For:            Refined Petroleum Ltd per Matthews & Goodman, 196 Deans Gate, Manchester,   M3 3WF

Ward: Ledbury

The Principal Planning Officer referred to his report and said that in paragraph 2 of the draft Heads of Terms of the Proposed Planning Agreement, the commuted sum towards the provision / enhancement of the children's play space / equipment should was  £3,000 and not £1,500 as stated.

In accordance with the criteria for public speaking, Mr Cockburn the agent acting for the applicant spoke in favour of the application. 

Councillor PJ Watts one of the Local Ward Members outlined the history of the site and was of the opinion that the scheme was unacceptable because there were an excessive number of dwellings; there would be an adverse impact on the local footpath and highway network; the design and scale of the building was out of keeping with the locality and would adversely impact on adjoining properties.  He also felt that the dwellings would suffer from fumes from the petrol station and disturbance from its late-night opening.  Councillor Mrs K Swinburne another Local Ward Member also felt that the height of the building was inappropriate; the design was unsympathetic to the surroundings; parking provision was inadequate and footpath provision adversely affected.  Overall there would be an adverse impact on a medieval town and landscape area. 

The Principal Planning Officer said that the application complied with the Council’s planning policies on a number of counts.  Whilst Homend Crescent was a pleasant residential street, there were a range of buildings from various eras with no consistent architectural style or design. The site was not within the Conservation Area or adjoining it. The proposed building was of a contemporary design and would be sited at a lower ground level than Homend Crescent. It would be no higher above ordnance datum than the ridge heights of the dwellings opposite which were situated on the eastern side of Homend crescent.With regard to the transportation matters, the Transportation Manager considered that the local highway network had sufficient capacity to cater with the additional traffic that the proposed development would generate.  There were eighteen car parking spaces within the scheme and the site was in a highly sustainable location within easy walking distance of the Town Centre and adjoining facilities. The applicant had agreed that the private right of way through the site could be retained as a permissive route.  The height of the petrol station meant that the development would not be readily visible from The Homend. He therefore considered that the proposed development was acceptable and would integrate satisfactorily within the environment. 

The Sub-Committee still had reservations about the proposals because of the concerns raised and felt that whereas it may not be too visible from under the petrol station canopy it would be highly visible from elsewhere.

RESOLVED:

that     (i)    The Northern Area Planning Sub-Committee is minded to refuse the application subject to the reasons for refusal set out below (and any further reasons for refusal felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the application to the Planning Committee:

1.      design and visual impact

2.      density

(ii)            If the Head of Planning Servicesdoes not refer the application to the Planning Committee, Officers named in the Scheme of Delegation to Officers be instructed to refuse the application in consultation with the Local Ward Member, subject to the reason for refusal referred to above.

[Note: Following the vote on this application, the Head of Planning Services said that he would refer the application to the Planning Committee]