[A] Construction of 16 no. residential units, associated car parking & landscaping.

&

[B] Demolition of Carfax House and associated buildings, replacement residential dwellings.

[A] Construction of 16 no. residential units, associated car parking & landscaping & [B] Demolition of Carfax House and associated buildings, replacement residential dwellings.

 

The Senior Planning Officer reported the receipt of letters of objection from the occupier of a neighbouring property and from Hereford Civic Society.  The receipt of thirteen letters of support and correspondence from Hereford and Worcester Chamber of Commerce was also reported.

 

The Senior Planning Officer advised that the Conservation Manager had withdrawn his objection subject to an additional condition requiring the retention items of value.  The Sub-Committee was also advised that the occupiers of the nearest residential dwelling to the application site had indicated that they would withdraw their objection subject to the distance between the buildings being increased by a further two metres.  It was noted that it would be necessary to delegate authority to officers to address these matters.

 

The Senior Planning Officer reported that the applicant was prepared to contribute up to a maximum of £10,000 towards the costs associated with a new pedestrian crossing.

 

In accordance with the criteria for public speaking, Mr. Evans spoke in support of the application.

 

Councillor D.B. Wilcox, a Local Ward Member, welcomed the abandonment of the contemporary approach of the previous scheme [planning applications DCCE2005/2356/F and DCCE2005/2330/C refer] and the fact that the new design had taken into account the architectural styles of other buildings in the Conservation Area.  He felt that, whilst it was unfortunate that Carfax House would be lost, the design was compatible with the character and appearance of the site and locality.  Councillor Wilcox noted that the conditions should address concerns about the impact on residential amenities.

 

A number of Members felt it regrettable that Carfax House would be demolished but felt the scheme was an improvement on the previous submission and would enhance this prominent site.

 

In response to a question, the Development Control Manager advised that a Section 106 Agreement was not required in respect of the proposed pedestrian crossing, as the applicant’s agent had provided a written undertaking.  He added that, as an access would need to be closed to provide the space to install the crossing, the crossing was dependent on the development in this instance.

 

RESOLVED

 

Subject to receipt of suitably amended plans, the Officers named in the Scheme of Delegation to Officers be authorised to issue Conservation Area Consent and Planning Permission subject to the following conditions and any additional 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.      A07 (Development in accordance with approved plans).

 

         Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

 

3.      B01 (Samples of external materials).

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

4.      E08 (Domestic use only of garage).

 

         Reason: To ensure that the garage is used only for the purposes ancillary to the dwelling.

 

5.      E09 (No conversion of garage to habitable accommodation).

 

         Reason: To ensure adequate off street parking arrangements remain available at all times.

 

6.      E16 (Removal of permitted development rights).

 

         Reason: In the interests of maintaining the special architectural value of this development.

 

7.      E18 (No new windows in specified elevation).

 

         Reason: In order to protect the residential amenity of adjacent properties.

 

8.      F16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents.

 

9.      F39 (Scheme of refuse storage).

 

         Reason: In the interests of amenity.

 

10.    G01 (Details of boundary treatments).

 

         Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

11.    G02 (Landscaping scheme (housing development)).

 

         Reason: To ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment.

 

12.    G03 (Landscaping scheme (housing development) - implementation).

 

         Reason: To ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment.

 

13.    G16 (Protection of trees covered by a Tree Preservation Order).

 

         Reason: To ensure the proper care and maintenance of the trees.

 

14.    G17 (Protection of trees in a Conservation Area).

 

         Reason: To ensure the proper care and maintenance of the trees.

 

15.    G18 (Protection of trees).

 

         Reason: To ensure adequate protection to existing trees which are to be retained, in the interests of the character and amenities of the area.

 

16.    H06 (Vehicular access construction).

 

         Reason: In the interests of highway safety.

 

17.    H08 (Access closure).

 

         Reason: To ensure the safe and free flow of traffic using the adjoining County highway.

 

18.    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.

 

19.    H27 (Parking for site operatives).

 

         Reason: To prevent indiscriminate parking in the interests of highway safety.

 

20.    H29 (Secure 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.

 

Informatives:

 

1.      NC01 - Alterations to submitted/approved plans.

 

2.      HN01 - Mud on highway.

 

3.      HN04 - Private apparatus within highway.

 

4.      HN05 - Works within the highway.

 

5.      HN10 - No drainage to discharge to highway.

 

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

 

DCCE2005/2330/C

 

1.      C01 - (Time limit for commencement (full permission)).

 

         Reason: Required to be imposed by Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

       

2.      Prior to the commencement of demolition, a photographic recording of Carfax House and Carfax Cottage shall be deposited with the Council in accordance with details to be agreed prior the conducting of said recording.

 

Reason: In the interests of maintaining a record of the history and development of this site

 

3.      Prior to the commencement of demolition a schedule of reclamation of items of architectural and/or historical interest shall be submitted to and agreed in writing with the Local Planning Authority.  The identified items shall then be reclaimed in accordance with the agreed details.

 

Reason: In the interests of preserving items of architectural or historic interest associated with this application site.

 

Informatives:

 

1.       N03 – (Adjoining property rights).

 

2.       It is advised that the staircase in Carfax House is of a high quality and it would be desirable for this to be salvaged.  Please do not hesitate to contact the Conservation Manager on 01423 261950 to discuss this matter further.

 

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