Proposed dwelling.

Proposed dwelling.

 

In accordance with the criteria for public speaking, Mr. Megson spoke in objection to the application.

 

The Principal Planning Officer advised that the conditions imposed as part of an outline planning permission [DCCE2007/2069/O refers] limited the habitable floor space to 90 m², in accordance with Policy H6 of the Herefordshire Unitary Development Plan, and this application had been designed accordingly.  It was noted that the ridge level of the dwelling would be higher than the surrounding properties but this was considered modest and would add interest to the street scene.

 

Councillor AJM Blackshaw, the Local Ward Member, drew attention to the comments of Bishopstone Parish Council and the letters of objection from the occupants of the neighbouring dwellings.  Councillor Blackshaw did not consider that the development would be in keeping with the character and appearance of adjacent buildings or the area.  Therefore, he proposed that the application be refused as it would have an adverse impact on the residential area; he added that a two bedroom bungalow would be a preferable use of the site.

 

Councillor MAF Hubbard questioned the extent of excavation required to reduce slab levels.  However, on balance, he did not consider that the development would have such a detrimental impact on the locality as to warrant refusal of planning permission.

 

In response to a question from Councillor SJ Robertson, the Chairman suggested that a site visit might not help the Sub-Committee to reach a decision, particularly given the quality of the photographs and site plans in this case.

 

In response to questions from a number of members, the Principal Planning Officer advised that:

§          With the setting down of the slab, the ridge level should not be substantially higher than the neighbouring properties, perhaps in the range of 500mm to 750mm.

§          Details were not available of the amount of soil to be excavated.

§          A definition of a two storey dwelling was given as a building with two floors.

§          There were no bedroom numbers conditioned on the previous application; although the 90 m² figure equated to the criteria laid down in Policy H6 for a three bed dwelling.

§          Condition E01 would secure an archaeological watching brief.

§          It would be difficult to require Level 3 of the ‘Code for Sustainable Homes: A Step Change in Sustainable Home Building Practice Design’ as the authority did not have a specific policy on this.

 

Councillor PJ Edwards noted that the plot was narrow, that the Conservation Manager (Archaeology) had commented that the ‘development impact will probably be moderately severe’, and he expressed concern about the potential impact of the excavation of soil on the local environment and on neighbouring properties.

 

The Central Team Leader advised the Sub-Committee that the proposal was considered to satisfy the policy requirements and it was not felt that the use of the roof area for bedrooms would have a greater impact than a bungalow of similar design and dimensions.

 

A motion to refuse the application failed and the resolution below was then agreed.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

1.      A01 (Time limit for commencement (full permission)).

 

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2.      C01 (Samples of external materials).

 

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

 

3.      E01 (Site investigation – archaeology).

 

         Reason: To ensure the archaeological interest of the site is recorded and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan.

 

4.      F08 (No conversion of garage to habitable accommodation).

 

         Reason: To ensure adequate off street parking arrangements remain available at all times and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

5.      F14 (Removal of permitted development rights).

 

         Reason: In order to protect the character and amenity of the locality, to maintain the amenities of adjoining property and to comply with Policy H13 of Herefordshire Unitary Development Plan.

 

6.      F16 (No new windows in specified elevation).

 

         Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

7.      F17 (Obscure glazing to windows).

 

         Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

8.      I16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

9.      G09 (Details of Boundary treatments).

 

         Reason: In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

 

10.    I22 (No surface water to public sewer).

 

         Reason: To safeguard the public sewerage system and reduce the risk of surcharge flooding so as to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

11.    I51 (Details of slab levels).

 

         Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site so as to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

12.    H04 (Visibility over frontage).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

13.    H05 (Access gates).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

14.    H06 (Vehicular access construction).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

15.    H09 (Driveway gradient).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

16.    H12 (Parking and turning - single house).

 

Reason: In the interests of highway safety, to ensure the free flow of traffic using the adjoining highway  and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      HN01 - Mud on highway.

 

2.      HN04 - Private apparatus within highway.

 

3.      HN05 - Works within the highway.

 

4.      HN10 - No drainage to discharge to highway.

 

5.      N19 - Avoidance of doubt - Approved Plans.

 

6.      N15 - Reason(s) for the Grant of PP/LBC/CAC.