Conversion of office to two houses and erection of three terraced houses with parking.

Conversion of office to two houses and erection of three terraced houses with parking.

 

The Senior Planning Officer reported the following:

§         An additional condition was recommended in respect of refuse storage.

 

Councillor Mrs. E.A. Taylor, a Local Ward Member, felt that this proposal was an improvement on previous schemes but concurred with the views of Hereford City Council about the ‘inadequate, poor and dangerous access’.  She noted that there had been many accidents along this part of Ledbury Road and felt that this proposal would compromise vehicular and pedestrian safety further, particularly as many pedestrians crossed the road at this point.  She commented that the low and narrow railway bridge impeded vision at the access and, given the number of lorries that had hit the bridge in recent years, increased traffic from this site could cause more accidents.  She also commented on other developments in the area, including the Extra Care Village, that would increase traffic levels on Ledbury Road.

 

Councillor W.J. Walling, also a Local Ward Member, commented on the highway safety problems associated with Ledbury Road but felt that this particular proposal would have limited impact on the existing situation and, therefore, there were no material planning reasons to refuse the application.

 

In response to questions, the Senior Planning Officer clarified the proposed parking arrangements and commented that traffic generated by the existing office use was considered to be broadly comparable with the proposed residential development.

 

Councillor D.B. Wilcox expressed concerns about highway and pedestrian safety and suggested that a contribution should be sought from the development towards pedestrian crossing facilities on Ledbury Road.  A number of Members supported this suggestion.  In response, the Development Control Manager advised that the scale of this development would not meet the threshold for such a contribution.

 

The Central Team Leader suggested that some additional parking might be achieved if some areas of garden were reduced and some elements of tandem parking were introduced.

 

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.      E16 (Removal of permitted development rights).

 

         Reason: [Special Reason].

 

4.      F16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents.

 

5.      F48 (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.

 

6.      F18 (Scheme of foul drainage disposal).

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

 

7.      G01 (Details of boundary treatments).

 

         Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

8.      G04 (Landscaping scheme (general)).

 

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

 

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

 

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

 

10.    H06 (Vehicular access construction).

 

         Reason: In the interests of highway safety.

 

11.    The development hereby permitted shall no be brought into use until access, turning area, and parking facilities identifying 9 off-street parking spaces have been submitted to, and approved in writing by, the local planning authority.  The development shall then be implemented in accordance with these approved details.

 

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

 

12.    The development hereby permitted shall not be brought into use until the access, turning area and parking facilities approved by virtue of Condition 11 have been properly consolidated, surfaced, drained and otherwise constructed in accordance with details to be submitted to and approved in writing by the local planning authority and these areas shall thereafter be retained and kept available for those uses at all times.

 

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

 

13.    H27 (Parking for site operatives).

 

         Reason: To prevent indiscriminate parking in the interests of highway safety.

 

14.    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.

 

15.    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.

 

16.    The development hereby permitted shall be developed in accordance with the revised plan (918-4.A) identifying bay windows in the elevation of the terraced development facing Ledbury Road.

 

         Reason: In the interests of clarification and to preserve the visual amenities of the locality.

 

Informatives:

 

1.      N01 - Access for all.

 

2.      N03 - Adjoining property rights.

 

3.      HN01 - Mud on highway.

 

4.      HN05 - Works within the highway.

 

5.            HN10 - No drainage to discharge to highway.

 

6.            The applicant/agent is advised that the occupants of the dwellings hereby approved may not qualify for a parking permit.

 

7.            The applicant/agent is advised that the highway works identified under Informative 4 shall include the removal of two on-street parking spaces and associated alterations.

 

8.      N19 - Avoidance of doubt.

 

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