Outline permission for the erection of a detached residential dwelling.

The Principal Planning Officer presented a report about application for Outline permission for the erection of a detached on land forming part of the rear garden of Yew Tree Cottage. Updates / additional representations received following the publication of the agenda were provided; the schedule of committee updates is appended to these minutes.

In accordance with the criteria for public speaking, Mr, Wilson, representing Bartestree Parish Council, and Mrs Seabright, a neighbouring resident, spoke in objection to the application, and Mr Groom, the applicant’s agent, spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor DW Greenow, the local ward member, commented on the application.  He was concerned about:

·         the dimensions of the proposed dwelling;

·         the location in a rear garden;

·         highway safety issues regarding the access; and

·         its detrimental impact on the amenity of neighbouring residential properties through overlooking and potential noise disturbance.

The Committee shared the concerns of the local ward member and the officers about the location, size and impact of the proposed dwelling and noted the concerns which had been raised about the highway safety issues regarding the access.  It was also noted that Planning Policy Guidline PPS3 no longer included provision for the development of garden land within its definition of the redevelopment of brownfield land.

Councillor Greenow was given the opportunity to close the debate in accordance with the Council’s Constitution. He reiterated his opening remarks and made additional comments about the highway safety issues of increasing use of an existing access on a busy road adjoining a pedestrian crossing.

RESOLVED

That planning permission be refused for the following reasons:

1.         The visibility offered by the proposed point of vehicular access is significantly substandard and cannot be improved without incorporating land in third party ownership.  The intensified use of the access is considered to represent a threat to highway safety on this busy main road and the application is thus considered contrary to Policy DR3 of the Herefordshire Unitary Development Plan 2007.

2.         The erection of a dwelling in this location would result in an increase in vehicular and pedestrian movements and activity in close proximity to the rear private gardens of existing dwellings.  The development would also result in the loss of privacy to existing private gardens, whereas the application site is subject to overlooking from existing dwellings.  As a consequence the development would generate activity and disturbance in excess of what could reasonably be associated with a typical residential curtilage, result in an unacceptable loss of privacy and fail to provide acceptable levels of amenity for future occupants.  The development would thus harm the amenity of adjoining residents in a manner contrary to Policies DR2 and H13 of the Herefordshire Unitary Development Plan 2007.

3.         The erection of a 2-storey detached dwelling in this location would constitute a cramped and incongruous form of development that would fail to promote or reinforce the distinctive character and appearance of the locality, particularly in relation to its layout.  The proposal is thus contrary to Policies DR1 and H13 of the Herefordshire Unitary Development Plan and guidance set out in Planning Policy Statement 3: Housing.