Conversion of ground, first and second levels of townhouse into six self contained flats with single storey extension and parking.

Conversion of ground, first and second levels of townhouse into six self contained flats with single storey extension and parking.

The following update was reported:

·       Further comments had been received from the Traffic Manager clarifying that the sustainable transport contribution should be £5350 in line with the Supplementary Planning Document on Planning Obligations with the money likely to be used towards the proposed cycle lane improvements on Commercial Road and pooled towards the park and ride facilities.

The Team Leader (Central) advised that:

·       The applicant had agreed to reduce the height of part of the rear extension but amended plans had not yet been received.

·       The applicant had also now agreed to the principle of a contribution towards sustainable transportation infrastructure.

·       The Heads of Terms, as appended to the report, would be amended to reflect the Traffic Manager’s further comments.

In accordance with the criteria for public speaking, Mr. Bolt spoke in objection to the application.  Mr. Goldsworthy had registered to speak in support but was not present when the opportunity to speak arose.

Councillor DB Wilcox, a Local Ward Member, noted that the Sub-Committee had refused planning permission for a change of use of this building into a house in multiple occupation in January 2008 [planning application DCCE2007/3542/F refers].  As this proposal would result in the creation of six flats, in addition to the basement flat already permitted [DCCE2007/1450/F refers], he questioned whether the concerns of the Sub-Committee had been addressed, particularly regarding the potential over-intensive use of the building, and sought clarification about the floor area of the living and bedroom accommodation.  The Team Leader - Central responded by advising that the rooms were of a typical size and each self-contained flat would benefit from a satisfactory standard of accommodation.

Councillor AM Toon commented on the party wall and, noting that the proposal could result in living rooms being situated next to bedrooms in the adjoining dwelling, asked whether the layout could be reviewed in order to minimise disturbance.  The Team Leader – Central advised that noise attenuation measures may be required by building regulations approval and controls existed through other legislation.  He added that the internal layout of the flats could be altered at any time without necessarily requiring planning permission.

A number of members expressed concerns about tandem parking, particularly as this could prevent vehicles from leaving the site in a forward gear.  The Team Leader – Central advised that removing the tandem formation would enable the creation of up to five spaces in total, rather than seven spaces, along with the necessary manoeuvring area.  He confirmed that the Traffic Manager was satisfied with this revised arrangement and the recommendation had been formulated on this basis.

Councillor PJ Edwards noted that development had to preserve or enhance the character or appearance of the Conservation Area and expressed concerns about the flat roofed extension.  The Team Leader – Central confirmed that the Conservation Manager considered the proposal acceptable and he advised that the comments of the Conservation Advisory Panel partly related to roadside fencing which did not form part of this application.  He commented that the flat roof of the single storey rear extension would have less visual impact that a pitched roof, particularly on the amenity of the neighbouring property. 

In response to a question from Councillor JD Woodward, the Team Leader – Central advised that the purpose of seeking amended plans was to reduce further the height of the rear portion of the extension; so that it followed a similar line to the existing flat roofed extension on the neighbouring property, then stepped down to the height of the boundary wall.  He re-iterated that the applicant had agreed to amend the plans accordingly.

In response to a question from Councillor AM Toon, the Chairman advised that building regulations, rather than planning conditions, specified the measures required in respect of fire/emergency control and evacuation.

Councillor DW Greenow felt that consideration of the application should be deferred pending the receipt of amended plans and resolution of the parking arrangements.  Councillor PJ Edwards suggested that, rather than defer the application, delegated authority be given to the officers, in consultation with the Chairman of the Sub-Committee and the Local Ward Members, to resolve the outstanding matters satisfactorily.  Other members supported this idea.

In response to a question from Councillor Toon, the Central Team Leader confirmed that the sustainable transport contribution would be in line with the Supplementary Planning Document on Planning Obligations.  He added that the contribution had been revised from £7,325, as given in the report, to £5,350 following further analysis of trip rates.

RESOLVED

Subject to the receipt of suitably amended plans relating to a reduction in the scale/height of the rear extension and (subject to agreement between the Council, in consultation with the Chairman of the Sub-Committee and the Local Ward Members, and the applicants):

1)      The Head of Legal and Democratic Services be authorised to complete a planning obligation under Section 106 of the Town and Country Planning Act 1990 in accordance with the amended Heads of Terms appended to this report and any additional matters and terms that he considers appropriate.

2)      Upon completion of the aforementioned planning obligation the Officers named in the Scheme of Delegation to Officers be authorised to issue a planning permission subject to the following conditions and any further conditions considered necessary by Officers:

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.      H13 (Turning area and parking).

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

4.      H29 (Secure covered cycle parking provision).

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

5.   Notwithstanding the submitted details, the proposed privacy screen at first floor along the eastern boundary between No. 16 and No. 18 Aylestone Hill shall be at a minimum height of 1.8 metres above the roof level of the extension and glazed with obscure glass.  The details of which shall be submitted for the approval in writing of the local planning authority prior to the commencement of development.  The screen shall be maintained in perpetuity in accordance with the approved details thereafter.

         Reason: To safeguard the residential amenity of neighbouring property.

Informatives:

1.      N19 - Avoidance of doubt.

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