For:      Mr D Sockett, per Mr P T Gill, 13 Vaughan Street, Hereford, HR1 2HD

 

Ward: Central

Development of 8 nos self contained flats from existing multi-occupancy dwelling - extension and rebuilding of rear annex.

 

The Senior Planning Officer recommended an additional informative note to highlight the fact that potential occupiers may not be entitled to residents’ parking permits.

 

In accordance with the criteria for public speaking, Mr. Scott spoke in support of the application on behalf of the applicant.

 

Councillor Mrs. P.A. Andrews reported the comments of Councillor D.J. Fleet, the Local Ward Member.  It was reported that Councillor Fleet had no objections to the application in principle but felt that the parking in the area was extremely problematic and that the development should be excluded from the residents’ parking scheme.  The Central Team Leader commented that the restriction of parking permits could not be required as a condition on a planning permission as the parking schemes were covered by other legislation, hence the recommended informative note to draw attention to the parking situation.

 

Councillor P.J. Edward felt it essential that condition F39 (Scheme of refuse storage) be included in any planning permission granted in the interests of the amenity of the area.

 

A number of Members noted that the property was currently arranged as a House in Multiple Occupancy (HMO) with nine rooms with shared facilities and felt that the proposed conversion to eight self contained flats would be an improvement.  It was also noted that, as the property could accommodate up to nine independent persons currently, it was possible that the demand for parking could decrease as a result of the proposed re-development.

 

However, other Members felt that the parking problems would be exacerbated by the proposal and that it represented an over-intensive form of development.  In particular, attention was drawn to Policy H17 of the Herefordshire Unitary Development Plan (Revised Deposit Draft) which stated that the sub-division of houses will be permitted provided that adequate and appropriate car parking and access was available.  It was not felt that this proposal was acceptable given this policy consideration.  The objections of the Conservation Advisory Panel were also noted.

 

The Central Team Leader commented on the existing lawful use of the building and emphasised the sustainability of this location, near to the city centre and public transport links.  In response to a comment about lack of amenity space, he drew attention to the close proximity of the Castle Green and the King George’s Playing Field.  He also commented that the proportions of the proposed rear extension were similar to typical domestic extensions.

 

Some Members maintained that the parking situation was untenable.  A comment was made that the existing state of the building was not a significant consideration given that the HMO legislation could be used to require works to be undertaken to the building.  It was also commented that, given the dimensions of the proposed self-contained units, the re-development would not substantially improve the standard of accommodation.

 

The Development Control Manager reminded the Sub-Committee that neither the Conservation Manager nor the Traffic Manager had objections to the application subject to conditions.

 

A motion to refuse the application was lost and the recommendation, subject to the inclusion of an additional condition and an additional informative note, was then approved.

 

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.      B01 (Samples of external materials).

 

Reason: To ensure that the materials harmonise with the surroundings.

 

3.      C02 (Approval of details).

 

Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

4.      C04 (Details of window sections, eaves, verges and barge boards).

 

Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

5.      C10 (Details of rooflights).

 

Reason: To ensure the rooflights do not break the plane of the roof slope in the interests of safeguarding the character and appearance of this building of [special] architectural or historical interest.

 

6.      C11 (Specification of guttering and downpipes).

 

Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

7.      E17 (No windows in side elevation of extension).

 

Reason: In order to protect the residential amenity of adjacent properties.

 

8.      F16 (Restriction of hours during construction).

 

Reason: To protect the amenity of local residents.

 

9.      G04 (Landscaping scheme (general)).

 

Reason: In order to protect the visual amenities of the area.

 

10.    G05 (Implementation of landscaping scheme (general)).

 

Reason: In order to protect the visual amenities of the area.

 

11.   Notwithstanding the submitted details, the boundary treatments subdividing the two garden areas to the rear shall be through soft landscaping, not through the introduction of a hard boundary treatment.

 

Reason: To safeguard the character and appearance of the Conservation Area.

 

12.    H29 (Secure cycle parking provision).

 

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy.

 

13.    Prior to the commencement of development a scheme for the provision of storage, prior to disposal, of refuse, crates, packing cases and all other waste materials shall be submitted for the approval of the local planning authority.  The approved scheme shall be implemented prior to the first occupation of the development hereby permitted.

 

         Reason: In the interests of amenity.

 

14.    Foul water and surface water discharges must be drained separately from the site.

 

         Reason: To protect the integrity of the public sewerage system.

 

15.    No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

 

         Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

 

16.    No land drainage run-off will be permitted, either directly or indirectly, to discharge into the public sewerage system.

 

         Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

Informatives:

 

1.      N01 - Access for all.

 

2.            N03 - Adjoining property rights.

 

3.            N07 - Housing Standards.

 

4.      The applicant/developer is advised that the occupants of the development hereby permitted may not be entitled to residents parking permit(s).

 

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

 

6.      N19 - Avoidance of doubt.