Change of use under current planning consent approval (ref: DCCE2007/1763/F) of landlords office/store into a studio apartment (apartment 7).

Change of use under current planning consent approval (ref: DCCE2007/1763/F) of landlord’s office/store into a studio apartment (apartment 7).

Councillor NL Vaughan, a Local Ward Member, noted that the apartment would provide limited habitable space and asked for clarification about the parking arrangements.  The Senior Planning Officer advised that the unit satisfied floor space requirements and, in addition to a contribution towards sustainable transport initiatives, the Section 106 Agreement would prevent future occupants from becoming eligible for residents’ parking permits.

Councillor DB Wilcox, the other Local Ward Member, noted that there were no material planning reasons to warrant refusal but, given the identified space constraints, suggested that a ‘single occupancy only’ condition be imposed.  A number of members supported this view.

In response to members’ comments, the Head of Planning and Transportation said that he understood the logic but considered that it would be unreasonable to impose a single occupancy condition on a future occupant.  It was noted that it would be difficult to monitor and enforce such a condition in any case.

There was a brief discussion about the potential market for this unit.

In response to a question about the layout, the Senior Planning Officer reported that the Private Sector Housing Manager and Building Control Manager had no objection to the application and, in fact, the unit was better ventilated and lit than some of the other units already approved.

In response to questions about cycle parking and waste bin storage, the Senior Planning Officer advised that there was space for the storage facilities as part of the wider scheme; recommended condition 3 specifically dealt with cycle parking and an additional condition could be included to ensure that there was adequate provision for waste bin storage.

Responding to concerns expressed about potential over-intensive use of the site, the Head of Planning and Transportation reminded the Sub-Committee that the unit already had permission to be used as a landlord’s office/store and questioned whether the change of use would have any additional harmful impact, especially as six self-contained apartments had been approved previously.

A number of members commented on the demand for all types of accommodation, especially for units at the less expensive end of the market.

There was further discussion about the merits of a single occupancy condition and the Senior Planning Officer re-iterated that officers considered such a condition to be unreasonable in planning terms, having regard to the nature of the proposal and other controls available through separate legislation.

A motion to refuse planning permission was lost and the recommendation to approve the application, subject to the inclusion of a condition relating to waste bin storage, was then agreed.

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.      B07 (Section 106 Agreement) (£1,465 towards sustainable transport initiatives).

         Reason: In order to provide [enhanced sustainable transport infrastructure, educational facilities, improved play space, public art, waste recycling and affordable housing] in accordance with Policy DR5 of the Herefordshire Unitary Development Plan 2007.

3.      H29 (Secure covered 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 and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

4.      I42 (Scheme of refuse storage (residential)).

Reason: In the interests of amenity and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

Informatives:

1.      N19 - Avoidance of doubt - Approved Plans.

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