Designated Heritage Assets

 

Paragraph 4.4.1 - Conclusion

Change the number 8 to 7 in the final sentence and the following sentence to be added to the end of the paragraph:

 

The application site is just within the Royston Conservation Area. However, given the existing 1960’s bungalow I am firmly of the view that the carefully considered and architecturally appropriate scheme before you would represent a marked improvement in the character of the area whilst also delivering an additional 7 dwellings.

 

Paragraph 6.0 - Recommendation

An additional Condition 7 to be added to read:

 

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

 

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

 

Councillor Sarah Dingley, Member Advocate, thanked the Chairman for the opportunity to address the Committee in objection to application 17/02482/1.

 

Councillor Dingley informed Members that the site was a large bungalow that was ripe for development.

 

It was close to town centre amenities and transport routes, however she wished Members to consider the effect that the development would likely have on neighbours.

 

Loss of Privacy

The extension of this building to three storeys with 5 windows caused concern that this would intrude on neighbour’s privacy.

 

The proposed development would also remarkably close at only be 2 metres away from neighbours at it closest point.

 

Access

The access point would be through a gap of approximately 4 metres which was at an awkward angle on a narrow and difficult bend.

 

There would potentially be a further 10 cars accessing the main road at peak times in addition to those of the 25 houses in the road which could affect the traffic flow.

 

The exit was at an incline and on a blind corner therefore visibility could cause a problem.

 

Councillor Dingley welcomed Condition 4 and stated that visibility splay was much needed and should be provided.

 

Parking

Despite the provision of 10 parking spaces, there was a valid concern that two bedroomed flats would require two rather than one parking space.

 

Other Developments

The guest house was currently being developed to provide 6 one bedroomed flats and 4 bedsits meaning that there would be a large number of new dwellings provided in a short space of time on a very narrow road.

 

The Chairman thanked Councillor Dingley for her presentation.

 

The Chairman advised that he has known Mr Farrell, the Applicant’s Agent for a number of years although he had not seen him for a number of years and had no social or other contact, other than they once coached at the same swimming club.

 

Mr David Farrell, Applicant’s Agent, thanked the Chairman for the opportunity to address the committee in support of application 17/02482/1.

 

Mr Farrell informed Members that this application had been the subject of the formal pre-application process and that the design had taken into account the comments from the Planning Authority with the recommendation in the report being for approval of the development.

 

He wished to address the points made by the Town Council, who had objected to the development.

 

Loss of Privacy

Members should note the angle of the building and that there was only one window that was adjacent to Number 27 at first floor level. The building was set back 2.5 metres at this point and the window was at an oblique angle to the garden.

 

The building did not have any privacy issues at that point.

 

Access

The visibility splay was 2.4 X 22 metres and had been clearly met.

 

In respect of the additional vehicles from this development and another development currently underway, the development underway preceded this application and the advice given by Highways would have been given with the knowledge of that application having been approved.

 

Parking Spaces

The near to town argument enabled the parking requirements to be reduced and there was another development in the area that had provided no parking spaces and cycle parking had been increased.

 

The Chairman thanked Mr Farrell for his presentation.

 

Members asked what would happen to the wall that formed the boundary along the pavement, whether there was a pedestrian access onto Barkway Street from the front of the building and whether individual flat owners would be responsible for putting bins out, or whether this would form part of the management of the property.

 

The Area Planning Officer advised that the wall would remain, that there was no pedestrian access from the front of the building onto Barkway Street and that there were no details provided regarding refuse.

 

Members felt walking should be encouraged and therefore there should be a pedestrian access onto the footpath to enable people to walk into the town and that there should be more detail regarding waste collection.

 

In order to address these issues the Area Planning Officer suggested a new condition that there should be a waste strategy prior to implementation and a further condition that details of a pedestrian access be submitted.

 

RESOLVED: That application 17/02482/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager and the additional conditions and reasons below.

 

Additional Condition 7 to read:

 

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

 

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

 

Additional Condition 8 to read:

 

Prior to the commencement of the development hereby approved, a scheme setting out how domestic waste will be put out and collected shall be submitted to and approved in writing by the LPA.

 

Reason: To clarify how domestic waste from the development will be managed on collection days.

 

Additional Condition 9 to read:

 

Prior to the commencement of the development hereby approved, details of dedicated pedestrian access to Barkway Street shall be submitted to and approved in writing by the LPA.

 

Reason: To facilitate improved pedestrian access to the town centre.