Proposed demolition of existing dwelling together with its detached garage and accommodation over to facilitate a purpose designed residential  apartment building (8 flats) together with associated car parking, cycle/bin stores and associated communal grounds.

The application was approved in accordance with the Case Officer’s recommendation, with amended conditions.

(Proposed demolition of existing dwelling together with its detached garage and accommodation over to facilitate a purpose designed residential apartment building (8 Flats) together with associated car parking, cycle/bin stores and associated communal grounds.)

The Acting 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, as appended to these Minutes.

In accordance with the Council’s Constitution, the local ward member, Councillor Mrs MD Lloyd-Hayes, spoke on the application.

She made the following principal comments:

·        She had received a significant amount of correspondence on the application.

·        The site was in a conservation area.  The proposal was detrimental.  It was out of keeping with the character of the area and contrary to policy HBA6.

·        The scale of the development was out of proportion.  It was three storeys high and overbearing.

·        The modern design was incompatible with the Edwardian and Victorian buildings along Bodenham Road.

·        The side of Bodenham Road where the site was situated had not been subject to modern development.

·        The density of development with eight apartments proposed was too intensive and again out of keeping with the area.

·        The eight apartments proposed would generate additional traffic.  Bodenham Road was already facing increased pressure as a result of the new link road.

·        It was questioned whether the 9 car parking spaces proposed would be sufficient.  There was no on street parking available. The proposal was contrary to policy H16.

·        The existing building was much lower than that proposed.  The proposal would have an adverse effect on the light and amenity value of an adjoining property and the street.

·        Reference was made in the report to the protection of trees on the site during construction work.  Assurance was sought that these trees would be retained through Tree Preservation Orders.

·        The Waste Management Service had commented that it was likely that the contractor would refuse to collect refuse from the bin store as currently located on the plans.

·        Hereford City Council had objected to both the original and amended plans.

·        Paragraph 5.2 of the report summarised the representations made in the letters of objection that had been received.

·        The area was an attractive part of the City.  Any development in such an area should be required to benefit and enhance it.

·        There was some question about a drain crossing the application site.

In the Committee’s discussion of the application the following principal points were made:

·        The Acting Principal Planning Officer commented that the proposed building would not have an unduly overbearing or overshadowing impact on adjoining properties.  She confirmed that Tree Preservation Orders would protect trees on the site.  The provision of 9 car parking spaces met highway standards.  Cycle storage was also provided.  There was restricted parking on Bodenham Road.  In considering the application of policy HBA6 regard had to be had to paragraph 134 of the National Planning Policy Framework.  The benefit of the development in a sustainable location outweighed any harm for the reasons set out in the report.  In relation to waste collection residents could take waste bins to the roadside for the collection as was the case with a number of other properties in the area. Welsh Water had not identified any drains crossing the site.

·        The development would provide much needed housing in the city.

·        The existing building on the site was of poor design and without merit.  The new development might be considered an enhancement.

·        Some Members considered the modern design of the proposed development was acceptable.  Another considered the design could have been improved.

·        A Member requested that if the application were to be approved consideration should be given to providing a pedestrian crossing on Bodenham Road.  The local ward member commented that this was already in hand.

The Development Manager reported that the building was to be designed to the highest energy efficiency standards.  He acknowledged that the scheme was for a modern building, however, the applicant had a good record in this regard.  There were other modern buildings in the area.  The existing building had no merit and was inefficient in terms of energy usage.  The proposal met highway requirements and was sustainable with ready access to the city. It also preserved the Conservation Area.

The local ward member was given the opportunity to close the debate.  She commented on the importance of preserving the conservation area and that the proposal was not an attractive development of the type that would be welcome.

RESOLVED: That planning permission be granted subject to the following conditions:

1.         *A01 Time limit for commencement (full permission) -     One Year

2.         B03 Amended plans – recommendations of the Tree Survey and Arboricultural Report

3.         C01 Samples of external materials – Amended (No development other than demolition)

4.         H13 Access, turning area and parking

5.         G09 Details of Boundary treatments – Prior to the occupation of any of the units…

6.         Other than demolition no other development shall be carried out until a site plan and written specification clearly describing the species, densities and planting numbers and giving details of cultivation and other operations associated with plant and grass established has been submitted to and approved in writing by the LPA.  The soft landscaping shall be carried out concurrently with the development hereby permitted and shall be completed no later than the first planting season following the completion of the development.  The landscaping shall be maintained for a period of 5 years.  During this time, any trees, shrubs or other plants which are removed, die or are seriously retarded shall be replaced during the next planting season with others of similar sizes and species unless the Local Planning Authority gives written consent to any variation.  If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5-year maintenance period.

            Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan

7.         Before development commences parking for site operatives and visitors shall be provided within the application site in accordance with drawing 5107-17-11 and such provision shall be retained and kept available during construction of the development.

            Reason: To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan and the National Planning Policy Framework.

8.         Prior to the first occupation of any of the units hereby permitted the cycle parking and waste and recycling bin store provision shown on drawings 5107-174d, 5107-17-8 and 5107-17-9a shall be installed and thereafter made available for such use.

            Reason: To ensure that there is adequate provision for secure cycle accommodation and waste and recycling storage within the application site, encouraging alternative modes of transport and appropriate waste storage in accordance with both local and national planning policy and to conform with the requirements of Policies DR1 and DR3 of Herefordshire Unitary Development Plan and the National Planning Policy Framework.

9.         L01 Foul/surface water drainage

10.       L02 No surface water to connect to public system

11.       L03 No drainage run-off to public system

12.       F17 Obscure glazing to windows - northwest elevation

INFORMATIVES:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

2.         HN10 No drainage to discharge to highway

3.         HN05 Works within the highway