Agenda item

The application has been called in by Councillor Bush on the grounds that the proposal will create a negative impact on the street scene and adjacent neighbours, that it forms part of a wider piecemeal development of the site without affordable housing contributions, and that it will impact on a part disused footpath connecting Bay View Crescent to Lodge Road.

The proposal is for the construction of one dwelling, which will be of a 1.5 storey chalet bungalow design, in place of two dwellings previously approved within planning permission 20/00342/FUL.

Councillor Fowler had earlier declared a personal interest in this application, as reported under Minute 4 above, due to being a nearby resident.

Councillor Fowler withdrew from the meeting whilst the Committee considered the application and reached its decision.

It was reported that this application had been called in by Councillor Bush on the grounds that, in his opinion, the proposal would create a negative impact on the street scene and adjacent neighbours, that it formed part of a wider piecemeal development of the site without affordable housing contributions, and that it would impact on a part disused footpath connecting Bay View Crescent to Lodge Road.

The Committee was informed that this proposal was for the construction of one dwelling, which would be of a 1.5 storey chalet bungalow design, in place of two dwellings previously approved within planning permission 20/00342/FUL.

Members were made aware that the dwelling, while acknowledged to be of a larger design than either of the existing bungalows previously approved or those dwellings contained within the Hammond Drive development, was not considered by Officers to represent a form of overdevelopment given that the overall footprint was broadly similar to that previously granted permission.

There were no concerns raised by Officers regarding the impact on the neighbouring residential properties and subject to conditions the development was also considered by Officers to be acceptable in regards to Highways and Parking, and its impact on trees.

It was reported that issues relating to the piecemeal development of the wider site and associated lack of affordable housing provision, were not a material consideration in relation to this particular planning application.  These issues had previously been addressed and settled within planning permission 20/00342/FUL, when it had been concluded that the wider development should not be subject to an affordable housing provision. This proposal (for one dwelling where two dwellings had been previously approved) also did not trigger an affordable housing contribution due to the small scale nature of the proposal.

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

At the meeting, an oral presentation was made by the Council’s Planning Officer (MP) in respect of the application.

Councillor Mike Bush, the local Ward Member, spoke against the application.

Following discussion by the Committee, it was moved by Councillor Harris, seconded by Councillor V E Guglielmi and unanimously RESOLVED that the Assistant Director (Planning) (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to:

a)    Within 6 (six) months of the date of the Committee’s resolution to approve, the completion of a legal agreement under the provisions of section 106 of the Town and Country Planning Act 1990 dealing with the following matters (where relevant):

·         Financial Contribution towards RAMS.

·         Provision, specification and maintenance of on-site Open Space.

b) the following planning conditions and reasons:-

1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason - To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

2 The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing No.: 6104_P01 - Location Plan Drawing No.: 6104_P02 Rev A – Existing and Proposed Block Plan Drawing No.: 6104_P03 Rev A – Proposed Ground Floor Plan Drawing No.: 6104_P04 Rev A – Proposed First Floor Plan Drawing No.: 6104_P05 Rev A – Proposed Roof Plan Drawing No.: 6104_P06 Rev C – Proposed Front and Rear Elevations Drawing No.: 6104_P07 Rev B – Proposed Side Elevations.

Reason - For the avoidance of doubt and in the interests of proper planning.

3 No development shall take place until the mature Oak tree on the site, agreed with the Local Planning Authority for inclusion in the scheme of landscaping, and has been protected by the erection of temporary protective fences of a height, size and in positions which shall previously have been agreed, in writing, with the Local Planning Authority. The protective fences shall be retained throughout the duration of building and engineering works in the vicinity of the trees to be protected. Any trees dying or becoming severely damaged as a result of any failure to comply with these requirements shall be replaced with trees of appropriate size and species during the first planting season, or in accordance with such other arrangement as may be agreed in writing with the Local Planning Authority, following the death of, or severe damage to the trees.

Reason - To ensure that no development impacts upon the protected trees.

4 Prior to occupation of the dwelling a 1.5 metre x 1.5 metre pedestrian visibility splay, as measured from and along the highway boundary, shall be provided on both sides of the vehicular access. Such visibility splays shall be retained free of any obstruction in perpetuity. These visibility splays must not form part of the vehicular surface of the access.

Reason: To provide adequate inter-visibility between the users of the access and pedestrians in the adjoining public highway in the interest of highway safety.

5 No unbound material shall be used in the surface treatment of the vehicular access within 6 metres of the highway boundary.

Reason: To avoid displacement of loose material onto the highway in the interests of highway safety.

6 There shall be no discharge of surface water onto the Highway.

Reason: To prevent hazards caused by water flowing onto the highway and to avoid the formation of ice on the highway in the interest of highway safety.

7 Prior to occupation of the dwelling the vehicular access shall be constructed at right angles to the highway boundary and to the existing carriageway. The width of the access at its junction with the highway shall not be more than 4.5 metres (equivalent to 5 drop kerbs), shall be retained at that width for 6 metres within the site and shall be provided with an appropriate dropped kerb vehicular crossing of the footway/highway verge.

Reason: to ensure that vehicles can enter and leave the highway in a controlled manner in the interest of highway safety.

8 Any new boundary planting shall be planted a minimum of 1 metre back from the highway boundary and any visibility splay.

Reason: To ensure that the future outward growth of the planting does not encroach upon the highway or interfere with the passage of users of the highway, to preserve the integrity of the highway and in the interests of highway safety.

9 The proposed dwelling shall not be occupied until such time as the vehicle parking area indicated on the approved plans, sealed and if required marked out in parking bays. The vehicle parking area and associated turning area shall be retained in this form at all times. The vehicle parking shall not be used for any purpose other than the parking of vehicles that are related to the use of the development unless otherwise agreed with the Local Planning Authority.

Reason: To ensure that on street parking of vehicles in the adjoining streets does not occur in the interests of highway safety.

10 Prior to commencement of the development, the areas within the curtilage of the site for the purpose of loading/unloading/reception and storage of building materials and manoeuvring of all vehicles, including construction traffic shall be provided clear of the estate road.

Reason: To ensure that appropriate loading / unloading facilities are available to ensure that the estate road was not obstructed during the construction period in the interest of highway safety.

11 Notwithstanding the provisions of Article 3, Schedule 2 Part 1 Classes A, B, C, D and E of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification), there shall be no additions or alterations to the dwellings or their roofs, nor shall any buildings, enclosures, swimming or other pool be erected except in accordance with drawings showing the design and siting of such additions and/or building(s) which shall previously have been submitted to and approved, in writing, by the local planning authority.

Reason - It is necessary for the Local Planning Authority to be able to consider and control further development in the interests of visual amenity and residential amenities.

12 No development shall be commenced until a Renewable Energy Generation Plan (REGP) has been first submitted to and approved in writing by the local planning authority. The REGP shall provide for electric vehicle charging point(s) for the dwelling (Type 2, 32 Amp), and set out measures that will be incorporated into the design, layout and construction, aimed at maximising energy efficiency and the use of renewable energy. Thereafter, the development shall comply with the REGP and any approved measures shall be implemented prior to first occupation.

Reason: In order to ensure that the development contributes towards reducing carbon emissions in addressing climate change, in accordance with Policy PPL10 and SPL3.