Detached new 3 bedroom house with garage and drive.

The application was approved in accordance with the case officer’s recommendation.

The Principal Planning Officer gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided in the update sheet.

In accordance with the criteria for public speaking, Mr Alcock, representing a number of local residents, spoke in objection to the application and Mr Stacey, the applicant’s agent, spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillors DB Wilcox and NP Nenedich, the local ward members, commented on a number of issues, including:

·         The key issue in determining the application was whether the proposed dwelling preserved or enhanced the conservation area.

·         Although the modern design was praised its location next to a listed building within a conservation area was a concern.

·         There had been a slight reduction in the height of the proposed dwelling as a result of discussions with the applicant although this reduction was only minimal.

·         There was a strength of feeling from local residents that the application should be refused.

The Committee debated the application and were of the opinion that the key issue in determining the application was the impact that the proposed development would have on the conservation area. They noted that in order to comply with the Unitary Development Plan the development was required to either preserve or enhance the conservation area. The debate focused on this issue, some members were of the opinion that a conventionally designed development would be more suitable in the area whereas other members were enthusiastic about the contemporary design of the proposed dwelling.

Members discussed whether some of the dwellings constructed over the previous 20 years actually preserved the conservation area. It was noted that the row of houses referred to by members during the debate was outside of, but immediately adjacent to, the conservation area.

One of the key issues raised by the Committee during the debate was the proposed colour of the dwelling. The majority of Members who supported the application in principle did have concerns about the white finish proposed in the application. They requested that a more suitable colour of render be used. The Development Manager advised that condition 3 of the officer’s recommendation required samples of external materials to be approved, he advised that this condition could also require the colour of the render to be approved.

Members discussed the issue of ‘garden grabbing’, however it was noted that the principle of development on the site had already been established through the existing planning permission. It was considered that the existing permission would not enhance the conservation area.

Some Members expressed an alternative view and were of the opinion that the proposed development would not enhance the conservation area. It was noted that the area had been designated as a conservation area for a number of years and that it had a distinctive character due to the high status Victorian villas fronting the road. It was also considered that the proposal would significantly detract from the neighbouring listed building. Concern was also expressed regarding the extensive glass finish to the southern side of the proposed dwelling and the possibility of light emanating from the building.

Councillors Wilcox and Nenadich were given the opportunity to close the debate. They reiterated their opening remarks and made additional comments, including:

·         The proposed dwelling was in stark contrast to the neighbouring dwellings.

·         Bodenham Road was made a conservation area in the 1970’s.

·         The application was not for reserved matters, the existing planning permission referred to was a full permission and not outline.

·         The key issue was whether the application preserved or enhanced the conservation area.

·         30 people had objected to the application.

·         The proposed dwelling would be intrusive on people wishing to sit in their gardens.

RESOLVED

That planning permission be granted subject to the following conditions:

1.         A01 Time limit for commencement (full permission)

2.         B01 Development in accordance with the approved plans

3.         C01 Samples of external materials

4.         L01 Foul/surface water drainage

5.         L02 No surface water to connect to public system

6.         L03 No drainage run-off to public system

7.         H13 Access, turning area and parking

8.         H27 Parking for site operatives

9.         G09 Details of Boundary treatments

10.       G04 Protection of trees/hedgerows that are to be retained

11.       F14 Removal of permitted development rights

12.       F16 No new windows in specified elevation

13.       F17 Obscure glazing to windows

14.       I21 Scheme of surface water regulation

15.       I51 Details of slab levels

16.       I16 Restriction of hours during construction

17.       The flat roofs of the building hereby approved shall not be used as a roof terrace

Reasons for Approval

1.         The application has been considered against ‘saved’ Unitary Development Plan policies S1, S2, 27, DR1, DR2, DR3, DR4, H1, H13, H16, 76, T11, LA5, LA6, HBA4, and HBA6, guidance set out in the National Planning Policy Framework and the presence of a ‘fall-back’ position in the form of the 2004 planning permission.

The local planning authority concludes that the proposal would represent a sustainable residential development on a site that already has the benefit of planning permission for a single dwelling.  The design and scale of the proposal would respect the presence and setting of the adjoining Grade II listed building and is considered to preserve the character and appearance of the Bodenham Road Conservation Area. In other respects the proposal would not adversely affect the residential amenity of neighbouring occupiers, would be provided with satisfactory on-site parking that would be served by an access road that is suitable for an additional property.

For these reasons the local planning authority considers the development to comply with the aforementioned Unitary Development Plan policies and guidance set out in the National Planning Policy Framework; paragraph 65 specifically.