Conversion of existing dwelling into two dwellings and one proposed new dwelling.

Conversion of existing dwelling into two dwellings and one proposed new dwelling.

 

In accordance with the criteria for public speaking, Mrs. Newlove spoke in support of the application.

 

Councillor DB Wilcox, a Local Ward Member, asked for clarification about a number of issues, including:

·       the drainage arrangements, especially given a comment in the representations section of the report that drains across Aylestone Court Hotel were at capacity;

·       whether the fenestration nearest to neighbouring property would be both obscured and sealed shut;

·       the design approach to the proposal; and

·       Conservation Area considerations.

 

The Principal Planning Officer responded by advising that:

§       the comment related to existing private drainage arrangements but this proposal would be connected to the mains and Welsh Water had no objections subject to conditions;

§       obscured windows were proposed in the south and south-east elevations and a requirement for them to be fixed shut could be included in the conditions;

§       it was considered that a modern design approach would have had a greater impact on neighbouring properties, especially as this would have required a larger building footprint;

§       the Conservation Manager had initially expressed reservations about the original detailing but amended plans had largely addressed the issues.

 

Councillor Wilcox asked that the glazing on the staircase be obscured and fixed shut but noted that the skylight should not need to be fixed shut as it was unlikely to impinge on the privacy of neighbouring properties.  He commented that the site would benefit from development, subject to the use of suitable and high quality natural materials.  The Principal Planning Officer advised that these matters could be factored into the conditions.

 

Councillor NL Vaughan, the other Local Ward Member, said that traffic surveys in the area had demonstrated that the speed of the traffic could be high in the vicinity of the site and expressed concerns about the access and egress arrangements, especially if turning right when leaving the site.  The Principal Planning Officer advised that the Traffic Manager had not raised any objection to the development, subject to conditions, and non-compliance with statutory speed limits was an issue for the police rather than the planning process.

 

Councillor PJ Edwards welcomed recommended condition 13 regarding secure covered cycle parking provision.  He questioned whether, given a recent Cabinet decision, the standard planning conditions could include a requirement for developments to provide an area for the storage of recycling bins.  The Principal Planning Officer advised that there was adequate space for a recycling bin within the curtilage of this site; it was noted that specific provision might be needed for future high density and flat developments.

 

Councillor AM Toon, referring to the planning history, questioned whether a requirement for the replacement of three trees had been complied with.  The Principal Planning Officer could not confirm if this was the case but noted that the applicant had until the end of season 2009 to comply with the requirement. 

 

Councillor Toon drew attention to the comments of the Education Manager, expressed concern that there was no reference to Youth Services and commented on the need for youth facilities, such as a skate park.  Referring to other examples, Councillor Toon emphasised the need for a consistent approach to planning obligations.  The Principal Planning Officer advised that there were nominated officers in each directorate and it was their task to identify needs across the relevant area.  It was noted that planning obligations had to be proportionate to the specific impact of the development under consideration.  Some members commented on other projects in the locality that required further funding. 

 

Given the comments of members, Councillor Wilcox suggested that the Children and Young People's Directorate be re-consulted on needs in the locality.  The Central Team Leader advised that there was an established procedure for seeking comments from the relevant departments and the planning officers could only react to the responses provided.  However, members felt that the opportunity should be taken to review the position with the directorate to ensure that no matters had been overlooked.

 

RESOLVED:

 

That, subject to the further comments of the Children and Young People's Directorate, planning permission be granted 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.      B03 (Amended plans).

 

         Reason: To ensure the development is carried out in accordance with the amended plans and to comply with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

 

3.      B07 (Section 106 Agreement).

 

         Reason: In order to provide enhanced sustainable transport infrastructure, in accordance with Policy DR5 of the Herefordshire Unitary Development Plan 2007.

 

4.      C01 (Samples of external materials).

 

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

 

5.      D04 (Details of window sections, eaves, verges and barge boards).

 

         Reason: To ensure that the work is carried out in accordance with details that are appropriate to the safeguarding of the architectural or historic interest of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policy HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

6.      D05 (Details of external joinery finishes).

 

         Reason: To ensure that the work is finished with materials, textures and colours that are appropriate to the safeguarding of the architectural or historic interest of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policy HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

7.      D10 (Specification of guttering and downpipes).

 

         Reason: To ensure that the rainwater goods are of an appropriate form in the interests of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policy HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

8.      I16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

9.      F14 (Removal of permitted development rights).

 

         Reason: In order to protect the character and amenity of the locality, to maintain the amenities of adjoining property and to comply with Policy H13 of Herefordshire Unitary Development Plan.

 

10.    F16 (No new windows in specified elevation).

 

         Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

11.    L01 (Foul/surface water drainage).

 

         Reason: To protect the integrity of the public sewerage system and to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

12.    H13 (Access, turning area and parking).

 

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan

 

13.    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

 

14.    F17 (Obscure glazing to windows).

 

            Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

15.    G10 (Landscaping scheme).

 

         Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

 

16.    G11 (Landscaping scheme - implementation).

 

         Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan.

 

Informatives:

 

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

 

2.      N19 - Avoidance of doubt - Approved Plans.