[A] Erection of four dwellings & [B] Conversion and change of use of existing garage to communal bin store.

[A] Erection of four dwellings & [B] Conversion and change of use of existing garage to communal bin store.

 

The Central Team Leader gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided as follows:

§               Further information had been received from the applicant’s agent confirming the improvements to access, refuse collection and use of land.

 

Councillor JD Woodward, a Local Ward Member, commented on the attractive appearance of the Victorian house and garden and did not consider that the proposal was acceptable.  Councillor Woodward expressed concerns about overlooking, parking provision, refuse storage, and the impact on residential amenity.

 

Councillor DJ Benjamin, also a Local Ward Member, considered the proposal to be quite sympathetic to the area and did not envisage that the level of additional vehicle activity generated by the development would have a significant impact on the local road network.

 

Councillor DW Greenow said that the erection of four dwellings would have a major impact and felt that the applications should be refused. 

 

Councillor NL Vaughan expressed concerns about the principle of development, density and traffic.  He felt that the proposal would have an overbearing impact on neighbouring properties and on the surrounding area.

 

Councillor MD Lloyd-Hayes noted that the site was brownfield land and therefore the principle of residential development was acceptable.

 

Councillor AT Oliver drew attention to the provisions of policy H14 (Re-using previously developed land and buildings) and commented on the need to safeguard existing property from loss of privacy and amenity.

 

Councillor PJ Edwards commented on national planning policy guidance and considered that the applications were acceptable subject to conditions, with specific emphasis on recommended conditions 6 and 7.

 

Councillor RI Matthews commented on the need to protect the quality of life of residents, particularly in busy city centre locations, and supported refusal of the applications.

 

Councillor MAF Hubbard questioned whether refusal could be sustained on appeal and said that the development should not set a precedent in the area given the specific site circumstances in this case.

 

Councillor SPA Daniels drew attention to the comments in the letters of objection.

 

Councillor AJM Blackshaw acknowledged the arguments in favour and against the development and, whilst acknowledging that this involved classic backland development, felt that the density was perhaps too high.

 

In response to questions and comments, the Central Team Leader advised that loss of privacy and amenity were valid considerations but officers were of the opinion that the applications were acceptable in policy terms.  He also outlined the areas of landscaping to be retained and commented on appeal decisions on similar developments elsewhere.

 

Councillor Woodward said that the policies could not anticipate all individual site circumstances and re-iterated concerns about traffic, density and the impact of the development on the setting and surroundings.

 

A motion to refuse the applications failed and a motion to approve was then agreed.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

In respect of DCCW0009/1406/F:

 

1.      A01 Time limit for commencement (full permission).

 

2.      C01 Samples of external materials.

 

3.      F15 No windows in side elevations of the building.

 

4.      F14 Removal of permitted development rights.

 

5.      G02 Retention of trees and hedgerows.

 

6.      G09 Details of boundary treatments.

 

7.      I51 Details of slab levels.

 

8.      I32 Details of floodlighting/external lighting.

 

9.      G10 Landscaping scheme.

 

10.    G11 Landscaping scheme – implementation.

 

11.    G15 Landscape maintenance arrangements.

 

12.    H06 Vehicular access construction.

 

13.    H09 Driveway gradient.

 

14.    H13 Access, turning area and parking.

 

15.    H29 Secure covered cycle parking provision.

 

16.    H27 Parking for site operatives.

 

17.    L01 Foul/surface water drainage.

 

18.    L02 No surface water to connect to public system.

 

19.    L03 No drainage run-off to public system.

 

20.    I16 Restriction of hours during construction.

 

21.    Prior to the occupation of any of the dwellings hereby permitted the communal bin store shall be implemented in accordance with the details submitted and permitted under planning application ref. no. DCCW0009/1414/F the bin store shall thereafter be permanently retained and available in perpetuity to serve the refuse storage and collection needs of the occupants of the development hereby permitted.

 

Reason: In order to ensure satisfactory provision for the storage and collection of refuse, in the interests of amenity and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      N03A Adjoining property rights.

 

2.      N03C Adjoining property rights.

 

3.      N14 Party Wall Act 1996.

 

4.      N19 Avoidance of doubt - Approved Plans.

 

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

 

 

In respect of DCCW0009/1414/F:

 

1.      A01 Time limit for commencement (full permission).

 

2.      This permission shall only be implemented in conjunction with the development permitted under application ref. no. DCCW0009/1406/F.

 

Reason: The development hereby permitted is an integral part of the development permitted under planning application ref. no. DCCW0009/1406/F and in order to ensure that a satisfactory standard of parking provision is available for No. 255 Whitecross Road, having regard to the requirements of Policy T11 of the Herefordshire Unitary Development Plan.

 

3.      B02 Development in accordance with approved plans and materials.

 

4.      On the completion of the development hereby permitted and the completion of the parking and turning area for the development hereby permitted under planning application ref. no. DCCW0009/1406/F the existing vehicular access shall be sealed up.  Details of the works and materials for the sealing up of the access shall be submitted to and approved in writing prior to the commencement of the development.

 

Reason: In the interests of highway safety, the streetscape character of the surrounding area and the requirements of Policies DR1 and DR2 of the Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      N03 Adjoining property rights.

 

2.      N03C Adjoining property rights.

 

3.      N04 Rights of way.

 

4.      N19 Avoidance of doubt - Approved Plans.

 

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