Agenda item

Proposed erection of new three bedroom detached bungalow and garage to part front garden of 3 Frobisher Road.

Please see below the links to Public Access for this item.  Also inserted is the PowerPoint presentation for the application.  There are also site visit videos for this application – these are also available to view via the relevant link below. 

 https://idox.tendringdc.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=Q4YZSTQB0KP00

Councillor Fowler had earlier in the meeting declared a non-pecuniary interest in this application insofar as she was a Ward Member for Dovercourt All Saints.

Members were aware that this application had been referred to the Planning Committee at the request of Councillor Jo Henderson due to her perceived concerns about the potential loss of this open, soft landscaped area resulting in a negative impact on the street scene, due to the poor layout and density of the development and the negative impact on neighbouring amenity that would result.

Members recalled that this application had previously been deferred at their request in order to enable an organised Member site visit to take place or if that was not possible for the applicant to supply instead adequate video/photographic evidence of the site and surroundings.

To this end a video showing a walkover of the site, the points of access and all internal boundaries had been provided for Members and the public to view via the Planning Portal on the Council’s website.

The Committee was reminded that the proposed development required a financial contribution toward play space and recreational disturbance. Members were informed that a completed Unilateral Undertaking had now been received securing the required financial contributions.

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 Temporary Planning Team Leader in respect of the application.

An update sheet had been circulated to the Committee prior to the meeting with details of:

(1)        How the shared private driveway is to be left in a fully functional repaired/renovated state to a standard accepted by the appropriate statutory authority (including dated photographs of the condition of the road prior to the commencement of development).

Following discussion by the Committee, it was moved by Councillor Cawthron, seconded by Councillor Bray and unanimously RESOLVED that, and contrary to the Officer’s recommendation for approval, Acting Assistant Director (Planning) (or equivalent authorised officer) be authorised to refuse planning permission for the development, for the following reasons:-

1)    Paragraph 8 of the National Planning Policy Framework 2019 (NPPF) sets out the overarching objectives for achieving sustainable development, one being the environmental objective which requires the planning system to contribute to protecting and enhancing our natural, built and historic environment. Paragraph 127 of the NPPF states that planning decisions should ensure that developments add to the overall quality of the area and are sympathetic to local character and history, including the surrounding built environment. Policy QL9 and QL11 of the Tendring District Local Plan (2007) seek to ensure that all new development makes a positive contribution to the quality of the local environment and is of a suitable scale and nature appropriate to the locality. These sentiments are carried forward within Policy SPL3 of the emerging Tendring District Local Plan 2013-2033 and Beyond Publication Draft (June 2017).

The proposed development would be sited on an existing landscaped area, originally set aside as open space, to the frontage of dwellings in Frobisher Road. The site and adjacent landscaped area currently contribute positively to the spaciousness of this cul-de-sac and to the quality and character of the development overall. The introduction of a dwelling on the site will appear cramped due to the close proximity to neighbouring dwellings, close proximity to Low Road and the shallow front and rear garden. Overall, the proposal is considered to represent overdevelopment, eroding the pleasant and spacious character of the cul-de-sac. The development is inappropriate in this locality and fails to makes a positive contribution to the quality of the local environment contrary to the aims of the above-mentioned national and local plan policies.

2)    Paragraph 127 of the National Planning Policy Framework 2019 states that planning should always seek to secure a high standard of amenity for existing and future users. Policy QL11 of the adopted Tendring District Local Plan (2007) states that development will only be permitted if it will not have a materially damaging impact on the privacy, daylight or other amenities of occupiers of nearby properties. Emerging Policy SPL3 of the Tendring District Local Plan 2013-2033 and Beyond Publication Draft 2017 supports these objectives.

In this instance the proposed dwelling would result in a materially harmful impact on the outlook from the windows of number 3 Frobisher Road directly opposite due to the close siting of the dwelling retaining only 9.2 metres between frontages. The close siting will appear dominant and oppressive and together with the loss of open space diminishes the outlook for both existing and future occupants contrary to the aims of the above-mentioned national and local plan policies.