Demolition of existing building and construction of 3 storey block of 6 apartments.

Refused contrary to the case officer’s recommendation.

The Principal Planning Officer gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided in the update sheet.

In accordance with the criteria for public speaking Mrs Barnacle and Ms Minton, two residents of Red Lion Court, spoke in objection to the application and Mr Beacon, the applicant's agent, spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor JD Woodward, also representing her fellow ward member Councillor SM Michael, commented on a number of issues, including:

• There was heavy vehicular use along Friar Street which contained 136 residential dwellings as well as a primary school and social clubs.
• The current dwelling was set back from the road and was considerably smaller than the proposed building.
• The proposed dwelling was 0.6 metres closer to the rear boundary and was considerably higher than the existing building.
• The traffic manager raised concerns at paragraph 4.2 of the report.
• The lack of any parking provisions and a footpath in front of the proposed dwelling was a concern for the local residents.
• Concerns were expressed in terms of the height, density and mass of the proposed development as well as the highway issues.
• The proposed application did not enhance the conservation area.
• There was no disabled parking allocated as part of the development.
• The application was therefore contrary to Unitary Development Plan policies DR1, DR2, DR3, H13, H16 and HBA6.

Members discussed the application and shared the concerns of the local ward members. They expressed concerns at the close proximity of the proposed dwelling to the edge of the highway. They were also concerned that there was no parking provision included in the development and felt that this would have a detrimental effect to the amenity of the neighbouring residents on Friar Street. It was noted that there was no mention of renewable energy in the application and also that there was no communal open space.

Other Members, also speaking in objection to the application, had concerns in respect of the site with the general view being that the proposed application would result in an over intensification of the site. It was also felt that the proposed application did not enhance or preserve the conservation area.

Members were of the view that the application was contrary to Herefordshire Council’s Unitary Development Plan policies DR1, DR2, DR3, H13, H16, and HBA6.

A further information report was not requested from the Assistant Director - Economic, Environment & Cultural Services or the Locum Lawyer, representing the Monitoring Officer, and therefore the Committee proceeded to the vote.

RESOLVED

That the applications be refused for the following reasons:

In respect of DMS/111901/F:

1.         The proposed development by virtue of its siting, density, scale, mass, design and height would fail to promote or respect the character of the area and context of the site and would represent a cramped and over intensive form of development.  As such the proposal is considered to be contrary to Policies DR1 and H13 of the Herefordshire Unitary Development Plan.

2.         The proposed development, by virtue of its siting, density, scale, mass, design and height would adversely impact on the amenities and living conditions of the adjoining residential properties and fail to provide sufficient amenity space for residents within the site contrary to the requirements of Policies DR1, DR2 and H13 of the Herefordshire Unitary Development Plan.

3.         The proposed development, by virtue of its siting, density, scale, mass, design and height would fail to preserve or enhance the character and appearance of the Conservation Area contrary to the requirements of Policy HBA6 of the Herefordshire Unitary Development Plan

In respect of DMS/111902/C:

1.         The demolition of the dwelling is considered to be unacceptable at this time as there is no redevelopment proposed that would preserve or enhance the character and appearance of the Conservation Area.  The proposal therefore conflicts with the requirements of Policy HBA7 of the Herefordshire Unitary Development Plan.