New three storey residential unit comprising of 15 flats.

New three storey residential unit comprising of 15 flats.

The Principal Planning Officer reported the following:-

·          Welsh Water had no objections.

·          The Conservation Manager had identified nesting birds in the eaves of the existing building and that an informative note about the matter would be added to any planning permission granted.

·          The Conservation Advisory Panel had no objections.

·          Hereford City Council had no objections.

·          Two further letters of objection had been received and the comments were summarised.

·          St. Nicholas Community Association had raised objections and the comments were summarised.

In accordance with the criteria for public speaking, Mr. Billingham spoke against the application and Mr. Johnson spoke in support of the application.

Councillor Ms. F. Short, a Local Ward Member, felt that the proposal had not changed significantly and that the refusal reasons given in respect of planning application DCCW2005/4047/F had not been overcome.

Councillor Mrs. P.A. Andrews commented that the scale and design of the proposal was too dominant and that, even with two additional parking spaces, the parking provision was inadequate.  A number of Members supported these comments.  Other concerns were expressed about the design of the frontage, the density of development and access for service and emergency vehicles.

Councillor Mrs. Andrews proposed that the application be refused on the same grounds as the previous application.  The Development Control Manager noted that the refusal reasons would need to be amended to incorporate reference to the additional parking spaces.

Councillor Mrs. E.M. Bew, a Local Ward Member, commented on traffic congestion problems in the vicinity of the site and this development would exacerbate the situation.  She felt that the proposal would have a detrimental impact on the street scene and should be refused.

RESOLVED:

That    (i)    The Central Area Planning Sub-Committee is minded to refuse the application subject to the reasons for refusal set out below (and any further reasons for refusal felt to be necessary by the Development Control Manager) provided that the Development Control Manager does not refer the application to the Planning Committee:

1.It is considered that the redevelopment of this site as proposed would by reason of its dominant scale, design and prominent siting be detrimental to the character and appearance of Friars Street.  Accordingly the proposal conflicts with Policies ENV14, H3, H12 and H14 of the Hereford Local Plan and Policies H1, H14 and DR1 of the emerging Herefordshire Unitary Development Plan.

2.The provision of only ten parking spaces for 15 two bed apartments represents an unacceptable underprovision in the context of the site's location and limited access to public transport and other services and amenities and would result in additional parking on the surrounding road network.  This would not be in the interests of highway safety and would be contrary to Policy T5 of the Hereford Local Plan and Policies H16 and T11 of the emerging Herefordshire Unitary Development Plan.

(ii)     If the Development Control Manager does not refer the application to the Planning Committee, Officers named in the Scheme of Delegation to Officers be instructed to refuse the application, subject to such reasons for refusal referred to above.

[Note: Following the vote on this application, the Development Control Manager advised that he would not refer the application to the Planning Committee.  The Chairman suggested that a review of the traffic situation in the area should be undertaken as a matter of urgency.]