1.
THE
RECOMMENDATIONS CONTAINED IN THIS REPORT OTHER THAN PART 1 SCHEDULE AND DECISIONS
ARE DISCLOSED FOR INFORMATION PURPOSES ONLY.
2.
THE
RECOMMENDATIONS WILL BE CONSIDERED ON THE DATE INDICATED ABOVE IN THE FIRST
INSTANCE. (In some circumstances,
consideration of an item may be deferred to a later meeting).
3.
THE
RECOMMENDATIONS MAY OR MAY NOT BE ACCEPTED BY THE DEVELOPMENT CONTROL COMMITTEE
AND MAY BE SUBJECT TO ALTERATION IN THE LIGHT OF FURTHER INFORMATION RECEIVED
BY THE OFFICERS AND PRESENTED TO MEMBERS AT MEETINGS.
4.
YOU
ARE ADVISED TO CHECK WITH THE DIRECTORATE OF ENVIRONMENT SERVICES (TEL: 821000)
AS TO WHETHER OR NOT A DECISION HAS BEEN TAKEN ON ANY ITEM BEFORE YOU TAKE ANY
ACTION ON ANY OF THE RECOMMENDATIONS CONTAINED IN THIS REPORT.
5.
THE
COUNCIL CANNOT ACCEPT ANY RESPONSIBILITY FOR THE CONSEQUENCES OF ANY ACTION
TAKEN BY ANY PERSON ON ANY OF THE RECOMMENDATIONS.
The various documents, letters
and other correspondence referred to in the Report in respect of each planning
application or other item of business.
Members are advised that every application on this report has been considered against a background of the implications of the Crime and Disorder Act 1998 and, where necessary, consultations have taken place with the Crime and Disorder Facilitator and Architectural Liaison Officer. Any responses received prior to publication are featured in the report under the heading Representations.
Members are
advised that every application on this report has been considered against a
background of the implications of the Human Rights Act 1998 and, following
advice from the Head of Legal and Democratic Services, in recognition of a duty
to give reasons for a decision, each report will include a section explaining
and giving a justification for the recommendation.
LIST
OF PLANNING APPLICATIONS
REPORT
TO COMMITTEE – 19 SEPTEMBER 2006
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1. |
Ryde |
Conditional Permission |
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Page 10 |
Land between Node Close and Rotary Court and
north of Southfield Gardens, Ryde. Demolition of east wing (18 Upton Road) of
Southfield; outline for residential development of 14 houses with parking and
vehicular access. |
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2. |
Gurnard |
Conditional Permission |
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Page 21 |
Solent Lawn Holiday Bungalows, Shore Road, Cowes,
PO31 8LA Demolition of 24 holiday chalets; proposed
construction of 38 holiday apartments (revised description) |
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3. |
Cowes |
Conditional Permission |
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Page 32 |
Site of Essex House, Baring Road, Cowes, PO31 8DQ Construction of a terrace of 4 town houses with
integral garages fronting Cliff Road;
3/6 storey building to provide 10 flats; vehicular access |
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4. |
St.
Helens |
Conditional Permission |
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Page 43 |
Southern part of Stonewood Camp, Field Lane, St.
Helens, Ryde Outline for residential development; alterations
to vehicular access |
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5, 6, 7, 8 and 9 Page 51 |
Gurnard Pines – Joint Applications as follows: |
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5. |
Gurnard |
Conditional Permission |
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Gurnard Pines Holiday Village, Cockleton Lane,
Cowes, PO31 8QE Proposed new access road off Cockleton Lane,
(revised scheme) |
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6. |
Gurnard |
Conditional Permission |
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Gurnard Pines Holiday Village, Cockleton Lane,
Cowes, PO31 8QE Construction of 8 Duplex apartments (revised
scheme) |
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7. |
Gurnard |
Conditional Permission |
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Gurnard Pines Holiday Village, Cockleton Lane,
Cowes, PO31 8QE Demolition of chalets; detached building to form sports hall with changing facilities,
(revised scheme) |
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8. |
Gurnard |
Conditional Permission |
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Gurnard Pines Holiday Village, Cockleton Lane,
Cowes, PO31 8QE Demolition of chalets; 38 replacement chalets
(revised scheme) |
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9. |
Gurnard |
Conditional Permission |
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Gurnard Pines Holiday Village, Cockleton Lane,
Cowes, PO31 8QE Demolition of chalets; construction of 2 storey 41 bedroom hotel, (revised scheme) |
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10. |
Ryde |
Conditional Permission |
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Page 71 |
118 Marlborough Road, Ryde, PO33 1AW Demolition of house; outline for 14 houses;
alterations to vehicular access |
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11. |
East
Cowes |
Conditional Permission |
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Page 82 |
Venture Quays, Castle Street, East Cowes Change of use of industrial building to museum |
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12. |
Carisbrooke |
Conditional Permission |
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Page 87 |
17 Nodgham Lane, Newport, PO30 1NY Demolition of bungalow; 2 detached houses;
vehicular access and parking |
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13. |
Carisbrooke |
Conditional Permission |
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Page 98 |
17A Nodgham Lane, Newport, PO30 1NY Demolition of dwelling; detached house to include annexed accommodation at lower ground
floor level |
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01 |
Reference
Number: P/01207/06 - TCP/26116/A Parish/Name: Ryde - Ward/Name: Ashey Registration
Date: 10/05/2006 -
Outline Planning Permission Officer: Mr J Mackenzie Tel: (01983)
823552 Applicant: Mrs
Reed Demolition of
east wing (18 Upton Road) of Southfield; outline for residential development
of 14 houses with parking & vehicular access. land between
Node Close and, Rotary Court and north of, Southfield Gardens, Ryde, PO33 The application
is recommended for Conditional Permission |
.
REASON FOR COMMITTEE CONSIDERATION
This is a major application and a request has been received from the local Member, Councillor Vanessa Churchman for it to be determined via the Development Control Committee.
1. Details of Application
1.1 This is an outline
application with siting and means of access to be considered at this time and
plans accompanying the application indicate a proposed site layout and means of
access to the site.
1.2 The
proposal comprises the demolition of approximately of one third of an existing
building, the east wing of property known as Southfield off Node Close and for
its replacement with a terrace of three dwellings and for the development of
the rear garden with a further 11 semi-detached and terraced properties.
1.3 The terraced properties
on the site of the east wing of Southfield are shown to be accessed off Node
Close, at the northern extent of the site, in a position which currently serves
Rotary Court and number 18A. The remaining 11 properties are proposed to be
accessed from Node Close as well but via an extension of the road at its
southern extent where the present hammerhead abuts the western boundary of the
rear garden of the property.
1.4 The 11 properties are
arranged around a form of courtyard with the turning head situated
centrally.
1.5 No details of dwelling
types have been submitted, but it is apparent that two storey properties are
proposed and each would have a gross floor area of approximately 72 sq metres.
Each has a parking space, some with short drives and some in communal car
parking areas within the small courtyard.
2. Location and Site
Characteristics
2.1 Site has an area of 0.26
hectares, and irregularly shaped piece of land with overall dimensions of 35
metres in an east to west direction, with a frontage to Southfield Gardens of
32 metres and an overall north to south distance of 102 metres between Node
Close and Southfield Gardens.
2.2 There is a continuous
fall from north to south of approximately 4 metres. The site is surrounded by
other residential properties comprising houses, bungalows and flats of varying
ages and appearance.
2.3 Southfield, the east of
which is to be demolished is a large, two storey yellow brick and slate roofed
dwelling served off Node Close which, in turn, is served off Upton Road
opposite its junction with Pelhurst Road.
2.4 Rotary Court is situated
immediately adjoining the site to the north east. It comprises three blocks of
four flats, two storeys in height constructed in brickwork under brown tiled
roofs but between Rotary Court and the site is another residential property
abutting the boundary, a two storey cottage finished in stone and brick
features under as brown concrete tiled roof and separated from the site by a
screen block and concrete block walling.
2.5 To the west, on the
northwest, southwest and southern sides of Node Close are detached and terraced
residential properties of a more modern appearance whilst to the east, abutting
Southfield Gardens, are two modern bungalows and a further property, two
storeys in height, accessed off St Michael’s Avenue.
3. Relevant History
3.1 In January 2004 an
identical scheme was considered by the Committee who resolved to approve it
subject to the conclusion of a Section 106 Obligation which required a
financial contribution towards the improvement of the junction with Upton Road,
being part of the larger highway improvement scheme for the Haylands area.
However, the agreement remained unsigned, the planning permission was never
issued and due to the dormant nature of the matter, the application was finally
disposed of without a decision being issued or an appeal lodged in November
2004.
3.2 Planning permission for 3
pairs of semi-detached houses was renewed in January 2004 on the south end of
the site, backing on to Southfield Gardens.
3.3 Planning permission
granted in April 1991 for a detached house and garage within the former grounds
of Southfield Hall. Permission implemented and relates to the property between
the site and Rotary Court.
3.4 Outline consent granted
in March 1988 for five terraced houses, renewed December 1990. Permission
lapsed but a subsequent re-submission was approved in May 1994. Site related to
the southern area of the application site where it abuts Southfield Gardens.
3.5 Full consent granted in
January 1999 for three pairs of semi-detached houses with parking which
involved the extension of the existing road and footpath, relating again to the
southern area of the current application site.
3.6 Full consent granted
March 2000 for demolition of part of Southfield and for a further two pairs of
semi-detached houses within the area of the current application site consisting
of the demolished wing of Southfield House and land to the south of that area.
3.7 Both of the above latter
approvals involved the eastward extension of Node Close which included the
realignment of the cul-de-sac head to provide parking bay for two vehicles.
4. Development Plan
Policy
4.1 National Policy Guidance
PPG3 –
Housing dated March 2000 advises for provision of wider housing opportunity and
choice by including a mix of size, type and location of housing; priority to
re-using brownfield sites within urban areas; to create more sustainable
patterns of development and accessibility to services; promotes efficient use
of land by adopting higher densities (30/50 units per hectare); reduction in
off street parking with an emphasis on sustainable residential development.
However, new housing should not be viewed in isolation but should have regards
to the immediate locality.
4.2
UDP Policy
Strategic
Policies S1, S2, S6, and S7 are applicable.
Detailed policies include:
G1 -
Development Envelopes for towns and villages
G4 -
General Locational Criteria for development
D1 -
Standards of Design
D2 -
Standards for Development within the Site
H4 -
Unallocated Residential Development to be Restricted to Define Settlements
TR7 -
Highway Considerations for New Development
TR16 -
Parking Policies and Guidelines
U11 -
Infrastructure and Services Provision
4.3
Specific reference is made to the housing need
survey which concludes that it continues to be a demand for 2/3 bedroom homes
to meet statutory homeless requirements.
4.4
Site is within the designated development envelope
within an area of residential use. It is not within a Conservation Area, an
Area of Outstanding Natural Beauty or under any other specific designation in
the UDP.
4.5 Site is within parking
zone 3 where a maximum of 0-75% parking provision should be made. There is no
requirement for transport infrastructure payment in this zone 3 site.
4.6 Development is under 15
units and therefore not subject to the need for affordable housing.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
Highways Engineers have had extensive consultation
with the Council’s Road Safety Auditor, and they are now satisfied that the
recommendations of the Road Safety Audit can be covered by condition.
·
County Ecologist has inspected the site and finds
no evidence of badger setts.
·
Tree Officer acknowledges the site has been cleared
but two trees remain at risk and requires a tree survey or recommends refusal.
5.2 External Consultees
·
Southern Water point out that there is currently
inadequate capacity in the local network to provide foul sewage disposal to
service the proposed development but state that it is possible by removing some
of the existing surface water entering the sewer, additional foul flows could
be accommodated so long as there is not net increase in flows and recommend a
condition be impose such that development does not commence until an
appropriate means of foul sewerage and surface water disposal have been
approved in writing by the Local Planning Authority in consultation with
Southern Water.
·
Further representation from Southern Water advises
that “there is usually a technical solution to the problems of drainage for a
development site but which may not be economic. An appropriate robust condition
on drainage is usually sufficient and I would endorse this approach.”
5.3 Others
·
23 letters of objection from local residents (one
objector writing three times) on grounds of:
o
Overdevelopment and excessive density.
o
Increased traffic and inadequate access.
o
Inadequate drainage and potential for flooding.
o
Subsidence and ground instability.
o
De-stabilising effect on adjacent property.
o
The existence of a cellar beneath part of the site,
thus creating structural difficulties.
o
Questioning exterior finish of the building.
o
Loss of light and loss of privacy.
o
Pollution and noise.
o
Loss of trees.
o
Existence of a badger sett on site.
o
Loss of privacy and overlooking.
o
Excessive height.
o
Site is not a brownfield site.
o
Loss of the three metre strip onto Southfield
Gardens.
o
Raising concern over the finish to the external
appearance when demolition occurs.
o
Requesting road improvements in consent is granted.
Further
letter from adjoining occupier on grounds of adverse effect on their property
and quality of life; also suggests property should be retained and converted
into 2 flats rather than demolished.
6. Evaluation
6.1 The
main issues relating to this application are:
·
Policy and principle
·
Highways considerations
·
Drainage considerations
·
Impact on adjoining properties
6.2 Members will see from the
relevant history section above and from the details of application that
identical scheme was considered by the Committee in January 2004 when it was
resolved to approve the scheme subject to the inclusion of a Section 106 obligation.
The obligation required the financial contribution towards the improvement at
the junction with Upton Road, being part of the larger highway improvement
scheme for the Haylands area. That agreement remained unsigned and despite the
resolution to grant permission, the application was subsequently finally
disposed of, i.e. with drawn by your officers.
6.3 The only difference
between this submission and the previous one is that the drawings of the
proposed buildings, namely the elevations showing the external appearance and
design, have not been submitted even for guidance purposes. This is because
that when the resolution was made previously, your officers were instructed to
write to the agent advising him that the design of the buildings was not considered
acceptable.
6.4 This is a brownfield
site, part of the garden of an existing residential property located within the
designated development envelope and surrounded by other residential properties
and therefore, the principle of residential development is accepted, consistent
with the previous resolution. The previous resolution was to approve the 14
dwellings in the layout as submitted and therefore the density, the layout and
the principle of residential development have been resolved to be acceptable.
6.5 The previous resolution
was to approve the development subject to a financial contribution which would
enable road improvements to be carried out as part of a comprehensive scheme
for the area. This scheme is identical but at the time of writing a road safety
audit has not been received as part of this application which does involve a
major development. That being said, it is clearly recognised that highway
improvements need to be carried out albeit as part of a comprehensive road
improvement for the area, improvements which would be implemented by the
Council to standards which would comply with the necessary road safety audit.
6.6 The previous resolution,
approving the development, was to attach a condition requiring a fully detailed
capacity study for drainage of foul and surface water disposal to be carried
out and n o development would be implemented until such a scheme was submitted
and approved. The scheme may have to include attenuation measures to achieve a
regime where flows did not cause flooding or overloaded the system and
preventing the occupation of the dwellings until such a system had been
installed and was operational. It is now apparent, due to a recent
investigation that there is currently inadequate capacity in the local network
to provide foul sewage disposal unless some of the existing surface water
entering the sewer was removed and disposed of elsewhere. I am advised by my
building control colleagues that this is an area where soakaways will not be
effective due to the underlying clay strata and it would appear that without
comprehensive investigations, that removing some of the surface water entering
the sewer thus allowing increased capacity of foul drainage could not occur.
6.7 Regarding impact on
adjoining properties, as the layout of the dwelling has already been considered
in the previous scheme and the current scheme is identical, the impact on those
properties is unlikely to be any greater than as previously envisaged. No
details have been submitted of dwelling types, especially elevations where
abutting boundaries with the adjoining properties is such that overlooking or
reduction in privacy can be assessed. However, bearing in mind the previous
resolution did not identify difficulties with the fenestration of the proposed
properties and any impacts that might have, it is not anticipated that any
difficulties would occur in any reserved matters application should this
application be successful.
6.8 With regard to other
issues raised by objectors it is clear that there is no evidence of widespread
subsidence or ground instability and any building operation must have regard to
possible adverse destabilizing effects on adjoining properties. Whilst there is
a cellar beneath part of the site, part of the adjoining property, land
ownership is a civil issue which cannot form part of the determining process of
this application.
6.9 The application is an
outline form and therefore matters of design and exterior finish are not
applicable at this stage and there is no substantiation for loss of light.
Building operations create a certain amount of disturbance during that process
which is inevitable but is not a reason to withhold permission otherwise no
development would ever take place on any site.
6.10 Most of the trees in the
centre of the site have been removed. None of the trees were covered by any
form of protection and, indeed, the previous approval established the principle
of development which would have involved clearance of most of the site.
6.11 It has been alleged that badgers
were present on site but investigations have concluded that there is no sett on
the site and therefore their presence was probably due to normal foraging.
6.12 As this is a major
application for in excess of 10 dwellings, contributions towards Education,
Transport Infrastructure and/or Highway improvements and Open Space
provision/maintenance are applicable.
7. Conclusion and Justification for
Recommendation
7.1 This is an outline application
for residential development on a site situated well within the defined
development envelope and surrounded by other residential property. Accordingly
the principle of residential redevelopment is satisfactory. Similarly, in
January 2004 an identical scheme was considered by the committee who resolved
to grant planning consent subject to the inclusions of a Section 106
Obligation. Accordingly it is considered that the principle of development for
14 units is acceptable.
7.2 No details of the dwelling
types have been submitted. Density of the development computes at 53 dwelling
units per hectare, broadly in line with densities expected in redevelopments on
brownfield sites as advised in National Planning Guidance.
7.3 In terms of drainage,
Southern Water have confirmed that it may be possible to provide for the
drainage of foul sewage from the site by means of removal of the storm water
element and disposal elsewhere and, bearing in mind the recent Mornington
decision, it would seem appropriate to impose a Grampian type condition which
prevents development in advance of the production of a coherent and workable
drainage solution.
7.4 Accordingly, approval of
this site for residential purposes is consistent with National and Local
Planning Policy as detailed in the policy section above.
8. Recommendation
Conditional Permission.
Conditions/Reasons:
|
1 |
Application
for approval of the reserved matters shall be made to the Local Planning Authority
before the expiration of 3 years from the date of this planning permission.
The development hereby permitted shall be begun before the expiration of 2
years from the date of approval of the final approval of the reserved matters
or, in the case of approval on different dates, the final approval of the
last such matter to be approved. Reason: To
comply with Section 92 of the Town and Country Planning Act 1990 (as amended)
and to prevent the accumulation of unimplemented planning permissions. |
|
2 |
Before
any works or development hereby approved is commenced on site details
relating to the design, external appearance of the buildings to be erected
and the landscaping of the site shall be submitted to, and approved by the
Local Planning Authority. These details shall comprise the ‘reserved matters’
and shall be submitted within the time constraints referred to in condition 1
above before any development is commenced. Reason: To
enable the Local Planning Authority to control the development in detail and
to comply with Section 92 of the Town and Country Planning Act 1990 (as
amended). |
|
3 |
Approval
of the details of the design and external appearance of the buildings thereto
and the landscaping of the site (hereinafter called "the reserved
matters") shall be obtained from the Local Planning Authority in writing
before any development is commenced. Reason: In order to secure a satisfactory
development and be in accordance with policies S6 (Standards of Design), D1
(Standards of Design), D2 (Standards of Development Within the Site), D3
(Landscaping), TR7 (Highway Consideration for New Development) of the IW
Unitary Development Plan. |
|
4 |
The
development permitted by this planning permission shall not be initiated by
the undertaking of a material operation as defined in Section 56 (4) (a) -
(d) of the Town and Country Planning Act 1990 in relation to the development,
until a planning obligation pursuant to Section 106 of the said Act relating
to the land has been made and lodged with the Local Planning Authority and
the Local Planning Authority has notified the person submitting the same that
it is to the Local Planning Authority's approval. The said planning
obligation will provide for the payment of a sum to the Local Planning
Authority for the purposes of the provision of education facilities,
transport and road infrastructure and for the provision and/or the
maintenance of open space within the district. Reason:
To ensure the development does not put undue pressure on the
education, open space, transport infrastructure and highways within the area
in accordance with Policy U2 and TR7 of the IW Unitary Development Plan. |
|
5 |
Development
shall not begin until details of the design, surfacing and construction of
any new roads, footways, accesses and car parking areas, together with
details of the means of disposal of surface water drainage therefrom have
been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: To ensure an adequate standard of highway
access and drainage for the proposed dwellings and to comply with policy TR7
(Highway Considerations) of the IW Unitary Development Plan. |
|
6 |
No
dwelling shall be occupied until the parts of the service roads which provide
access to it have been constructed, surfaced and drained in accordance with
[the approved plans/details which have been submitted to and approved by the
Local Planning Authority]. Reason: To ensure an adequate standard of highway
and access for the proposed dwellings and to comply with policy TR7 (Highway
Considerations) of the IW Unitary Development Plan. |
|
7 |
Development
shall not begin until details of traffic calming measures to restrict vehicle
speeds and of a programme for their implementation have been submitted to and
approved in writing by the Local Planning Authority. Development shall be carried out in
accordance with the approved details, and the measures shall be completed
before the occupation of any part of the development or in accordance with
the agreed programme. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
8 |
The
14 dwellings hereby permitted shall not be occupied until space has been laid
out within the site in accordance with the detailed plan submitted to and
approved by the Local Planning Authority for a maximum of 21 cars to be
parked and for vehicles to be loaded and unloaded and to turn so that they
may enter and leave the site in a forward gear. Space shall not thereafter be
used for any purposes other than that approved in accordance with this
condition. Reason:
In the interests of highway
safety and to comply with Policies TR7 (Highway Considerations) and TR16
(Parking Policies and Guidelines) of the IW Unitary Development Plan. |
|
9 |
Prior
to the occupation of any of the plots 1 to 11 inclusive, the 3 no. layby
parking spaces opposite 20 and 22 Node Close, as indicated on the plan hereby
approved shall be completed and ready for use and such parking spaces shall
be retained and maintained thereafter. Reason:
To ensure replacement of the casual parking provision similar to the
existing parking provision within the Node close and to discourage on-street
parking in compliance with Policy TR7 (Highway Considerations) of the IW
Unitary Development Plan. |
|
10 |
A
parking area and open space management plan, including management
responsibilities and maintenance schedules for the communal parking area in
respect of plots 1 to 11 inclusive and the open space area between plots 8
and 9 indicated on the plan hereby approved shall be submitted to and
approved by the Local Planning Authority prior to the occupation of any part
of the development. The parking area and open space area management plan
shall be carried out as approved. Reason:
In the interests of the amenities of the area and to comply with
Policy D1 (Standards of Design) of the IW Unitary Development Plan. |
|
11 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development Order 1995, or any Order revoking and re-enacting that Order with
or without modification) no development of any kind shall be carried out
within 3 metres of Southfield Gardens without the prior written approval of
the Local Planning Authority. Reason:
To allow for future road improvements and to comply with Policy TR7
(Highways Considerations) of the IW Unitary Development Plan. |
|
12 |
Plots
12, 13 and 14 shall not be occupied until a means of vehicular access serving
those dwellings has been constructed in accordance with the plans to be
submitted to and approved by the Local Planning Authority in writing. Reason:
To ensure adequate access to the proposed dwellings and in compliance
with Policy TR7 (Highway Considerations) of the IW Unitary Development Plan. |
|
13 |
No
development shall take place until details have been submitted to and
approved in writing by the Local Planning Authority of the positions, design,
materials and type of boundary treatment to be erected. The boundary treatment shall be completed
before the buildings hereby permitted are occupied. Development shall be
carried out in accordance with the approved details. Reason: In the interests of maintaining the
amenity value of the area and to comply with policy D1 (Standards of Design)
of the IW Unitary Development Plan. |
|
14 |
No
development shall take place until a detailed scheme has been submitted to
and approved by the Local Planning Authority indicating the realignment of
the junction of Node Close with Upton Road. Such a scheme shall utilise the
wide area of the footway on the western side of the access road creating a
wider footway on the eastern side and shall provide for the repositioning of
the "Give Way" lines. No other development shall commence until the
scheme has been fully implemented in accordance with the agreed details. Reason:
In the interest of highway safety and to achieve visibility
improvements to the east of the junction of Node Close with Upton Road and to
comply with Policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
15 |
No
development shall take place until a detailed scheme including calculations
and capacity studies have been submitted to and agreed with the Local
Planning Authority indicating the means of foul and surface water disposal.
Any such agreed foul and surface water disposal system shall indicate
connection points on the system where adequate capacity exists or shall
provide for attenuation measures to ensure that any flows do not cause
flooding or overload the existing system. None of the dwellings hereby approved
shall be occupied until such agreed systems have been completed and are fully
operational. Reason:
To ensure an adequate system of foul and storm water drainage is
provided for the development and in compliance with Policy U11
(Infrastructure and Services Provision) of the IW Unitary Development Plan. |
|
16 |
The
application for approval of reserved matters required by condition 3 above
shall include details of the making good of the walls and roof of the
adjoining property (Southfield) following demolition of the property (No. 18)
hereby approved and the agreed scheme of making good shall be implemented and
completed within 3 months of the demolition. Reason:
In the interests of the amenities of the area and of the adjoining
property and to comply with Policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
02 |
Reference
Number: P/01397/06 - TCP/04660/P Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: - Full Planning Permission Officer: Mr J Mackenzie Tel: (01983)
823552 Applicant: Catton Enterprises Ltd Demolition of 24
holiday chalets; proposed construction of 38 holiday apartments (revised
description) Solent Lawn
Holiday Bungalows, Shore Road, Cowes, PO318LA The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This is a major application and has proved particularly contentious.
1. Details of Application
1.1 This is a full
application with all matters to be considered at this stage.
1.2 The
proposal comprises the clearance of the site and redevelopment with 40 holiday
apartments, heights of which vary between two and four storeys, the buildings
are shown in nine blocks following a similar pattern to the existing site
coverage, buildings located along the south west boundary and south east
boundary with a further single block located adjoining the north west boundary
adjacent to the first house in Shore Road.
1.3 It is proposed to access
the site via the existing access point but with improved visibility splays
utilising a similar route of access within the site to its centre and then
snaking down the hill towards the north eastern boundary with car parking off.
1.4 The application plan
shows that the adjoining property to the south west, number 78 Worsley Road is
within the applicant’s ownership as is the large rectangular tract of land
situated to the south east and the very large but irregularly shaped woodland
located to the north and north east.
1.5 Plans show the blocks to
provide three bedroom accommodation with a living area and kitchen, one of the
bedrooms being en-suite, the higher blocks reaching four storeys and
incorporating a lift with each flat comprising a gross floor area of
approximately 84 m2.
1.6 Blocks seven, eight and
nine differ slightly in layout but provide one or two bedroom accommodation
each with a living area and kitchen with a gross floor area of approximately 68
m2, not including the stairwell. The first floor apartments are
single bedroom, the ground floor apartments two bedroom.
1.7 Block one, comprising two
units is on three levels with a single apartment on ground floor comprising
three bedrooms and having an area of approximately 84 m2 with a
second unit on first and second floor (partially in the roofspace) comprising
an area of 167 m2 but including two roof terraces. Block six is ‘H’
shaped on plan and comprises five units following a revision to the scheme of
two or three bedrooms, each with an area of approximately 90 m2 with
a central access stairwell. A late revision to the scheme drops one floor (and
one unit) off the total and reduces the height of the north western most
section, where it lies adjacent to number 2 Shore Road to a maximum of one and
a half storeys. Some units incorporate balconies others with Juliet style
balconies with no external seating areas.
1.8 Plot two is shown on the
plans as being three/four storeys comprising five units, the upper units being
“duplex” i.e. also incorporating accommodation within the roofspace and having
roof terraces and comprising accommodation between 84 and 132 m2.
1.9 All blocks include ridged
roofs with connecting ridge roof elements are clad in natural slates. Walls to
be a facing brick plinth with white render to the ground floors with timber
cladding to front and rear elevations with brickwork to side elevations.
Windows and doors to be dark grey; balustrading in stainless steel and
rainwater goods in a black finish.
1.10 Elevations show the
revised scheme (which omits the fifth level accommodation) to step down the
slope of the site which falls quite substantially from west to east and
photomontages show the buildings on site seen from a northerly direction with a
very substantial backdrop of high trees.
2. Location and Site
Characteristics
2.1 Application site has a
site area of approximately 0.86 hectares located on the east side of Shore Road
approximately 200 metres from the shoreline and approximately 100 metres from
the junction of Shore Road with Worsley Road. This is a narrow section of road
with extreme gradients falling many metres from Worsley Road down to the shore
with an especially sharp bend at the frontage of the site.
2.2 The site is presently
occupied by a now disused holiday bungalow estate comprising 24 detached and
semi-detached chalets arranged along the south western and south eastern
boundaries with further chalets in the centre of the site with an open grassed
area at the northern extent falling away to a stream which marks the sites
north eastern boundary. The existing chalets are artificial stone under
concrete tiled roofs but some of the chalets are flat felted roofs and appear to
be a poor state of repair. Site is occupied also by two or three specimen trees
and is surrounded on its south west, south east and north east boundaries by
dense tree screening and woodland. To the north west of the site is long
established residential properties of a mixture of houses, bungalows and of a
diversity of designs and materials. Immediately to the south west are two
bungalows on the bend fronting Shore Road, the eastern one of which is within
the ownership of the application. Further to the south there are further
residential properties again of a mixed style, design and material finishes but
due west of the site and Shore Road is undeveloped land forming the coastal
slope down to the western Solent.
3. Relevant History
3.1 Change of use of 24
holiday bungalows to permanent residential dwellings refused in June 2002 for
reasons of unsatisfactory environment due to lack of space around buildings and
lack of private amenity space; possible threat to retention of preserved trees;
identification of land stability problems which will require appropriate
mitigation; inadequate facilities for traffic movement to serve increase in
vehicular traffic due to inadequate visibility of the existing access onto
Shore Road, the increased use of the access to the detriment of highway safety
and inadequate parking and turning facilities and on grounds that the loss of
holiday accommodation would be likely to have an adverse effect on the local
economic vitality and viability.
4. Development Plan
Policy
4.1 National Policy Guidance
PPG21 – Tourism
outlines the economic significance of tourism and its environmental impact;
considers the scale and character of tourist activity, its economic
significance and future trends.
4.2 Unitary Development Plan
policies
·
T1 – The Promotion of Tourism and Extension of the
Season – seeks to extend the tourist season and minimise any detrimental
adverse impact.
·
T3 – Criteria for the Development of Holiday
Accommodation – states that planning proposals for development of holiday
accommodation will only be acceptable in principle where a new hotel, similar
serviced accommodation or self catering accommodation is provided or existing
accommodation is upgraded and where the Council is satisfied the development will
be retained for holiday use.
·
T6 – Permanent Accommodation Sites (Other than
Hotels) – supports expansion of existing permanent accommodation sites (on
proposals) where they adjoin or directly related to existing built facilities
and do not detract from their surroundings; they enhance the environment or
improve the visual appearance of the site and that new or replacement units are
appropriate in design and appearance and that the density of the site does not
adversely affect the rural character of the area.
4.3 Site is within the
designated development envelope, it is not within an Area of Outstanding
Natural Beauty or under any other designation.
4.4 Site is the subject of a
Tree Preservation Order, two individual trees and a further group.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
Highway Engineer recommends conditions if approved.
Points out that due to gradients and forward visibility in the highway speeds
are exceptionally low and marginal improvements to visibility will be
acceptable.
·
Conservation and Design Team consider design
concept and style to appropriate and point out that the main concern is the
visual impact as viewed from the Solent. That reduction in blocks three, four
and five and the adjustment to block six will reduce the visual impact of the
scheme.
·
Environmental Protection Officer recommends
conditions be applied regarding possible contamination.
5.2 External Consultees
·
Southern Water point out that following initial
investigations there is currently inadequate capacity in the local network to
provide foul sewage disposal to service the proposed development and that the
proposed development would increase flows to the public sewerage system and,
accordingly, existing properties and land may be subject to a greater risk of
flooding as a result. Points out that the public sewer is a combined system
receiving both foul and surface water flows and no flows greater than the
currently received can be accommodated in this system. However, it is possible
that by removing some of the existing surface water entering the sewer,
additional flows could be accommodated so that there is no net increase in
flows. This would need to be proved by the applicant and that the drainage
report accompanying the application suggests alternative means of surface water
disposal are being considered (SUDS). Alternatively additional off site sewers
or improvements to existing sewers can be provided to service the development
and therefore Southern Water indicate that such drainage is possible subject to
a proper scheme.
5.3 Neighbours
23 letters of objection
from neighbours and local residents (some writing more than once) objecting on
grounds of:
·
Over development and excessive height
·
Adverse effect on ecology and habitats
·
Likelihood of flooding or possible adverse water
run off effects
·
Inadequate foul drainage
·
Likely smells from use of grey water
·
Adverse effect on Area of Outstanding Natural
Beauty and adverse visual impacts
·
Adverse effect on neighbouring properties and
overlooking
·
Inadequate access to serve proposed number and
volume of traffic
·
Inappropriate design
·
Inadequate car parking
·
Creation of a precedent for similar developments
and likelihood of subsequent permanent occupation and development out of
keeping.
Some
writers suggest lower rise, suggest road widening to ease traffic problems. One
writer suggests that development should be refused on basis of no new
technology included.
Following
the receipt of revised plans and re-consultation, three further letters of
objection from neighbours and local residents reiterating the former grounds of
objection.
5.4 Others
·
Island Watch recommend refusal on grounds of
overdevelopment and subsequent damage to the area.
·
Solent Protection Society – object on grounds of
visual impact when viewed from the sea and from land due to height and nature
of proposal.
·
CPRE recommend refusal pointing out that whilst
there is a need to upgrade and modernize the existing facilities they are
presently not unduly intrusive because of their scale. Objects on grounds of
overdevelopment by excessive height and scale, being overbearing and intrusive,
being completely out of scale and character with Gurnard village. Makes
specific reference to block 6 just at the entrance to the site, which dominates
the adjoining property and therefore development is contrary to UDP policy,
suggesting that only 24 units should be allowed on site thus replacing the
existing.
Draws
attention to additional traffic generated and the fact that Southern Water have
confirmed there is currently inadequate capacity in the local network to
provide foul sewage disposal. Suggests that development is not for holiday
accommodation but is for selling off units as second homes which is not
accommodation for genuine tourist but reiterates that the development is
unacceptable in terms of density, height and mass.
6. Evaluation
6.1 The
main issues relating to the application are:
·
Policy and principle
·
Density i.e. numbers of units on the site
·
Overall heights of buildings
·
Issues relating to drainage
·
Land stability
·
Access and parking facilities
·
Effect on adjoining property
·
Design and materials
·
Visual impact from the mass, height, density and
design and materials
6.2 In terms of policy and
principle, this a site presently occupied by 24 holiday bungalows which, at
this moment are not being used. The site is an existing holiday accommodation
site and therefore there is no change of use and UDP policy supports the
upgrading and improvement of such establishments. The site is not proposed to
be extended out of its existing envelope and therefore, in principle, there is
no policy objection.
6.3 Originally submitted for
development of up to five storeys, the application has been revised to remove
the fifth floor accommodation from blocks 3, 4 and 5, towards the southern edge
of the site. In addition, the block 6 which adjoins the property on the tight
bend in Shore road, this has been reduced in height and mass down to a split
level accommodation following the ground’s contours, providing four single
bedroom units and the reductions have culminated in a commensurate reduction
from 40 units originally proposed to 38. Whilst the proposed development
attains a height of four storeys, these four storey units are situated towards
the southern extent of the site where it abuts dense and tall woodland trees.
Long distance views, especially from the Solent show that the ridges of the
roofs will not exceed the tree canopy and therefore the holiday units will be
seen with a dense and dark backdrop therefore reducing their visual impact.
Elsewhere on the site the heights range from two to three storeys and with the
substantial fall in ground levels, the heights of the proposed buildings are
still beneath that of the tree canopy and beneath ridge levels of properties to
the west.
6.4 Southern Water have
confirmed that, at present, there is inadequate capacity in the local sewerage
system but in make such observations have suggested that as the system is a
combined one, taking both storm and foul sewage, removal of surface water from
the combine sewer may allow sufficient additional capacity to cope with the
traditional load created by the additional 14 units and it is suggested by the
agents that balancing ponds and a sustainable urban drainage system (SUDS)
including balancing ponds and other methods of attenuation can be employed to
remove and deal with surface water discharged from the site. This may allow
sufficient capacity within the existing system to accept the additional units.
6.5 With regard to slope
stability issues, the application has been accompanied by a desk top study and
site walkover, the results of which refer to the Cowes to Gurnard coastal slope
stability study carried out in August 2000 by Halcro Group Limited which shows
the site as being an area of valley side slopes and valley side mud slides but
does not identify any areas of deep seated (rotational) landslides within the
site. That study identifies the possible impact of valley side mud slides being
moderate to serious damage to property, roads and pavements due to ground
movements but the walkover study indicates no structural damage to any of the
properties on site but it is not possible to confirm whether the damage caused
to one of the buildings to the west of the site, garden walls and road surface
is the result of small scale ground movements or flaws in construction. The
study identified the site as lying within an at risk area and recommends that a
suitable ground investigation be undertaken to identify any potential risks
posed by ground movements to the proposed development. It is suggested that, if
the development is acceptable in principle and detail as submitted, before any
works commence on site that a full ground conditions survey is carried out and
steps are taken with the construction to ensure that subsidence is avoided.
6.6 The site access presently
serves the development of 24 holiday bungalows and is situated on a steep
gradient falling from Woodvale Road down to the shore. In this short but steep
section of highway there are two blind bends, the northerly one being
particularly difficult to manoeuvre due to both gradient and radius of the
bend. Accordingly, vehicle speeds are exceptionally low. A traffic count and
speed count has been undertaken which established that the speed of traffic
averaged below 20 mile per hours and that visibility splays of 33 x 4.5 m could
be achieved to increase visibility at the existing access by realigning hedges.
6.7 There would be an
increase in car parking spaces for the additional holiday units. It is proposed
to provide 51 car parking spaces which is at a ration of 1.34 car parking
spaces per apartment. However, the plans show that some of these would be
overspill and used only in times when the site was fully occupied and those
overspill areas would be soft surface by means of grasscrete or similar
materials providing a semi-soft surface.
6.8 Apart from the visual
impact of the height proposed in these buildings, the effect on adjoining
properties needs to be considered, especially in the light of the proximity of
the nearest properties. Most of the development follows the pattern of the
original buildings on site, that is to say a line of new buildings along the
southwestern and southeastern boundaries with an additional block approximately
midway in the northwestern boundary, immediately adjoining the first two
properties in Short Road, one directly opposite the access road and the second
being that on the east side of the sharp bend. The alterations to block 6,
adjoining no. 2 Shore Road on the bend have ensured that the height of the
building, and its depth are significantly less than the blocks previously
proposed and are compatible with the massing and height of the building it
adjoins.
6.9 Block 7, the building
located just to the west of the access, replaces chalets in that position and
the elevation shows that the gable end facing the road has no windows to
overlook the property opposite. As no. 78 Worsley Road is in the same ownership
as the site, no objection has been received from that property. The taller
blocks facing the northwesterly direction, which have windows in elevations
facing towards the sea and towards Shore road are elevated, being of three and
four storeys in height, but the distance from those blocks to Shore Road is in
excess of 50 metres and therefore, at that distance, overlooking is not considered
to be significant.
6.10 In terms of design and
materials, these are considered appropriate. They take account of immediate
context as well as the wider views as seen from the Solent. The revised scheme
(reducing heights) reduces impacts and is supported.
7. Conclusion and Justification for
Recommendation
7.1 The principle of holiday
accommodation on this site is established by the existing use. The proposed use
is therefore appropriate, subject to conditions securing the site for holiday
use.
7.2 The negotiated reduction
in size of buildings has resulted in an improved scheme that has a reduced
impact on adjoining properties. The design and scale of development sits well
in the semi-natural and built environment.
8. Recommendation
Conditional
Permission
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
None
of the apartments hereby approved shall be used other than as holiday
accommodation and no occupant shall use any of the apartments hereby approved
as a sole or main residence. Reason: To ensure that the development remains for
holiday purposes and to comply with policies T1 (Tourism) and T3 (Holiday
Accommodation) of the IW Unitary Development Plan. |
|
3 |
No
development shall take place until [samples of materials/details of the
materials and finishes, including mortar colour] to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
4 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted Development)
Order 1995 (or any Order revoking or re-enacting that Order with or without
modification) the exterior of the building(s) hereby permitted shall not be
painted or coloured other than as expressly authorised by this permission. Reason: In the interests of the amenities and
character of the area and to comply with policy D1 (Standards of Design) of
the IW Unitary Development Plan. |
|
5 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order
with or without modification), no development within Classes A to E of Part 1
or Class A of Part 2 of Schedule 2 to that Order shall be carried out [other
than that expressly authorised by this permission. Reason:
In the interests of the amenities and character of the site and the
area and to comply with Policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
6 |
No
development shall take place until a scheme for the drainage and disposal of
surface water from the development hereby approved has been submitted to and
approved in writing by the Local Planning Authority. The scheme as approved shall be completed
before any [residential] unit hereby permitted is first occupied. Reason: To ensure that surface water run-off is
satisfactorily accommodated and to comply with policies G6 (Development in
Areas Liable to Flooding) and G7 (Development on Unstable Land) of the IW
Unitary Development Plan. |
|
7 |
No
development approved by this permission shall be commenced until a scheme for
the provision and implementation of foul drainage works has been approved by
and implemented to the reasonable satisfaction of the Local Planning
Authority. Reason: To minimise the risk of pollution and to
comply with policy P1 (Pollution and Development) of the IW Unitary
Development Plan. |
|
8 |
No
development shall take place until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority and these works shall be carried out as approved. These details shall include [proposed
finished levels or contours; means of enclosure; car parking layouts; other
vehicle and pedestrian access and circulation areas; hard surfacing
materials; minor artefacts and structures (eg. furniture, play equipment,
refuse or other storage units, signs, lighting, etc); proposed and existing
functional services above and below ground (eg. drainage power, communications
cables, pipelines, etc, indicating lines, manholes, supports, etc); retained
historic landscape features and proposals for restoration, where relevant]. Reason: To ensure the appearance of the development
is satisfactory and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
9 |
No
development shall take place until a scheme of landscape implementation and
maintenance for a minimum period of 5 years has been submitted to and
approved in writing by the Local Planning Authority. All hard and soft landscape works shall be
carried out in accordance with the approved scheme. The works shall be carried out prior to the occupation of any
part of the development or in accordance with the programme agreed with the
Local Planning Authority. Reason: To ensure the provision, establishment and
maintenance of a reasonable standard of landscape in accordance with the
approved design and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
10 |
No
development shall take place on the site until a comprehensive land stability
investigation has been carried out by a competent person and the report has
been submitted to and verified by the Local Planning Authority. thereafter
the development shall be designed so as to take account of any land
instability found and the development shall thereafter be carried out in
accordance with that design scheme. Reason:
To ensure that the development does not impact on the stability of the
site or wider area and to comply with Policy G7 (Unstable Land) of the IW
Unitary Development Plan. |
|
11 |
No
part of the development hereby permitted shall commence until there has been
submitted to and approved in writing by the Local Planning Authority: (a) A
site investigation report documenting the ground conditions of the site and
incorporating a chemical and gas analysis identified as approbate by the desk
top study in accordance with BS10175:2001 "Investigation of Potentially
Contaminated Sites - Code of Practice", and, unless otherwise agreed in
writing by the Local Planning Authority, (b) A
remediation scheme to deal with any contaminant including an implementation
timetable monitoring proposals and a remediation verification methodology.
The verification methodology shall include a sampling and analysis programme
to confirm the adequacy of decontamination and appropriately qualified person
shall oversee the implementation of all remediation. The
construction of buildings shall not commence until the investigator has
provided a report, which shall include confirmation that all remediation
measures have been carried out fully in accordance with the scheme. The
report shall also include results of the verification programme of post
remediation sampling and monitoring in order to demonstrate that the required
remediation has been fully met. Future monitoring proposals and reporting
shall also be detailed in the report. Reason:
to protect the environment and prevent harm to human health by
ensuring that, where necessary, the land is remediated to an appropriate
standard in order to comply with Part 2A of the Environmental Protection Act
1990. |
|
12 |
Development
shall not begin until details of the design, surfacing and construction of
any new roads, footways, accesses and car parking areas, together with
details of the means of disposal of surface water drainage therefrom have
been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: To ensure an adequate standard of highway
access and drainage for the proposed dwellings and to comply with policy TR7
(Highway Considerations) of the IW Unitary Development Plan. |
|
13 |
No
holiday dwelling shall be occupied until the parts of the service roads which
provide access to it have been constructed, surfaced and drained in
accordance with the approved plans/details which have been submitted to and
approved by the Local Planning Authority. Reason: To ensure an adequate standard of highway
and access for the proposed dwellings and to comply with policy TR7 (Highway
Considerations) of the IW Unitary Development Plan. |
|
14 |
The
development shall not be occupied until sight lines have been provided in
accordance with the visibility splay shown (…) on the approved plan
(reference number …). Nothing that
may cause an obstruction to visibility shall at any time be placed or be
permitted to remain within that visibility splay. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
15 |
Development
shall not begin until details of the junction between the proposed service
road and the highway have been approved in writing by the Local Planning
Authority; and the building shall not be occupied until that junction has
been constructed in accordance with the approved details. Reason: To ensure adequate access to the proposed
development and to comply with policy D1 (Standards of Design) of the IW
Unitary Development Plan. |
|
16 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order
with or without modification), no gates shall be erected other than those
expressly authorised by this permission/other than gates that are set back a
minimum distance of 8 metres from the edge of the carriageway of the
adjoining highway. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
17 |
[The
use hereby permitted shall not commence/No (building/dwelling) hereby
permitted shall be occupied] until space has been laid out within the site
and [drained and surfaced/…] [in accordance with drawing number (…)/in
accordance with details that have been submitted to and approved by the Local
Planning Authority in writing] for [… cars/bicycles] to be parked [and for
(…) vehicles to be loaded and unloaded] [and for vehicles to turn so that
they may enter and leave the site in forward gear]. The space shall not thereafter be used for any purpose other
than that approved in accordance with this condition. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
18 |
No
development shall commence on the site until details of design of all
building foundations and of the layout, positions, dimensions and levels of
all trenches, ditches, drains and other excavations on the site, have been
submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in
accordance with the approved details. Reason: To avoid damage to health of existing
trees and hedgerows and to comply with policy C12 (Development Affecting
Trees and Woodland) of the IW Unitary Development Plan. |
|
03 |
Reference
Number: P/01416/06 - TCP/18349/U Parish/Name: Cowes - Ward/Name: Cowes Castle East Registration
Date: 14/06/2006 -
Full Planning Permission Officer: Mr J Mackenzie Tel: (01983)
823552 Applicant: Baring Developments (Cowes) Ltd Construction of
a terrace of 4 town houses with integral garages fronting Cliff Road; 3/6 storey building to provide 10
flats; vehicular access site of, Essex
House, Baring Road, Cowes, PO318DQ The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This is a major application and is before the Development Control Sub Committee due to call in by local Member Councillor Alan Wells.
1. Details of Application
1.1 This is a full
application with all matters to be considered at this time. It follows a
previous permission for a similar development allowed on appeal and effectively
represents a change in design terms.
1.2 The proposal comprises
demolition of an existing property known as Essex House and its replacement
with a terrace of four town houses with integral garages off Cliff Road and a
three to six-storey building to provide ten flats fronting Baring Road.
1.3 The site plan indicates
two blocks, the flatted block being situated on a similar depth of frontage to
adjoining properties, about 5.5 metres back from the front boundary of the site
with a front boundary comprising steel railings punctuated almost centrally by
a pedestrian access with a bridge link to the front door of the flats. To the rear of the flatted block which has
an overall depth of almost 15 metres is the intervening space between the
flatted block and the houses, a distance between 18 and 20 metres of landscaped
area. A layby is included in the frontage of the site to Baring Road.
1.4 The houses are shown to
be sited about 4 metres back from the frontage with Cliff Road, a terrace of
four, close to the eastern boundary, with vehicular access adjoining the
western boundary off Cliff Road and serving the basement parking of the flatted
block. Access to the houses is directly
off Cliff Road, each of them having integral garages and short driveways.
1.5 The design of both the
houses fronting Cliff Road and the flats fronting Baring Road is contemporary,
constructed in a buff facing brick with stone sills and copings with natural
cedar panels on balconies. Design shows
a curved (convex) metal sheet roof punctuated on the Baring Road elevation by
five small dormers, each clad in metal.
1.6 Houses are constructed
and finished in a similar manner with the style similar to the flats but with a
flat metal sheet roof punctuated by parapet walls.
1.7 Plans show typical flats
as being three bedrooms, one en suite, bathroom and large lounge and kitchen,
bedrooms fronting Baring Road with the kitchen and lounge on the northerly
elevation fronting towards the Solent with access to balconies. Flats have a gross area of 140 square
metres.
1.8 Town houses comprise
entrance hall, utility room, games room and garage on ground floor with three
bedrooms, a shower room and bathroom on first floor with a further bathroom and
master bedroom on second floor with access onto balcony. Houses have a gross floor area of 165 square
metres including the integral garage.
Each has a small private courtyard at the rear, each again with access
to communal open space behind.
1.9 n terms of elevations,
the southern elevation of the flatted building to Baring Road is shown in a part
street scene to be a similar height to the adjoining property to the east but
to have a higher roofline than the adjoining properties to the west by height
of approximately 5 metres. The width of
the elevation almost fills the site but still leaves a gap between buildings of
about 4 metres on the eastern side and approximately 2 metres on the western
side.
1.10 The application is accompanied by a land
stability report.
2. Location and Site
Characteristics
2.1 The site has already been
cleared. Work has commenced, authorised
by a previous permission but, at the time of site inspection, works to
retaining structures had been undertaken.
2.2 Site has an area of 0.13
ha and is located on the north side of Baring Road with a frontage onto Cliff
Road of approximately 28m, an overall depth of 51 metres. The site is situated approximately 280
metres from the junction with Ward Avenue.
2.3 Development has commenced
on site but, at the time of the visit, appeared to be mainly land stability
work as authorised in the previous permission.
To the east of the site on the Baring Road frontage, which is properly
known as Villa Rothsay, two storeys high fronting Baring Road and three storeys
at the rear under a conventionally pitched roof. To the west is a chalet bungalow with a ground floor below level
of Baring Road revealing only the roof with dormers. These properties have commanding views in a northerly direction
over the Solent as the land falls very steeply to Cliff Road and then to the
Esplanade. Materials prevalent in the
area are buff brick, grey slate roofs, some red tiled roofs, but there are
examples of modern architecture, some properties with flat felted roofs and of
contemporary design.
2.4 The area is almost exclusively
residential in its use.
3. Relevant History
3.1 Pair of semi-detached
houses with integral garages was approved on the adjoining site, to the west
fronting Cliff Road in July of this year.
These dwellings are virtually identical to the houses presently under
consideration but commencement has not yet been made.
3.2 In November 2003 planning
permission was refused for the demolition of Essex House and the construction
of a terrace of four town houses fronting Cliff Road and a 3/6 storey building
to provide ten flats with access off Cliff Road. This application was refused on the grounds that the proposal by
reason of its scale, mass, height and width would have an intrusive and
overdominant effect when viewed from both Baring Road and Cliff Road resulting
in development out of character. The
subsequent appeal was allowed and in his determination the Inspector considered
the main issues to be the effect of the proposed development on the scenes of
both Cliff Road and Baring Road and the appearance and character of the neighbourhood. He also considered that density of
development, access, car parking and land stability were also determining
issues.
3.3 The Inspector concluded
that PPG3 supports the principle of infill housing as did policy G4 of the
Unitary Development Plan. He
considered that despite the fact that the design would be wholly different in
character from existing buildings in the street and would occupy the whole
frontage of the site, the scale and massing would not be out of place. In terms of design he considered that the
existing mixture of styles and periods from small scale modern building to
large Victoriana has resulted in an interesting and eclectic townscape; that
there is no particular delicate or balanced pattern of development here and he
felt that the proposed buildings could be integrated without harm to the built
environment or conflict with the design criteria of the Development Plan. He felt that density was appropriate.
4. Development Plan
Policy
4.1 National Policy Guidance
PPG3/PPS3
gives support for redevelopment of brownfield sites, increased densities and
integration of design styles.
4.2
Unitary Development Plan Policy
The
following policies apply:-
·
G1 – Development Envelopes for Towns and Villages
·
G4 – General Locational Criteria for Development
·
G7 – Unstable Land
·
D1 – Standards of Design
·
D2 – Standards for Development Within the Site
·
D3 – Landscaping
·
D11 – Crime and Design
·
D12 – Access
·
B6 – Protection and Enhancement of Conservation
Areas
·
H1 – New Development Within Main Island Towns
·
H4 – Unallocated Residential Development to be
Restricted to Defined Settlements
·
H5 – Infill Development
·
H6 – High Density Residential Development
4.3 The site is located adjoining the Cowes
Conservation Area.
5. Consultee and Third
Party Comments
5.1
Internal Consultees
·
Highway Engineer recommends conditions if approved.
·
Conservation and Design Team point out that design
of the house is almost identical to that approved on the adjoining site and is
therefore acceptable but suggests some minor amendments to the Baring Road
elevation of the flats to give more interest but consider that the proposal
will sit comfortably in place of the approved scheme and will add to the
variety and quality of the Conservation Area but recommends conditions to
relate to the approval of materials, finishes and details.
5.2 External Consultees
·
None
5.3 Town or Parish Council Comments
·
Town Council objects to the proposal on grounds of
excessive domination on Baring Road frontage, lack of architectural merit and
out of keeping with surrounding properties. Raises no objection to town houses
fronting Cliff Road.
5.4 Neighbours
·
Nineteen letters of objection on grounds of
inappropriate design; materials and design out of keeping with the Conservation
Area; overdevelopment of the site; adverse effect on the Conservation Area
adjacent; development too close to Cliff Road and Baring Road; creation of a
precedent; inadequate access off Baring Road including omission of a parking
bay; increased traffic generated by the proposal and insufficient parking;
congestion or obstruction in Cliff Road; inadequate depth of drives to the town
houses off Cliff Road; overshadowing and over-dominance and inadequate
drainage.
5.5 Others
·
Objection from Isle of Wight Society on grounds of
inappropriate architecture; excessive height; design and appearance
inappropriate to the Conservation Area adjoining; land stability; provision of
second homes and the fact that the scheme does not include any locally
affordable dwellings.
6. Evaluation
6.1
The main issues relating to this application are:-
§
Policy and principle
§
Design
§
Land stability
§
Drainage
§
Access/parking/highway considerations
§
Effect on adjoining properties
All of the above determining factors must
be considered in the light of the appeal decision dated 15 September 2004 which
granted consent for an essentially similar development of ten apartments and
four town houses fronting Cliff Road and the differences between the schemes.
6.2 In terms of policy and
principle the appeal decision in September 2004 established that the
residential redevelopment of this site for ten apartments and four town houses
was acceptable. It also established
that a development of the mass and scale proposed in that development was also
acceptable, mass and scale which are not dissimilar from the proposal currently
under consideration. Therefore, in
principle, as circumstances and policies have not changed since that appeal
decision and the fact that there are no material differences in principle,
Members are advised that, in terms of principle, scale and mass, the
development is acceptable.
6.3 The essential difference
between the scheme allowed on appeal and that now the subject of consideration
is the subject of design and therefore is the major determining factor.
6.4 Turning to land
stability, whilst a land stability report was submitted with the application it
is pointed out that the last scheme which was refused by the then Committee,
was not refused on ground instability and, indeed, the matter was addressed by
the Appeal Inspector. Similar works
have been undertaken this time and conclude that development can be carried out
in practical terms subject to the implementation of land stability measures
which have already been put in hand, authorised by the previous planning
permission.
6.5 The previous scheme,
allowed at appeal in September 2004, included proposals for the attenuation of
surface water and storm water and proposals to install a new system for dealing
with foul water. Subject to the
specification being agreed with Southern Water, drainage implications are felt
to be appropriately controlled by condition.
6.6 In terms of access and
parking, again, a similar scheme with similar traffic implications has already
been approved and represents a permission which could be implemented at this
time. Accordingly the fourteen
additional units accessed off Cliff Road are considered acceptable in terms of
traffic generation and means of access to the site. The car parking standards, within the site, fall marginally short
of that specification which would normally be expected but is not sufficiently
inadequate to warrant resistance. In
detail, the turning facilities provided within the basement car parking are
tight but workable and the positioning of bicycle parking is cramped. These are issues which are not felt to be of
sufficient weight to warrant rejection.
6.7 In terms of the effect
on adjoining properties, essentially, the gable end walls of both blocks are
blank, containing only obscured glazed windows or window blanks to reduce the
plainness of the areas of brickwork.
The masses of the blocks are essentially the same as those already with
planning consent granted at appeal and as such a development has already been
granted and the layouts of the site and the units are so similar, increased
levels of dominance or overlooking are little different from the approved
scheme. Accordingly I do not consider the
impact on adjoining properties would be any greater than the scheme which can
be implemented at this time and probably will be if this current proposal is
not accepted.
6.8 Accordingly, the
overwhelming determining factor is that of design and in determining this
proposal, the differences between the approved scheme and that presently
proposed should be the main focus.
6.9 The similarities between
the scheme allowed at appeal and the current submission are the numbers of
apartments and houses, the fact that that accommodation is provided in two
blocks, the height, width and depth and, therefore, the mass of the proposals
is almost exactly the same as the earlier permission, the differences are in
design, including the curved sheet roof and the inclusion of garages as opposed
to carports for the four town houses fronting Cliff Road. There is also a marginal increase in the
footprint of the town houses and other details have been altered such as the
position of the attenuation tanks for surface water and storm water
drainage. In terms of design, the
proportions are similar in terms of fenestration, the inclusion of dormer
windows and the overall height which is exactly the same as the adjoining
property known as Oak Bank, except the detailing of the Baring Road elevation
is simpler and the rear elevation, facing north to the Solent, has balconies
drawn in closer to the centre of the elevation rather than individual balconies
at all levels, corresponding with window positions. The Baring Road elevation
has since been revised in response to the Conservation and Design Team’s advice
including two panels of render.
6.10 The town houses are
almost identical to those approved on the adjoining site and therefore will be
an appropriate addition to the street scene on Cliff Road.
6.11 In conclusion this
alternative scheme is felt appropriate in terms of scale, mass and design and
is felt to be an appropriate addition in this area of varied architecture.
7. Conclusion and Justification for
Recommendation
7.1 The scheme currently under
consideration is very similar to that which was allowed on appeal in September
2004 with only the design and comparatively minor details varying from that
scheme. Matters relating to land
stability, drainage, scale, mass and potential impact on adjoining properties
have been addressed in this revised scheme and matters of access, parking and
traffic are unchanged from the extant permission which could still be
implemented. The Inspector on the
appeal felt that Baring Road had no established building line or consistent
character, that it was a mixture of buildings of different height, mass and
random styles but the mixture of modest domestic houses and big Victorian
villas left ample scope for a large building on the appeal site if suitably
designed and despite the fact that the roof design was complex and it would be
wholly different in character from existing buildings in the street and that it
would occupy the whole frontage of the site, its scale and massing would not be
out of place. Accordingly it is felt
that the alternative development now proposed is consistent with policies
contained within the Unitary Development Plan and is recommended accordingly.
8. Recommendation
Conditional Permission
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
No
development shall take place until [samples of materials/details of the
materials and finishes, including mortar colour] to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
No
development shall take place until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority and these works shall be carried out as approved. These details shall include [proposed
finished levels or contours; means of enclosure; car parking layouts; other
vehicle and pedestrian access and circulation areas; hard surfacing
materials; minor artefacts and structures (eg. furniture, play equipment,
refuse or other storage units, signs, lighting, etc); proposed and existing
functional services above and below ground (eg. drainage power,
communications cables, pipelines, etc, indicating lines, manholes, supports,
etc); retained historic landscape features and proposals for restoration,
where relevant]. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
4 |
All
planting, seeding or turfing comprised in the approved details of landscaping
shall be carried out in the first planting and seeding seasons following the
occupation of the buildings or the completion of the development, whichever
is the sooner, and any trees or plants which within a period of 5 years from
the completion of the development die, are removed or become seriously
damaged or diseased shall be replaced in the next planting season with others
of similar size and species, unless the Local Planning Authority gives
written consent to any variation. Reason: To ensure the appearance of the development
is satisfactory and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
5 |
No
development shall take place until details have been submitted to and
approved in writing by the Local Planning Authority of the positions, design,
materials and type of boundary treatment to be erected. The boundary treatment shall be completed
[before the use hereby permitted is commenced/before the building(s) hereby
permitted (is/are) occupied/in accordance with a timetable agreed in writing
with the Local Planning Authority].
Development shall be carried out in accordance with the approved
details. Reason: In the interests of maintaining the
amenity value of the area and to comply with policy D1 (Standards of Design)
of the IW Unitary Development Plan. |
|
6 |
No
development shall take place until a scheme for the drainage and disposal of
surface water from the development hereby approved has been submitted to and
approved in writing by the Local Planning Authority. The scheme as approved shall be completed
before any [residential] unit hereby permitted is first occupied. Reason: To ensure that surface water run-off is
satisfactorily accommodated and to comply with policies G6 (Development in
Areas Liable to Flooding) and G7 (Development on Unstable Land) of the IW
Unitary Development Plan. |
|
7 |
No
development approved by this permission shall be commenced until a scheme for
the provision and implementation of foul drainage works has been approved by
and implemented to the reasonable satisfaction of the Local Planning
Authority. Reason: To minimise the risk of pollution and to
comply with policy P1 (Pollution and Development) of the IW Unitary
Development Plan. |
|
8 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order
with or without modification), no development within Classes A to E of Part 1
of Schedule 2 to that Order shall be carried out [other than that expressly
authorised by this permission]. Reason: Varies: Officer to provide specific
Condition. |
|
9 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no windows/dormer windows (other than those
expressly authorised by this permission) shall be constructed. Reason: Varies: Officer to provide specific
Condition. |
|
10 |
Construction
of the dwellings hereby permitted shall not commence until a detailed
specification (including design, materials, opening mechanisms and colour) of
the doors (including garage doors) and windows has been submitted to and
approved in writing by the Local Planning Authority. Development shall be carried out in
accordance with the approved details.
Subsequent changes to the approved specification shall only be carried
out with the written approval of the Local Planning Authority. Reason: To reflect the
requirements of Section 72(1) of the Planning (Listed Buildings in
Conservation Areas) Act 1990 and to protect the character and appearance of
the Conservation Area and to comply with policy B6 (Protection and
Enhancement of Conservation Areas) and in the interests of highway safety to
comply with policy TR7 (Highway Considerations for New Development) of the
Isle of Wight Unitary Development Plan. |
|
11 |
[The
use hereby permitted shall not commence/No (building/dwelling) hereby
permitted shall be occupied] until space has been laid out within the site
and [drained and surfaced/…] [in accordance with drawing number (…)/in
accordance with details that have been submitted to and approved by the Local
Planning Authority in writing] for [… cars/bicycles] to be parked [and for
(…) vehicles to be loaded and unloaded] [and for vehicles to turn so that they
may enter and leave the site in forward gear]. The space shall not thereafter be used for any purpose other
than that approved in accordance with this condition. Reason: In the interests of highway safety and to comply
with policy TR7 (Highway Considerations) of the IW Unitary Development Plan. |
|
12 |
Development
shall not commence until details of the facilities to be provided for the
storage of refuse have been submitted to and approved in writing by the Local
Planning Authority. No building shall
be occupied until the facilities have been provided in accordance with the
approved details and the facilities shall thereafter be retained. Reason: To safeguard the amenities of the locality
and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
13 |
Development
shall not begin until details of the junction between the proposed service
road and the highway have been approved in writing by the Local Planning
Authority; and the building shall not be occupied until that junction has
been constructed in accordance with the approved details. Reason: To ensure adequate access to the proposed
development and to comply with policy D1 (Standards of Design) of the IW
Unitary Development Plan. |
|
14 |
Development
shall not begin until details of the design, surfacing and construction of
any new roads, footways, accesses and car parking areas, together with
details of the means of disposal of surface water drainage therefrom have
been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: To ensure an adequate standard of highway
access and drainage for the proposed dwellings and to comply with policy TR7
(Highway Considerations) of the IW Unitary Development Plan. |
|
15 |
Steps,
including the installation and use of wheel cleaning facilities in accordance
with details to be submitted to and approved in writing by the Local Planning
Authority, shall be taken to prevent material being deposited on the highway
as a result of any operation on the site.
Any deposit of material from the site on the highway shall be removed
as soon as practicable by the site operator. Reason: In the interests of highway safety and to
prevent mud and dust from getting on the highway and to comply with policies
TR7 (Highway Considerations) and M2 (Defined Mineral Working) of the IW
Unitary Development Plan. |
|
16 |
The
development shall not be occupied until sight lines have been provided in
accordance with the visibility splay shown (…) on the approved plan
(reference number …). Nothing that
may cause an obstruction to visibility shall at any time be placed or be
permitted to remain within that visibility splay. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
17 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order
with or without modification), no gates shall be erected [other than those
expressly authorised by this permission/other than gates that are set back a
minimum distance of (…) metres from the edge of the carriageway of the
adjoining highway. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
18 |
Tree
Protection |
|
19 |
A
landscape management plan, including long-term design objectives, management
responsibilities and maintenance schedules for all landscape areas, other
than privately owned, domestic gardens, shall be submitted to and approved by
the Local Planning Authority prior to the occupation of the development or
any phase of the development, whichever is the sooner. The landscape management plan shall be
carried out as approved. Reason: To ensure long-term maintenance of the
landscaping of the site/ development and to comply with policy D3
(Landscaping) of the IW Unitary Development Plan. |
|
20 |
Development
shall not begin until details of the screening required to protect the
privacy of neighbours have been submitted to and approved in writing by the
Local Planning Authority. The balcony
shall not be brought into use until the works of screening have been carried
out in accordance with the approved [details/plans] and the screening shall
be retained hereafter. Reason: In the interests of the privacy and
amenities of the occupiers of the adjoining property and to comply with
policy D1 (Standards of Design) of the IW Unitary Development Plan. |
|
04 |
Reference
Number: P/01687/06 - TCP/05399/N Parish/Name: St. Helens - Ward/Name: Brading and St
Helens Registration
Date: 04/07/2006 -
Outline Planning Permission Officer: Mr J Mackenzie Tel: (01983)
823552 Applicant: Mr D
J Collett Outline for
residential development; alterations to vehicular access southern part
of, Stonewood Camp, Field Lane, St. Helens, Ryde, PO33 The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This is a major application and has proved to be contentious with conflicting policy considerations.
1. Details of Application
1.1 This is an outline
submission with means of access only to be considered at this time, although a
layout plan is submitted for guidance only.
1.2 The proposal comprises
the residential use of land situated at the north west of St Helens Village
located off Field Lane with an area of 0.45 ha. The plan indicates a site which represents approximately half of
the Stonewood Camp, and the submitted plan indicating the site layout shows the
main access to be off the north western extent of Field Lane with detached,
semi-detached and terraced properties representing a continuation of the
existing development on the west side of Field Lane up to the northern boundary
of the site.
1.3 Towards the eastern part
of the site a small cul de sac is proposed to serve five properties arranged in
semi-detached and terraced form with the remaining properties fronting onto
Field Lane. No details of design have
been submitted but the application states that there would be two
single-bedroom maisonettes, fourteen two-bedroom houses/bungalows and one
three-bedroom house, making a total of seventeen units.
1.4 Additional information
submitted with the application explaining that the proposal seeks to replace
the former camping land with residential development; that the land is not so
intensively used as it used to be for camping by boys clubs, i.e. Boys Brigade,
etc and that the intention is to consolidate the assets and invest in one key
site.
1.5 The application is
accompanied by a copy of a letter from Southern Water which confirms that there
is sufficient capacity at or downstream of a local manhole to accommodate
additional sewage flow but not surface water which should be disposed of by
alternative means.
2. Location and Site
Characteristics
2.1 Site has an area of
approximately 0.45 ha comprising an open field located at the north of Field
Lane at St Helens. Overall dimensions
of the site are almost 80m x 60m with the boundaries marked by hedges and
trees, except the northern boundary, a notional line splitting the application
site from the remainder of the site which remains in the ownership of the
applicants. To the east of the site is
further residential property accessed off Field Lane, whilst to the south east,
south and south west, long established residential properties served by Field
Lane and Westfield Road, further to west is open land but with some residential
properties fronting West Green. To the
north east is further holiday park whilst open agricultural land abuts the site
to the north and north west.
2.2 There is a gentle fall on
site from north down to the south and a slight fall from east to west.
3. Relevant History
3.1
4. Development Plan
Policy
4.1 National Policy Guidance
PPG3 –
Housing supports the re-use of brownfield sites, increased densities and
reduction in reliance on the private vehicle.
4.2 Unitary Development Plan Policy
Site is
located within the designated development envelope and policies that apply to
this particular proposal are:-
·
S1, S2, S4
·
G1 – Development Envelopes for Towns and Villages
·
G4 – General Locational Criteria for Development
·
D1 – Standards of Design
·
D2 – Standards for Development Within the Site
·
D3 – Landscaping
·
D11 – Crime and Design
·
D12 – Access
·
H2 – Variety of House Sizes and Types
·
H4 – Unallocated Residential Development to be
Restricted to Defined Settlements
·
H5 – Infill Development
·
H6 – High Density Residential Development
·
T5B – The Loss of Touring Caravan and Tented
Camping Sites
·
TR7 – Highway Considerations for New Development
4.3 Site is within the
designated development envelope for St Helens; it is not within a Conservation
Area and neither is it within an Area of Outstanding Natural Beauty.
5. Consultee and Third
Party Comments
5.1
Internal Consultees
·
Highway Engineer recommends condition if approved.
·
County Ecologist points out that the hedge boundary
along Field Lane is in poor condition and would not qualify under Hedgerow
regulation. Acknowledges reliability of sighting of squirrels and the site
would be suitable for them to move through. Considers that the site is suitable
for badger foraging but there are no setts on site.
5.2 External Consultees
·
Southern Water letter accompanying the application
confirms that drainage can be provided by mains connection for foul drainage
and storm water. Surface water shall be
dealt with by other means, i.e. soakaways or local drainage watercourses
5.3 Town or Parish Council Comments
·
St Helens Parish Council object on grounds of
increased traffic; inadequate access roads in the vicinity in terms of width;
generation of noise and disturbance to existing residents; loss of hedgerow;
excessive density and precedent.
5.4 Neighbours
·
Forty letters of objection on grounds of:-
o
Inadequate access and increased traffic
o
Pedestrian danger due to increased vehicular movements
o
Increasing strain on local infrastructure, i.e.
loss of water pressure
o
Loss of habitats (writers suggest red squirrels,
pheasants and badgers frequent the site)
o
Traffic dangers
o
Excessive density
o
Traffic and parking congestion
o
Inadequate drainage and flooding in times of heavy
rain
o
Loss of hedgerows and trees
o
Overlooking and loss of privacy
o
Cramped development
o
History of previous refusals for development in or
off Field Lane area
o
Development out of keeping with St Helens and its
community
5.5
Others
·
Crime and disorder Officer offers no comment.
6. Evaluation
6.1
The main issues relating to this application are
considered to be:-
·
Policy and Principle
·
Density of Development
·
Details submitted for guidance
·
Access and Highway Considerations
·
Drainage Considerations
·
Effect on Trees and Wildlife
·
Effect on Adjoining Properties
6.2 In terms of policy and
principle the site is located within the designated development envelope and
although disputed by some objectors, the outer line of development encompasses
the designated site.
6.3 The site is not
considered to be a brownfield site since it has not been developed other than
for the siting of a single timber building to serve as facilities for and in
connection with the use of the site for camping. However, the site is designated as being within the development
envelope and therefore the presumption is in favour of development as expressed
within policies G1, G4 and H4.
Accordingly as an undesignated site but within the development envelope
the presumption is in favour of development.
6.4 The density of the
development computes at 38 dwellings per hectare. PPG3 / PPS3 suggests that densities should range between 30 to 50
units per hectare in housing sites as a minimum and therefore the development
of this site with 17 units would fall within the expected range. Other developments within the area are
comparatively similar in density, namely properties in Westfield Road, Bloomfield
Cottages fronting Upper Green Road and other developments in The Diggings. Density is felt to be appropriate for this
location.
6.5 In terms of access, the
Highway Engineer considers the means of access to be acceptable bearing in mind
the narrow widths and low traffic speeds and bearing in mind the capacity
likely to be generated by the 17 units currently proposed.
6.6 This arrangement of
narrow back lanes also serves two camping parks and numerous dwellings. The increase of 17 units is a comparatively
small proportion and I am advised that this level of increased use would not be
excessive.
6.7 The application has been
accompanied by a letter from Southern Water, the result of a pre-application
enquiry by the agent. This confirms
that there is adequate capacity in the local sewerage system sufficient to
accommodate the proposed development but that surface water would need to be
disposed of by other means. Accordingly
there would appear to be a means to dispose of foul and surface/storm water and
therefore it would be appropriate to require a comprehensive scheme of drainage
to be submitted by way of a condition ensuring that a satisfactory system
results.
6.8 The County Ecologist has
investigated the allegations of a badger sett on site and, to date, has found
no evidence of a sett. The scheme does,
however, suggest that the trees and hedgerow on the northern side of Field Lane
should be removed but I am of the opinion that development of the site could
take place without the need to remove this by redesigning the layout to prevent
the loss and to maximise efficiency of use of the site in terms of its
layout. It is therefore suggested that,
siting is not accepted and that the layout should be redesigned so as to enable
the retention of the tree and hedgerow boundary to the north side of Field
Lane.
6.9 In terms of effect on
adjoining properties, the five properties are most likely to be affected are
those which immediately adjoin the development and are directly opposite, on
the south side of Field Lane. However,
a redesign of the layout could result in the retention of the hedgerow boundary
and trees which, in turn, will reduce any impact on those properties on the
south side of Field Lane, leaving the property immediately to the east and that
immediately adjoining to the south on Field Lane being in relatively close
proximity. However, at this outline
stage I am satisfied that a layout can be produced which will retain the
privacy of those properties which could be determined at reserve matter stage.
6.10 Finally, turning to the
size of development, seventeen units exceeds the fifteen dwelling threshold
where affordable housing would be required and therefore it would be proper
that six of the units contained within this scheme are required as affordable housing
units to be offered to a Registered Social Landlord. In addition, as a major development contributions towards
education and open space provision/maintenance are also applicable and it is
suggested that a condition requiring the completion of a Section 106 Agreement
before development commences for the payment of the contributions and the
provision of affordable units is made.
7. Conclusion and Justification for
Recommendation
7.1 This is a site which is
located within the designated development envelope, it has no nature
conservation designation, it is not an Area of Outstanding Natural Beauty nor
Conservation Area and although not a brownfield site, being located within the
designated development envelope, the presumption is in favour of its development. There are no such other comparable sites
within St Helens Village within the designated development envelope and the
proposal represents the opportunity of acquiring affordable housing units. Accordingly the proposal is consistent with
general and housing policies within the Unitary Development Plan and
recommended accordingly.
8. Recommendation
Conditional Permission.
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
Before
any works or development hereby approved is commenced on site details
relating to the siting, design, external appearance of any building(s) to be
erected, the means of access thereto and the landscaping of the site shall be
submitted to, and approved by the Local Planning Authority. These details
shall comprise the ‘reserved matters’ and shall be submitted within the time
constraints referred to in condition 1 above before any development is
commenced. Reason: To
enable the Local Planning Authority to control the development in detail and
to comply with Section 92 of the Town and Country Planning Act 1990 (as
amended). |
|
3 |
Approval
of the details of the siting, design and external appearance of the
building(s), the means of access thereto and the landscaping of the site
(hereinafter called "the reserved matters") shall be obtained from
the Local Planning Authority in writing before any development is commenced. Reason: In order to secure a satisfactory development
and be in accordance with policies S6 (Standards of Design), D1 (Standards of
Design), D2 (Standards of Development Within the Site), D3 (Landscaping), TR7
(Highway Consideration for New Development) of the IW Unitary Development
Plan. |
|
4 |
The
development permitted by this planning permissions shall not be initiated by
the undertaking of a material operation as defined in section 56 (4) (a) -
(d) of the Town and Country Planning Act 1990 in relation to the development,
until a Planning Obligation pursuant to Section 106 of the said Act relating
to the land has been made and lodged with the Local Planning Authority and
the Local Planning Authority has notified the person submitting the same that
it is to the Local Planning Authority's approval. The said Planning Obligation will provide for affordable
housing at a rate of 30% of the total number of dwellings on site, the
purpose of the provision of educational facilities and the
provision/maintenance of open space within the vicinity. Reason:
To ensure that the proposed development does not put undue pressure on
the existing education and open space facilities within the locality and to
provide social housing in accordance with Policy H15 (Locally Affordable
Housing as an Element of Housing Schemes) of the IW Unitary Development Plan. |
|
5 |
The
hedgerow and tree boundary of the site with Field Lane shall be retained in
its entirety except for the visibility improvements at the access to the site
in the southwest corner, in accordance with a scheme to be submitted to and
approved by the Local Planning authority. Reason:
In the interests of the amenities and character of the area and in
accordance with Policy D1 (Standards of Design) of the IW Unitary Development
Plan. |
|
6 |
No
development shall take place until a scheme for the drainage and disposal of
surface water from the development hereby approved has been submitted to and
approved in writing by the Local Planning Authority. The scheme as approved shall be completed
before any [residential] unit hereby permitted is first occupied. Reason: To ensure that surface water run-off is
satisfactorily accommodated and to comply with policies G6 (Development in
Areas Liable to Flooding) and G7 (Development on Unstable Land) of the IW
Unitary Development Plan. |
|
7 |
No
development approved by this permission shall be commenced until a scheme for
the provision and implementation of foul drainage works has been approved by
and implemented to the reasonable satisfaction of the Local Planning
Authority. Reason: To minimise the risk of pollution and to
comply with policy P1 (Pollution and Development) of the IW Unitary
Development Plan. |
|
8 |
Development
shall not begin until details of the design, surfacing and construction of
any new roads, footways, accesses and car parking areas, together with
details of the means of disposal of surface water drainage therefrom have
been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: To ensure an adequate standard of highway
access and drainage for the proposed dwellings and to comply with policy TR7
(Highway Considerations) of the IW Unitary Development Plan. |
|
9 |
No
dwelling shall be occupied until the parts of the service roads which provide
access to it have been constructed, surfaced and drained in accordance with
[the approved plans/details which have been submitted to and approved by the
Local Planning Authority]. Reason: To ensure an adequate standard of highway
and access for the proposed dwellings and to comply with policy TR7 (Highway
Considerations) of the IW Unitary Development Plan. |
|
10 |
Development
shall not begin until details of the sight lines to be provided at the
junction between the access of the proposal and the highway have been
submitted to and approved in writing by the Local Planning Authority and the
development shall not be occupied until those sight lines have been provided
in accordance with the approved details.
Nothing that may cause an obstruction to visibility shall at any time
be placed or be permitted to remain within the visibility splay shown in the
approved sight lines. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
11 |
Development
shall not begin until details of the junction between the proposed service
road and the highway have been approved in writing by the Local Planning
Authority; and the building shall not be occupied until that junction has
been constructed in accordance with the approved details. Reason: To ensure adequate access to the proposed
development and to comply with policy D1 (Standards of Design) of the IW
Unitary Development Plan. |
|
12 |
[The
use hereby permitted shall not commence/No (building/dwelling) hereby
permitted shall be occupied] until space has been laid out within the site
and [drained and surfaced/…] [in accordance with drawing number (…)/in
accordance with details that have been submitted to and approved by the Local
Planning Authority in writing] for [… cars/bicycles] to be parked [and for
(…) vehicles to be loaded and unloaded] [and for vehicles to turn so that
they may enter and leave the site in forward gear]. The space shall not thereafter be used for any purpose other
than that approved in accordance with this condition. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
05, 06, 07, 08
and 09 |
Gurnard Pines Site – Joint Report (Conditions
shown individually at end of report) Reference Numbers: P/01720/06 - TCP/27732/G P/01717/06 –
TCP/27732/E P/01718/06 –
TCP/27732/F P/01874/06 –
TCP/27732/J P/01719/06 –
TCP/27732/H Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 25/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holiday Company Limited |
REASON FOR COMMITTEE CONSIDERATION
These are major developments individually and the cumulative impact is of Islandwide significance.
1. Details of Application
1.1 The development of the
site consists of five separate applications that form the master plan for the
redevelopment of Gurnard Pines Holiday Village. The following report will
examine all five applications together, as their cumulative impact is also a
consideration, the evaluation will separate the applications which must each be
determined individually.
1.2 The submission of these
applications follows a request at the Development Control Sub Committee meeting
18 July 2006 to see a holistic approach to the masterplan development of the
Gurnard Pines site.
1.3 Proposed new access
road off Cockleton Lane
This scheme sees a
construction of a new road entering the site approximately 220 metres south of
the existing access. Traffic surveys
have been carried out which identify that the majority of traffic leaving and
arriving at Gurnard Pines travels in and from the direction of Newport. This currently involves traffic having to
negotiate an inadequate mini roundabout on a blind corner. The proposal has been submitted with a
preliminary assessment of the new access and a Stage 1 Safety Audit.
When
considering the application for the replacement chalets Members made it clear
that a new access would be required to make the future development of the
Gurnard Pines site possible. Therefore the determination of this part of the
masterplan is likely to be seminal to the other application under
consideration.
1.4 Construction of 8 duplex apartments.
This
application sees the construction of four two-storey blocks providing eight
split level duplex apartments. All accommodation incorporates two bedrooms and
a bathroom at ground floor level, living/dining area and kitchen at the first
floor overlooking the swimming pool with a set back balcony area. The blocks are of a contemporary design with
glazing to the front elevation, a mono-pitch shaped roof and constructed of
render and cedar cladding. Each unit
has the capacity of sleeping six.
1.5 Demolition of chalets
and construction of detached building to form sports hall with changing
facilities.
This application
consists of a sports hall providing three badminton courts, with painted
markings for a range of sports. The
sports hall area has also been designed to be flexible enough to accommodate
exhibitions, dinner dances, weddings and other functions with facilities open
to non-residents of the site. The
changing room facilities will be provided within the existing main complex
building with a link corridor to the new facility.
The
building will be constructed of composite cladding and due to the land levels
on site would appear single-storey from the swimming pool area with the full
size of the hall being visible from the road between the development and the
copse. The total building height
measures 8 metres from this lower road level. The single-storey element of the
proposal will provide a spectator gallery.
The design sits comfortably within the main complex and is slightly
higher than the proposed hotel due to Sport England height requirements for the
courts area. This slight increase in
height is not considered to be of significant impact to the wider landscape,
due to adequate screening provided by an existing tree belt and the land level
difference on site resulting in the building appearing below the height of the
existing complex building.
1.6 Demolition of
thirty-eight chalets, thirty-eight replacement chalets.
This application is a
resubmission following the refusal of the application by the Committee due to
generation of construction traffic using an inappropriate site access. The
current application has been submitted as part of the wider re-generation of
the site This approach would overcome the objections originally raised by
committee, if the access is approved.
The
existing thirty-eight chalets are located to the east of the site and provide
one and two bedroom wooden chalets which are proving not to be as popular as
more family sized accommodation. Therefore, the proposal is to remove the
wooden chalets and replace them with the units. These are of a single-storey
construction of a buff brick and concrete tiled roof, similar to other
buildings within the Gurnard Pines complex incorporating 3 bedroom
accommodation. The buildings will have glazing to the rear elevation with a
decking area to provide some private space for guests. These units are currently under the
ownership of Gurnard Pines however, following completion of the replacement
chalets, they will be sold off individually.
1.7.1
Demolition of chalets; construction of two-storey,
forty one bedroom hotel
Consent
is sought for a hotel building, including a health spa in order to provide
accommodation on site that is suitable for all year round usage to extend the
holiday season. The proposed hotel
would be accessible through, and managed by, the existing reception of Gurnard
Pines and would not require guests to go outside of the main complex in poor
weather. The hotel would be located to
the west of the main complex and as stated, is linked directly to the main
reception area.
Due to
the topography of the site, the scheme has been designed to maximise the site’s
potential with the whole building sitting just above the eaves level of the
existing reception area, but significantly below the ridge height. The building is of contemporary architecture
with a flat roof, constructed of render with substantial glazing and inset
balconies.
The
hotel will provide quality accommodation in a mix of standard, twin, suite and
accessible rooms. The suite
accommodation incorporates self-catering facilities. The building is of a modular style construction, which will allow
the majority of rooms to be converted into larger suites if required. The rooms
are self-contained with en-suite bathrooms and private balconies.
2. Location and Site
Characteristics
2.1 The application relates
to Gurnard Pines Holiday Village lying on the west side of Cockleton Lane to
the south of Gurnard village. The
surrounding area is primarily rural with some woodland to the south west. The overall site accommodates over 250 brick
built chalets and log cabins. The
facilities are supported by a central club, ballroom, dining room, office
buildings, outdoor and indoor swimming pools and tennis courts. All facilities within the site are open to
non-residents. The five proposals under
consideration are located throughout the site with the hotel and sports complex
to the west of the existing central complex building; the apartments to the
south of the swimming pool. The new access road and replacement chalets are
positioned at the eastern boundary of the site. All of the development is
located within the confines of the existing holiday village.
3. Relevant History
3.1 The site has an extensive
planning history dating back to 1952, however, this is not all relevant to the
current application. The following
reference history dates from the adoption of the Unitary Development Plan and
schemes considered relevant to the current schemes.
·
An application for thirty log cabins and new access
road, demolition of toilet block, construction of pond landscaping area
adjacent Cockleton Lane (revised plans) was approved in April 1997.
·
An application for use of fifty seven chalets for
holiday purposes only over a 52 week period per annum (the period of occupation
for any one person shall be limited to six weeks per annum, was approved in
January 1998).
·
An application for ten log cabins and a cleaning
store was approved in January 1999.
·
An outline application for thirty holiday chalets
was approved in July 2000.
·
An application for thirty five holiday chalets,
retention of one holiday chalet was approved in July 2002.
·
An application for forty two holiday chalets and
replacement forty four caravans was approved August 2003.
·
An application for two single-storey extensions to
swimming pool and associated facilities was approved in February 2004.
·
An application for variation of Condition 2 on
TCP/19380/M to retain holiday occupancy restriction but to remove six week
limit to that occupancy was refused in March 2004 and later allowed on appeal
in November 2004.
·
An application for demolition of twelve holiday
chalets; erection of three-storey, sixty bedroom hotel with staff accommodation
on ground floor, and glazed link to existing entertainment complex was
withdrawn in May 2004.
·
An application for construction of twenty chalets
approved under TCP/19380/M as three bedroom accommodation rather than approved
two bedroom was approved in October 2004.
·
An application for alterations and extension to
main indoor pool to form indoor children’s swimming pool with balcony/terrace
over was approved in November 2005.
·
An application for Certificate of Lawfulness for
proposed alterations to existing swimming pool was approved in December 2005.
·
An application for extension to form plant room was
approved in December 2005. The above stated applications in relation to the
swimming pool and plant room facilities represented Phase 1 and 2 of the master
plan.
·
An application for the construction of 8 Duplex
apartments was withdrawn in July 2006.
·
An application for the demolition of chalets;
detached building to form sports hall with changing facilities was withdrawn in
July 2006.
·
An application for the demolition of chalets; 38
replacement chalets was refused in July 2006.
·
An application for a proposed new access road off
Cockleton Lane was withdrawn in July 2006.
·
An application for the demolition of chalets;
construction of two storey 41 bedroom hotel was withdrawn in July 2006.
4. Development Plan
Policy
4.1
National Policy Guidance
·
PPS1 – Delivering sustainable development.
·
PPG17 – Sport and Recreation
·
PPG21 – Tourism
4.2 The following strategic
policies within the Unitary Development Plan are applicable.
·
S4 – The countryside will be protected from
inappropriate development.
·
S6 – All development will be expected to be of a
high standard of design.
4.3 The following Unitary Development Plan
policies are applicable.
·
G4 – General Locational Criteria.
·
G5 – Development Outside Defined Settlements.
·
D1 – Standards of Design.
·
D2 – Standards for Development Within The Site.
·
D3 – Landscaping
·
D12 – Access
·
B8 – Employment in the Countryside
·
T1 – The Promotion of Tourism and the Extension of
the Season
·
T2 – Tourism Related Development
·
T3 – Criteria for the Development of Holiday
Accommodation
·
T5 – Development Outside a Defined Hotel Area
·
T6 – Permanent Accommodation Sites
·
T8 – Ancillary Development Associated with Tourism
Uses
·
C1 – Protection of Landscape Character.
·
C12 – Development Affecting Trees and Woodland
·
TR6 – Cycling and Walking.
·
TR7 – Highway Considerations for New Development.
·
TR16 – Parking Policies and Guidelines.
·
L3 – Indoor Sports Facilities
5. Consultee and Third
Party Comments
5.1
Internal Consultees
·
The Council’s Crime Prevention Design Adviser
raises no objection to the planning application and concludes that the
replacement chalets could lead to increased security as they are of brick
construction
·
The Council’s Tree Officer has examined the
accompanying tree report and recommend conditions if approved. Comments made
are summarised in the evaluation section of this report.
·
Highways comments have been received, comments of
which are summarised within the report and conditions
5.2
External Consultees
·
The Environment Agency raises no objection to any
of the applications and recommends conditions for a selection of them. These are detailed within the conditions at
the end of the report.
·
Southern Water have confirmed that they do not
object to the scheme and that there is adequate water supply and drainage
capacity for the proposal if the details of the drain strategy are undertaken
in regards to removing the existing high level of surface water that enters the
combined system and request that, if the application should be approved,
information be attached highlighting the need to submit a formal application
form for connection to Southern Water.
5.3 Town or Parish Council Comments
The Parish Council raises no objection to any of the applications under consideration provided that the new access road is approved and is constructed prior to the start of any of the other developments on the site.
However, the Parish Council does raise concerns in regards to the ability of Cockleton Lane to withstand additional traffic flows.
5.4 Neighbours
Sixteen
letters of objection have been received, seven letters objecting to all five
applications, three letters objecting solely to the apartments, two letters
objecting solely to the application for the hotel, two objecting to the sports
hall, one to the new access road and one to the chalets specifically.
·
Objections raised can be summarised as follows:
o
Over development
o
Light pollution
o
Hazards to highway users caused by generation of
traffic from construction vehicles and additional cars as well as the existing
construction and width of Cockleton Lane
o
Vehicle congestion
o
Parking and vehicle generation from the Sports
Centre and Hotel
o
Apartments are to be built on any remaining green
area for children’s play
o
Two storey apartments are inappropriate and out of
keeping
o
Precedent of two-storey on site.
o
Apartments will over-dominate, leading to loss of
light to existing chalets
o
Loss of trees
o
Out of Keeping in terms of scale and architecture
with the environment and rural setting.
o
Segregates of pool area
o
Privacy of pool area
o
Drainage
o
Additional units may not be used for holiday use.
o
Applications contrary to the Village Rural
Development Scheme
6. Evaluation
6.1 The determining factors
in considering these proposals are considered to be as follows:
·
Impact of the developments on the character of the area from within and
outside the site
·
Cockleton Lane
·
Trees
The evaluation will separate each scheme discussing them individually,
concluding by drawing the developments together to discuss the issues raised
above on a holistic basis.
6.2 Proposed new access road off Cockleton
Lane
The
proposed new access road has been submitted with a Preliminary Assessment and a
Stage I Safety Audit. A new access will
offer much improved visibility than the existing access, which will be closed
off to general members of the public and residents and will be used purely on a
barrier-accessed basis for deliveries.
The new access will give a major safety improvement to the current
situation and allow for the increased traffic generation that will occur from
the proposed development.
The
location of the access has taken into consideration the current trees on site
and has ensured that it is located in a position that would be safe in regard
to highway safety and lead to a limited number of trees being removed, which
would be conditioned for replacement. The new access would have a limited
impact on the character of the area when viewed from Cockleton Lane and outside
of the site and will have significant safety advantages if approved.
6.3 Proposed eight duplex apartments
Although
two-storey, the apartments are considered to be located in close enough
proximity to the main complex building to sit comfortably and not be
over-dominant when viewed from within or outside of the holiday village. The apartments are set on sloping ground
with single-storey chalets below. The apartments are situated between 8 and 10
metres from the existing chalets. This
is considered to be of adequate distance to not result in over-dominance. The
windows to the rear serve the kitchen facility; therefore it is considered that
overlooking would not be unacceptable from these units. The apartments will be finished with render
and cedar cladding, tying the new development in with the old, with extensive
glazing to the front elevations overlooking the swimming pool area and sun
terrace. This is not considered to lead to unacceptable overlooking due to the
current high visual nature of the pool areas.
This proposal
also involves some land re-grading which will allow for ramped access to the
sun terrace and pool area for all visitors.
Although the
development of these apartments is within an area of open green space within
the complex, it is considered that the improvement of facilities and remaining
green areas are adequate with the apartments only using a small proportion of
the area available.
It is not
considered that the approval of two-storey development within this area of the
holiday village would lead to a precedent for additional two storey development
within the complex as this site has an individual relationship with the pool
area and main complex buildings which make this application acceptable.
6.4 Demolition of chalets
and construction of detached building to form sports hall
The
sports hall development will result in the demolition of three existing chalets
and although sitting alongside the proposed hotel building, will be a detached
building. The sports hall provides
three badminton courts that could be used for a number of sporting activities
which would be open to members of the public and non-residents of the holiday
village and, as such, provides a valuable community facility within the Gurnard
and Cowes area. The sports hall will be
relatively screened when viewing the site from Rew Street, and is located close
to the existing main complex to be read with the holiday facilities. It is not considered that the proposal would
have a significantly detrimental impact on the character of the site. Due to internal alterations to the existing
main complex building, changing room facilities can be provided in order that
the development is accessible to non-members without having to go through the
hotel accommodation facility. The
construction of the sports hall will also allow for an improved plant area,
which will in turn improve the existing swimming pool facilities on site.
The
diverse nature of the sports hall allows for alternative uses leading to an
extension of the holiday season in line with current policies. This element of the proposal is not
considered to lead to the removal of any trees within the site. The sports hall will provide additional
facilities for both the community and existing residents and would therefore be
of benefit to the site as a whole.
The
application has been submitted with both a car parking assessment and a green
travel plan. It is considered that the 3 existing car parks on site have
adequate capacity to cater for the increased requirements at peak times, such
as sports matches, while accepting that many players in this instance are most
likely to arrive by minibus and not individual car. The proximity of Gurnard
Pines to Cowes and the ferry must also be considered as this relationship means
that some visitors would not need to bring a car, making use of the public
transport available in this area. The sports centre is also intended to be a
facility open to residence of Gurnard and Cowes as well as the Pines site itself.
These visitors would not need to travel to the site individually and by car at
all times. The Green Travel Plan also details the establishment of a ‘shuttle
bus service’ to and from the ‘Red Jet’ Terminal.
It is
consider that the current site has adequate car parking to accommodate the
additional generation from the new facility.
6.5 Demolition of 38 chalets and
replacement with 38 chalets
The
proposed replacement chalets will be of a more permanent construction suitable
for all year round usage and will see these chalets become more in line with
other development within the site. The
chalets sit within the area of those that they are replacing and would retain
an area of open green space within the site.
The proposed bungalow style chalets are not considered to have any less
or greater impact than the existing chalets on site and therefore the impacts
of this element of the proposal on the wider character of the area and existing
residents is not considered to be significant.
6.6 Demolition of chalets and construction
of two-storey 41 bedroom hotel
The
proposal sees the demolition of ten existing chalets that are of the older
style and construction of the buildings on site. Due to the land levels the proposed hotel building is lower than
the existing main complex building and takes advantage of the land level
changes in order to reduce any perceived massing. This is also achieved by the
extensive glazing and inset balcony features. The design, although
contemporary, sits comfortably within the complex of buildings which are all of
mixed appearance and do not have any significant architectural merit to
emulate. The materials of the
development will be soften by the existing tree belt that will also provide a
barrier to light pollution from the glazing incorporated within the design.
The
proposal improves facilities on site allowing for a health spa to be
incorporated within the ground floor of the hotel building that once again
could be used for residents and non-members.
The health spa facilities will include a hot tub, two small sauna
cabinets, two multi-sensory showers, a fit spa relaxation area, a wet treatment
room, three to four dry treatment rooms, a lounge relaxation area and
refreshments preparation and serving area.
The health spa will also be able to offer sports injury treatments and
the Pines are considering installation of a hydro-therapy pool within the main
complex. These additional facilities
will allow for a higher quality of accommodation increasing the season as
enjoyment will not be affected by poor weather.
It is
accepted that the hotel complex will be visible when viewing the site from Rew
Street, however, at only two storeys and sitting below the height of the main
complex building, the development will be viewed with the complex as a whole
and as such is not considered to have a significantly detrimental impact on the
wider visual character of the area. The
development of the hotel is within an existing developed area of the site and
therefore is not considered to lead to the site appearing cramped or
overdeveloped in any way. The hotel and health spa complex is seen to move the
Gurnard Pines site into the 21st century with accommodation that
will increase its competitive nature in the tourism market. As discussed the hotel building is designed
for flexibility in order that it can be versatile and change in order that
Gurnard Pines as a site can continue to evolve and adapt to new emerging
markets.
6.7 Impact of the
development on the character of the area from within and outside the site
All of
the applications under consideration see development within the existing
confines of the Gurnard Pines site and does not propose to encroach onto
non-developed greenfield land surrounding the site itself. The apartments, sports hall and hotel/health
spa complex are all located close to the existing building and are therefore
read within the built context of the site and are not considered to have a
detrimental impact on the character of the site as a whole when viewed from
within the complex or from surrounding higher land.
The
proposal improves current facilities on site for the community and for existing
residents as well as future visitors and is therefore considered to be of a
benefit to the site as a whole without having a detrimental impact on existing
amenities or enjoyment.
6.8 Cockleton Lane
A
number of objections have been received in regards to the additional use of
Cockleton Lane. Highways have commented on this issue and conclude this it is a
public highway and as such we cannot at this time control the number of
vehicles that use it. The proposed new access is considered to significantly
improve the current situation as it gives better visibility to the access and
bring the majority of visitors into the site without having to pass the school
or the nearby row of houses.
If this
is of a particular concern to members, Gurnard Pines are happy to either allow
the paths throughout the site to be used by passing pedestrians or
alternatively provide a financial contribution towards the provision of rights
of way and bridleways around the area of Cockleton Lane to improve the current
network within this area. Although preliminary discussions have taken place no
confirmed routes have been identified but if consent is granted Public Rights
of Way will be able to identify the likely cost of such works.
6.9 Trees
The
proposed development has been accompanied with an appropriate tree report
examining the relationship between the proposed developments and the trees
within the Gurnard Pines complex. The report accepts that the developments will
result in some loss and future damage to trees within the site. However, the
removal of trees has been keep to a minimum with the use of cell web along the
length of the access and careful positioning of the buildings. In areas where
trees will either be lost or damaged, replaced trees will be planted to ensure
that when any damaged trees die or are removed the replacements are of a
suitable size to provide a similar level of screening and amenity.
Comments
from the tree officer confirm that the trees that will be lost as a result of
the new access road are mostly category C rating and are not individually of
high amenity value. They do however provide a collective amenity adding to the
arboreal character of the area. Replanting in these locations can overcome any
loss of amenity and has therefore been conditioned.
There
are two Oak trees of high amenity that have the potential of being impacted
upon by the development of the hotel on the site as it would be located within
the Root Protection Area (RPA) of both Oaks. BS 5837 (2005) “Trees in relation
to construction” recommends that if excavation is undertaken within the RPA it
should be no more than 20% of the total RPA volume. The proposed build does not
cover an area greater than the 20% limit. Therefore with careful construction
any damage can be kept to a minimum and if in the future some of the trees
within this belt are lost the replacement trees will be of a size to provide
adequate screening and amenity.
A
condition has been placed on the application requiring a detailed
arboricultural method statement in order that we can monitor the works around
the trees.
6.10 A Master Plan for the Future
The
proposals put forward to Members are within five separate applications and form
three stages of a wider master plan for the redevelopment of the Gurnard Pines
Holiday Village. As such, development
will not be undertaken at the same time but will be a progressive process and
allows Members to see the future aims and aspirations of the site as a
whole. It is considered that the
proposed development would make a significantly positive contribution to
holiday accommodation and tourist facilities on the Island and provide better
quality accommodation attracting alternative markets. In order to overcome
objections previously raised by member the construction of the road (if
approved) has been conditioned in order that it is undertaken before any
further development on site.
7. Conclusion and Justification for
Recommendation
7.1 Having due regard and
appropriate weight to all material considerations referred to in this report,
it is considered that the proposal on balance would not have a significantly
detrimental impact on the wider character of the area and would provide a
significant improvement to existing facilities available leading to an
extension of the holiday season.
8. Recommendation
Conditional permission.
Conditions for each application.
|
05 |
Reference
Number: P/01720/06 - TCP/27732/G Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 25/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holiday Company Limited Proposed new
access road off Cockleton Lane, (revised scheme) Gurnard Pines
Holiday Village, Cockleton Lane, Cowes, PO318QE The application
is recommended for Conditional Permission |
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
All
construction traffic related to the approved development shall deliver, load
and un-load on a route and in a location and at times approved in writing by
the Local Planning Authority. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
3 |
No
construction traffic related to the approved development will enter the
public highway unless their wheels and chassis have been washed to prevent
material being deposited on the highway. Reason: In
the interests of highway safety and to prevent mud and dust from getting on the
highway and to comply with policies TR7 (Highway Considerations) of the IW
Unitary Development Plan. |
|
4 |
Prior
to the new access road being bought into use recommendations of the
approved stage 1 Road Safety Audit item 1 signing and lining shall
be undertaken on a scheme drawing in accordance with TSR&GD 2000 to be
agreed in writing by the Local Planning Authority. The signing and lining
shall thereafter be retained in accordance with the approved details. Reason:
In the interests of highway safety and to accord with Policy TR7
(Highway Considerations for New Development) of the IW Unitary Development
Plan. |
|
5 |
Development
shall not begin until details of the junction between the proposed service
road and the highway have been approved in writing by the Local Planning
Authority; and the building shall not be occupied until that junction has
been constructed in accordance with the approved details. Reason: To ensure adequate access to the proposed development
and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
6 |
The
development shall not be occupied until sight lines have been provided in
accordance with the visibility splay shown on the approved plan (reference
number 1170-PL1116 and contained within the "Preliminary Assessment of
the New Access to Gurnard Pines").
Nothing that may cause an obstruction to visibility shall at any time
be placed or be permitted to remain within that visibility splay. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
7 |
Prior
to the commencement of any works authorised by this consent, a condition
survey along the approved construction traffic route shall be carried out
under parameters agreed in advance with the Local Planning Authority and
prior to the new access being bought into use, a further condition survey
shall be undertaken and any damage to the road attributable to construction
traffic in connection with the approved development shall be rectified by the
developer in accordance with a scheme agreed with the Local Planning
Authority. Reason: To
ensure that an adequate standard of access to the properties is maintained,
in accordance with Policy TR7 (Highway Considerations for New Development) of
Isle of Wight Unitary Development Plan. |
|
8 |
The
tie–in between the existing carriageway and the new access road shall be in
compliance with Isle of Wight Council standard details for highway works. Reason:
In the interest of highway safety and to comply with condition TR7
(Highway Considerations for New Development) of the IW Unitary Development
Plan |
|
06 |
Reference
Number: P/01717/06 - TCP/27732/E Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 18/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holding Company Limited Construction of
8 Duplex apartments (revised scheme) Gurnard Pines
Holiday Village, Cockleton Lane, Cowes, PO318QE The application
is recommended for Conditional Permission |
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
Notwithstanding
the details on the submitted plans no development shall take place until
samples of materials including mortar colour to be used in the construction
of the external surfaces of the development hereby permitted have been
submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in
accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
No
development shall be commenced until a scheme for the provision and
implementation of a surface water regulation system is designed to the
satisfaction of the Planning Authority and supported by detailed
calculations. Such a drainage system
for the site must be capable of delivering an estimated 1% probability storm
run-off to storage. The system must
be capable of storing the run-off from the 1% event restricting the outflow
to that which would have occurred had the site been a grass field. The scheme shall include a maintenance
programme to establish ownership of the storage system for the future. Reason: To prevent
flooding and to ensure future maintenance in accordance with Policy U11
(Infrastructure and Services Provision) of the Isle of Wight Unitary
Development Plan. |
|
4 |
No
development approved by this planning permission shall be completed until a
scheme for foul drainage has been submitted to and approved in writing by the
Local Planning Authority. Reason: There should be no discharge of foul or
combined drainage from the site into either ground water or any surface
water, whether direct or via soakaways, to protect controlled waters in
accordance with Policies P1 (Pollution) and U11 (Infrastructure and Services
Provision) of the Isle of Wight Unitary Development Plan. |
|
5 |
None
of the accommodation hereby approved shall be used other than as holiday
accommodation. Reason: To ensure that the development remains for
holiday purposes and to comply with policies T1 (Tourism) and T3 (Holiday
Accommodation) of the IW Unitary Development Plan. |
|
6 |
No
development shall take place until full details of soft landscape works have
been submitted to and approved in writing by the Local Planning Authority and
these works shall be carried out as approved. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
7 |
No
development shall take place until a scheme of landscape implementation and
maintenance for a minimum period of 5 years has been submitted to and
approved in writing by the Local Planning Authority. All hard and soft landscape works shall be
carried out in accordance with the approved scheme. The works shall be carried out prior to the occupation of any
part of the development or in accordance with the programme agreed with the
Local Planning Authority. Reason: To ensure the provision, establishment and
maintenance of a reasonable standard of landscape in accordance with the
approved design and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
8 |
All
construction traffic related to the approved development shall deliver, load
and un-load on a route and in a location and at times approved in writing by
the Local Planning Authority. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan |
|
9 |
No
construction traffic related to the approved development will enter the
public highway unless their wheels and chassis have been washed to prevent
material being deposited on the highway. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
10 |
No
demolition or construction works shall be undertaken until the new access
road and junction have been constructed, surfaced, signed and lined. All
construction traffic shall thereafter use the new access during the
construction process. Reason: In
the interest of highway safety and to comply with condition TR7 (Highway
Considerations for New Development) of the IW Unitary Development Plan. |
|
11 |
No
building shall be occupied until the means of access thereto for pedestrians
has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of
facilities for pedestrians and cyclists wishing to gain access to the site
and to comply with policy TR6 (Cycling and Walking) of the IW Unitary
Development Plan. |
|
07 |
Reference
Number: P/01718/06 - TCP/27732/F Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 25/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holding Company Ltd Demolition of
chalets; detached building to form
sports hall with changing facilities, (revised scheme) Gurnard Pines
Holiday Village, Cockleton Lane, Cowes, PO318QE The application
is recommended for Conditional Permission |
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and Country
Planning Act 1990. |
|
2 |
No
development shall take place until samples of materials to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in
accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
No
development shall be commenced until a scheme for the provision and
implementation of a surface water regulation system is designed to the
satisfaction of the Planning Authority and supported by detailed
calculations. Such a drainage system
for the site must be capable of delivering an estimated 1% probability storm
run-off to storage. The system must
be capable of storing the run-off from the 1% event restricting the outflow
to that which would have occurred had the site been a grass field. The scheme shall include a maintenance
programme to establish ownership of the storage system for the future. Reason: To prevent
flooding and to ensure future maintenance in accordance with policy U11
(Infrastructure and Services Provision) of the Isle of Wight Unitary
Development Plan. |
|
4 |
No
development approved by this planning permission shall be completed until a
scheme for foul drainage has been submitted to and approved in writing by the
Local Planning Authority. Reason: There should be no discharge of foul or
combined drainage from the site into either ground water or any surface
water, whether direct or via soakaways, to protect controlled waters in
accordance with policies P1 (Pollution) and U11 (Infrastructure and Services
Provision) of the Isle of Wight Unitary Development Plan |
|
7 |
No
demolition or construction works shall be undertaken until the new access
road and junction have been constructed, surfaced, signed and lined. All
construction traffic shall thereafter use the new access during the
construction process. Reason: In
the interest of highway safety and comply with condition TR7 (Highway
Considerations for New Development) of the IW Unitary Development Plan. |
|
08 |
Reference
Number: P/01874/06 - TCP/27732/J Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 26/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holding Company Limited Demolition of
chalets; 38 replacement chalets (revised scheme) Gurnard Pines
Holiday Village, Cockleton Lane, Cowes, PO318QE The application
is recommended for Conditional Permission |
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
No
development shall take place until samples of materials to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
No
development shall be commenced until a scheme for the provision and
implementation of a surface water regulation system is designed to the
satisfaction of the Planning Authority and supported by detailed
calculations. Such a drainage system
for the site must be capable of delivering an estimated 1% probability storm
run-off to storage. The system
must be capable of storing the
run-off from the 1% event restricting the outflow to that which would have
occurred had the site been a grass field.
The scheme shall include a maintenance programme to establish
ownership of the storage system for the future. Reason: To prevent
flooding and to ensure future maintenance in accordance with policy U11
(Infrastructure and Services Provision) of the Isle of Wight Unitary
Development Plan. |
|
4 |
No
development approved by this planning permission shall be completed until a
scheme for foul drainage has been submitted to and approved in writing by the
Local Planning Authority. Reason: There should be no discharge of foul or combined
drainage from the site into either ground water or any surface water, whether
direct or via soakaways, to protect controlled waters in accordance with
policies P1 (Pollution) and U11 (Infrastructure and Services Provision) of
the Isle of Wight Unitary Development Plan |
|
5 |
None
of the chalets hereby approved shall be used other than as holiday
accommodation. Reason: To ensure that the development remains for
holiday purposes and to comply with policies T1 (Tourism) & T3 (Holiday
Accommodation) of the IW Unitary Development Plan. |
|
6 |
No
development shall take place until full details of soft landscape works have
been submitted to and approved in writing by the Local Planning Authority and
these works shall be carried out as approved. These details shall include proposed finished levels or
contours; proposed and existing functional services above and below ground
(eg. drainage power, communications cables, pipelines, etc, indicating lines,
manholes, supports, etc. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
7 |
No
development shall take place until a scheme of landscape implementation and
maintenance for a minimum period of 5 years has been submitted to and
approved in writing by the Local Planning Authority. All hard and soft landscape works shall be
carried out in accordance with the approved scheme. The works shall be carried out prior to the occupation of any
part of the development or in accordance with the programme agreed with the
Local Planning Authority. Reason: To ensure the provision, establishment and
maintenance of a reasonable standard of landscape in accordance with the
approved design and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
8 |
All
construction traffic related to the approved development shall deliver, load
and un-load on a route and in a location and at times approved in writing by
the Local Planning Authority. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
9 |
No
construction traffic related to the approved development will enter the
public highway unless their wheels and chassis have been washed to prevent
material being deposited on the highway. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
10 |
No
demolition or construction works shall be undertaken until the new access
road and junction have been constructed, surfaced, signed and lined. All
construction traffic shall thereafter use the new access during the
construction process. Reason: In
the interest of highway safety and to comply with condition TR7 (Highway
Considerations for New Development) of the IW Unitary Development Plan. |
|
11 |
No
building shall be occupied until the means of access thereto for pedestrians
has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of facilities
for pedestrians and cyclists wishing to gain access to the site and to comply
with policy TR6 (Cycling and Walking) of the IW Unitary Development Plan. |
|
09 |
Reference
Number: P/01719/06 - TCP/27732/H Parish/Name: Gurnard - Ward/Name: Gurnard Registration
Date: 25/07/2006 -
Full Planning Permission Officer: Miss S Wilkinson Tel:
(01983) 823552 Applicant: Gurnard Pines Holding Company Limited Demolition of
chalets; construction of 2 storey 41
bedroom hotel, (revised scheme) Gurnard Pines
Holiday Village, Cockleton Lane, Cowes, PO31 8QE The application
is recommended for Conditional Permission |
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
No
development shall take place until samples of materials to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
No
development shall be commenced until a scheme for the provision and
implementation of a surface water regulation system is designed to the
satisfaction of the Planning Authority and supported by detailed
calculations. Such a drainage system
for the site must be capable of delivering an estimated 1% probability storm
run-off to storage. The system must
be capable of storing the run-off from the 1% event restricting the outflow
to that which would have occurred had the site been a grass field. The scheme shall include a maintenance
programme to establish ownership of the storage system for the future. Reason: To prevent
flooding and to ensure future maintenance in accordance with policy U11
(Infrastructure and Services Provision) of the Isle of Wight Unitary
Development Plan |
|
4 |
No
development approved by this planning permission shall be completed until a
scheme for foul drainage has been submitted to and approved in writing by the
Local Planning Authority. Reason: There should be no discharge of foul or combined
drainage from the site into either ground water or any surface water, whether
direct or via soakaways, to protect controlled waters in accordance with
policies P1 (Pollution) and U11 (Infrastructure and Services Provision) of
the Isle of Wight Unitary Development Plan. |
|
5 |
None
of the accommodation hereby approved shall be used other than as holiday
accommodation. Reason: To ensure that the development remains for
holiday purposes and to comply with policies T1 (Tourism) and T3 (Holiday Accommodation)
of the IW Unitary Development Plan. |
|
6 |
No
development shall take place until full details of soft landscape works have
been submitted to and approved in writing by the Local Planning Authority and
these works shall be carried out as approved. These details shall include proposed finished levels or
contours; proposed and existing functional services above and below ground
(eg. drainage power, communications cables, pipelines, etc, indicating lines,
manholes, supports, etc. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
7 |
No
development shall take place until a scheme of landscape implementation and
maintenance for a minimum period of 5 years has been submitted to and
approved in writing by the Local Planning Authority. All hard and soft landscape works shall be
carried out in accordance with the approved scheme. The works shall be carried out prior to the occupation of any
part of the development or in accordance with the programme agreed with the
Local Planning Authority. Reason: To ensure the provision, establishment and
maintenance of a reasonable standard of landscape in accordance with the
approved design and to comply with policy D3 (Landscaping) of the IW Unitary
Development Plan. |
|
8 |
All
construction traffic related to the approved development shall deliver, load
and un-load on a route and in a location and at times approved in writing by
the Local Planning Authority. Reason: In
the interests of highway safety and to prevent mud and dust from getting on
the highway and to comply with policies TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
9 |
No
construction traffic related to the approved development will enter the
public highway unless their wheels and chassis have been washed to prevent
material being deposited on the highway. Reason: In
the interests of highway safety and to prevent mud and dust from getting on the
highway and to comply with policies TR7 (Highway Considerations) of the IW
Unitary Development Plan |
|
10 |
No
demolition or construction works shall be undertaken until the new access
road and junction have been constructed, surfaced, signed and lined. All
construction traffic shall thereafter use the new access during the
construction process. Reason: In
the interest of highway safety and to comply with condition TR7 (Highway
Considerations for New Development) of the IW Unitary Development Plan. |
|
11 |
No
building shall be occupied until the means of access thereto for pedestrians
has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of
facilities for pedestrians and cyclists wishing to gain access to the site
and to comply with policy TR6 (Cycling and Walking) of the IW Unitary
Development Plan. |
|
10 |
Reference
Number: P/01760/06 - TCP/13130/B Parish/Name: Ryde - Ward/Name: Ryde St Johns East Registration
Date: 14/07/2006 - Outline
Planning Permission Officer: Mr D Long Tel: (01983)
823552 Applicant: West Orchard Developments Ltd. Demolition of
house; outline for 14 houses; alterations to vehicular access 118 Marlborough
Road, Ryde, PO331AW The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
The Local Member, Councillor Knowles and Chairman Councillor Bulwer have requested the application go before committee due to the significant levels of objection raised to the scheme.
1. Details of Application
1.1 Application seeks the
demolition of a house and outline consent for 14 houses. Outline matters to be
considered are external appearance, siting, design and means of access.
1.2 Proposal
incorporates four house types following context of the road layout.
·
House type A are detached two storey units having
four bedrooms, kitchen/diner and living room. Side facing windows serving the
stairwell and bathrooms are of an opaque finish. Principal windows face front
and back with master bedroom having modern bay giving approximately 700 mm of
outside space.
·
House type B are semi-detached dwellings consisting
of three bedrooms, kitchen/diner and living room. Side facing ground floor
windows are obscure glazed. House type B has same arrangement of windows facing
front and rear also benefiting from a small accessible bay.
·
House types C and D are arranged in a terraced row
having four dwellings in each block. The two terraced blocks to the rear of the
site are positioned in building line with number 122 Marlborough Road. House
type C consists of three bedrooms, bathroom, kitchen/diner and living room and
a small 900 mm first floor balcony facing to the rear. House type D consists of
two bedrooms, bathroom and an open plan kitchen/diner and living room. House
type D has forward facing balcony at first floor at the same dimensions noted.
1.3 House types A and B are
laid at 90º to Marlborough Road. Unit 1 is located 9m off the highway. Units 1
to 6 have approximately 8 x 6m gardens. Units 7 and 14 run horizontal to
Marlborough Road and are set 60m off this frontage. The units have varying
sized rear gardens approximately 6.5m x 5m.
1.4 Design is of contemporary
approach using a mixture of render and cedar boarding. Proposal is to be landscaped
with raised planters and trees in both communal and private spaces.
1.5 Access to site is off
Marlborough Road via existing access with slight alteration. Each unit has one
or two dedicated parking spaces depending on unit type and makes provision for
visitors’ spaces. The highway layout considers future development access into
Cats Protection site should this come forward at a later date.
1.6 Trees to the frontage of
the site bounding Marlborough Road are to be retained as they are protected by a
Preservation Order.
2. Location and Site
Characteristics
2.1 Marlborough Road is
within the defined development envelope. Sites along Marlborough Road have been
granted planning permission including Trucast developed by Barratts and a
number of smaller land parcels.
2.2 Site is of a level
topography with no significant undulations. Site currently is bounded by a
significant conifer hedge over 7m in height and forms an isolated land parcel.
Trees along the frontage of Marlborough Road and protected through preservation
order as they are of high visual amenity.
2.3 Neighbouring land uses
include Cat Protection Centre which wraps around southern and western part of
the site. Although non-residential there is a manager’s unit on site, numbered
122. Number 114 located on northern boundary of the site is a chalet bungalow.
Rear amenity space to this property terminates as site extends in a north
direction three quarters into site. The remaining units (1 to 5) along
Marlborough Close also form part of boundary and are two storey, separated by
rear gardens.
3. Relevant History
3.1 There is no relevant
planning history pertaining to this site.
4. Development Plan
Policy
4.1 National Policy Guidance
·
PPS1 – Delivering Sustainable Development
·
PPG3 – Housing
·
PPS/Consultation Paper 3, relating to housing.
4.2 The following Strategic
Policies within the Unitary Development Plan are applicable:
·
S1 - New development will be concentrated within
existing urban areas
·
S2 – Development will be encouraged on previously
developed land
·
S7 – Provision of Housing Units on the Isle of
Wight
4.3 The following Unitary Development Plan
Policies are applicable:
·
G1 - Development Envelopes
·
G4 - General Locational Criteria
·
D1 - Standards of Design
·
D2 - Standards for Development within the Site
·
D3 - Landscaping
·
H1 – Development Envelopes
·
TR7 - Highway Considerations for New Development
·
TR16 - Parking Policies and Guidelines
·
U11 - Infrastructure and Services Provision
·
C12 – development Affecting Trees and Woodland
4.4 Supplementary Planning
Guidance Note entitled Residential Layout and Residential Infill is relevant to
the determination of this application.
4.5 Site is subject to a Section
106 Agreement for an Education and Open Space Payment. Site lies within parking
zone 3 therefore no requirement for transport infrastructure is required.
Development is under 15 units, therefore not subject to affordable housing.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
Highway Engineer recommends approval subject to the
applied conditions as there are no envisaged highway implications.
·
Tree Officer recommends conditional approval
subject to standard conditions applied to development in relation to trees.
Unit 1 must have piled foundations. The development and associated tree report
is in accordance with BS 5837 (2005) if subjected to conditions.
·
The Conservation and Design Team suggest that
architecture in isolation is acceptable. They raise concern over the designed
layout and possible sterilization of land to the south and west of the site
leading to piecemeal development.
5.2 External Consultees
·
Southern Water point out that there is currently inadequate
capacity in the local network to provide
foul sewage disposal to service the proposed development. It is possible
by removing some of the existing surface water entering the sewer that
additional foul flows could be accommodated so long as there is not net
increase in flows. A recommended condition imposes that the development does
not commence until appropriate means of foul sewerage and surface water
disposal has been approved in writing by the Local Planning Authority in
consultation with Southern Water.
5.3 Others
·
116 letters (to date) of objection have been
received from Ryde and Island residents and some from the mainland. Grounds for
objection are summarised as follows:
o
Overdevelopment at excessive density/increased
traffic and inadequate access/inadequate drainage and sewage capacity/loss of
privacy and outlook for the manager
o
Staff and visitors to Cats Protection.
o
Impact on cats/impact and loss of trees.
o
Excessive levels of noise pollution.
o
Insufficient amenity space.
o
Inadequate car parking.
o
Lack of infrastructure
o
Sets and undesirable precedent
o
Loss of important green spaces in Marlborough Road.
o
Design does not reflect the local character.
6. Evaluation
6.1 The main issues relating
to this application are:
·
Policy and principle.
·
Density, layout and design
·
Highway considerations.
·
Tree constraints.
·
Impact on neighbouring properties and Cats
Protection.
·
Drainage.
·
Future development potential.
6.2 Site is within the
development envelope as allocated by the Isle of Wight Unitary Development Plan
and so the principal of development is accepted. The existing house is not
worthy of retention and so demolition is acceptable.
6.3 Site is 0.28 hectares
which when developed with 14 houses equates to a density of 49 dw/ha. Planning
Policy Guidance Note 3 (Housing) indicates that development sites should be
developed between densities of 30 to 50 dwellings per hectare dependant on
localised constraints. The layout follows context of the access road. Units 1
to 6 are turned 90º to Marlborough Road but due to the presence of protected
trees along the frontage the site will remain well screened and isolated. Units
1 to 6 are positioned central within site giving good rear amenity space of
approximately 8 metres in depth. The frontage of the units have small outside
space sub-divided by raised planters and hard standing. A distance of 14 metres
separates the front elevation to that of the neighbouring boundary belonging to
114 Marlborough Road which is above the set and approved standard within SPG
for residential infill.
6.4 Units 7 to 14 are
positioned horizontal to Marlborough Road but are 60 metres away from that
frontage. The units make a new building line, connecting to 122 Marlborough
Road and number 3 Marlborough Close. Units 1 to 6 have defensible space and
provision of hardstanding to the front and good rear gardens of approximately 6
to 7 metres in depth.
6.5 Localised area is made up
of vast range of architectural styles and character having no set pattern or
required design standard. There is a mixture of large detached houses, Victoria
terraces, bungalows and chalet bungalows, each having been developed with
individual architectural expression. The development before Members is of a
contemporary approach using a careful balance of render and cedar boarding
utilizing a modern designed bay and cantilevered stainless steel porches.
6.6 Paragraph 38 of PPS1
states that design policy should avoid unnecessary prescription or detail and
should concentrate on guiding the overall scale, density, massing, height,
landscape, layout and access of new development in relation to neighbouring
buildings and of local area more generally. Local Planning Authority should not
attempt to impose architectural styles or particular tastes and they should not
stifle innovation, originality or initiative through unsubstantiated
requirements. The designed units are contemporary but are of a standard that
should be encouraged in new development and is compliant with Policies S6 (High
Standard of Design) and D1 (Standards of Design) of the Isle of Wight Unitary
Development Plan. The scale, mass and proportions of the properties relate well
to the prevailing form of massing within the area and so it is accepted. The
dispersal and mix of detached, semi-detached and terraced properties flows well
within the site and reads as a well conceived and appropriate development
scheme. Members will note in section 6.13 the road access could take possible
opportunity and redevelopment of Cats Protection.
6.7 Small balconies have been
designed into the bay windows giving a small outside space at first floor. By
reason of the size (approx 700 mm) the space will not incur a high usage or
impact to localised amenities. Principal windows have been designed at ground
floor leaving principal views to be isolated within the site and protected by
the boundary treatment. This leaves all bedroom accommodation at first floor
which is expected within residential environments.
6.8 Highway Engineer suggests
that the access, visibility, parking and turning areas is satisfactory for
planning purposes. The applied conditions provide suitable safety for potential
occupants and existing users of Marlborough Road. The Road Safety Audit
accompanying is satisfactory and has assessed all highway implications making
it compliant with Policy TR7 (Highway Considerations for New Development) of
the Isle of Wight Unitary Development Plan.
6.9 Tree Officer suggests
that the development is compliant with BS5837 (2006) entitled ‘Trees in
Relation to Construction.’ Protected trees on the frontage are to be retained
and form a good screen. The trees are of high visual amenity and therefore
their protection is of utmost importance. Plot 1 has slight incursion into the
root protection area but this is satisfactory subject to a pile and beam or
micro pile foundation. The width of access road has increased and is subject to
conditional approval to protect root compaction. The remaining part of the site
is heavily vegetated with substantial conifers which are of no visual amenity
nor are they worthy of protection. The trees do form a heavily bounded site but
their removal is accepted and will be replaced by appropriate landscaping
through reserved matters application. If Members approve this application the
Local Planning Authority will ensure that the landscaping scheme is to be of
the highest standard using native trees and planting.
6.10 Site is bounded by Cat
Protection and residential properties along Marlborough Road and Marlborough
Close. Cats Protection is a substantial single storey building and is
positioned 8.5 metres into the rear of the site off the shared boundary. This
is a non-residential use, so by reason of the spatial break and distances
provided of around 14.5 metres to elevations of both buildings there will be no
reasonable impact both to the Cats Protection and potential occupants of the
housing units. No. 122 Marlborough Road is used as manager’s accommodation to
Cats Protection and has relationship to unit 7 of the development. By reason of the size, design and distance
of both properties there is an acceptable scaling and relationship causing no
unreasonable impact to the manager and occupants of unit 7. The manager’s
bungalow has three side facing windows which currently face the large conifer
hedge. By removal of hedge, more light and space will be gained to these
windows which would be of benefit to this property. No side facing windows are
installed within unit 7, retaining the privacy and reasonable enjoyment of the
existing bungalow.
6.11 Number 3 Marlborough Close has a relationship with number 14.
Number 3 has a rear and side curtilage giving ample amenity for these
occupants. Relatively low eaves to number 14, combined with distances to
boundary and the footprint position gives acceptable relationship without any
reasonable impact. Units 13 and 14 have front facing windows to the rear
boundary of number 114 Marlborough Road. The distance to boundary is over 11
metres which again is above the required standard within Supplementary Planning
Guidance entitled ‘Residential Infill.’ Units 1 to 6 have rear facing windows
into Cats Protection but by reason of the distances there will be no loss of
amenity to manager’s accommodation or the serviced car park. The privacy and
reasonable enjoyment of number 122 will be retained to an acceptable limit. The
amenity to number 114 is also retained as the bungalow will lie in reasonable
isolation and privacy when all boundary fences and landscaping are implemented.
The distances to elevations are acceptable retaining occupant’s privacy and
living enjoyment. The access road to the side of 114 will cause no impact as
the frontage services a vehicular entrance, parking and turning area not
principal garden.
6.12 Southern Water have
confirmed that there is inadequate capacity in the local network to provide
foul sewage disposal. They however indicate that surface water can be diverted
enabling additional foul flows as long as there is no net increase to the
drainage system. On similar proposals Southern Water advise that there is
usually a technical solution to the problems of drainage for a site but which
may not be economic. An appropriate robust condition on drainage is usually
sufficient so I would endorse this approach.
6.13 Site make way for possible
redevelopment of Cats Protection even though officers are aware they are
against proposed development. The current plan enables the roadway to be split
into a T junction therefore giving opportunity to develop the front and rear of
the Cats Protection site. This makes best use of urban land in a well conceived
and designed scheme contrary to the advice given by the Conservation and Design
Team. There is suggestion that Cats Protection has been sterilized from future
development but by reason of the road layout, future redevelopment may occur
even though the Cats Protection do not wish to at this time.
6.14 The proposed development
will attract the following contributions through a S106 Agreement:
·
Education: 14 x £2,145 = £30,030
·
Open Space: 14 x £290 = £4,060
7. Conclusion and Justification for
Recommendation
7.1 This outline
application for residential development is on a site situated well within the
defined development envelope and surrounded by other residential properties. This
is a well conceived scheme giving an appropriate design and layout and is of a
standard that should be encouraged in modern development and compliant will
planning policy. By reason of the siting and layout the amenities to Cats
Protection, the manager’s accommodation and dwellings located along Marlborough
Close are protected. The Highway Engineer supports the application as there
will be no adverse impact to highway safety. The Tree Officer recommends
conditional approval. The development leads to future opportunity and
redevelopment of neighbouring sites. In light of all materials considerations
and on balance the application is deemed to
be in accordance with policies contained within the Isle of Wight Unitary
Development Plan and is therefore recommended for approval.
8. Recommendation
Conditional
Permission.
Conditions/Reasons:
|
1 |
Application
for approval of the reserved matters shall be made to the Local Planning Authority
before the expiration of 3 years from the date of this planning permission.
The development hereby permitted shall be begun before the expiration of 2
years from the date of approval of the final approval of the reserved matters
or, in the case of approval on different dates, the final approval of the
last such matter to be approved. Reason: To
comply with Section 92 of the Town and Country Planning Act 1990 (as amended)
and to prevent the accumulation of unimplemented planning permissions. |
|
2 |
Before
any works or development hereby approved is commenced on site details
relating to the landscaping of the site shall be submitted to, and approved
by the Local Planning Authority. These details shall comprise the ‘reserved
matters’ and shall be submitted within the time constraints referred to in
condition 1 above before any development is commenced. Reason: To
enable the Local Planning Authority to control the development in detail and
to comply with Section 92 of the Town and Country Planning Act 1990 (as
amended). |
|
3 |
Development
permitted by this planning permission shall not be initiated by the
undertaking of material operations as defined in Section 56 (4) a-d of the
Town and Country Planning Act 1990 in relation to the development until
Planning Obligations pursuant to Section 106 of the said Act relating to the
land has been made and lodged with the Local Planning Authority and the Local
Planning Authority has been notified by the person submitting the same that
it is to the Local Planning Authority's approval. The said Planning
Obligation will provide for contributions to education and open space. Reason:
To ensure educational facilities and open space are provided in
accordance with Policies U2 (Ensuring Adequate Educational, Social
Communities and Future Population) and L10 (Open Space in Housing
Developments) of the IW Unitary Development Plan. |
|
4 |
No
development shall take place until details of the materials and finishes to be
used in the construction of the external surfaces of the development hereby
permitted have been submitted to and approved in writing by the Local
Planning Authority. Development shall
be carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
5 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no windows/dormer windows (other than those
expressly authorised by this permission) shall be constructed. Reason: To protect the design of the units, to
retain sufficient outside amenity space and to comply with Policies D1
(Standards of Design) and D2 (Standards of Development within the site) of
the IW Unitary Development Plan. |
|
6 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no addition or alteration to the roof of the
dwelling hereby approved (including the addition of windows) shall be made. Reason: To protect the design of the unit and to
retain sufficient privacy to neighbouring properties and to comply with
Policies D1 (Standards of Design) and D2 (Standards of Development within the
site) of the IW Unitary Development Plan. |
|
7 |
No
construction traffic related to the approved development will enter the
public highway unless their wheels and chassis have been washed to prevent
material being deposited on the highway.
Reason: In the interests of highway safety and to
prevent mud and dust from getting on the highway and to comply with policies
TR7 (Highway Considerations) and M2 (Defined Mineral Working) of the IW
Unitary Development Plan. |
|
8 |
No
building shall be occupied until the means of access thereto for pedestrians
and/or cyclists has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of
facilities for pedestrians and cyclists wishing to gain access to the site
and to comply with policy TR6 (Cycling and Walking) of the Isle of Wight
Unitary Development Plan. |
|
9 |
No
dwelling hereby permitted shall be occupied until space has been laid out
within the site and drained and surfaced in accordance with drawing number SK
365/03 for a minimum 14 cars to be parked and for vehicles to turn so that
they may enter and leave the site in forward gear. The space shall not thereafter be used for any purpose other
than that approved in accordance with this condition. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
|
10 |
The
development shall not be occupied until sight lines have been provided in
accordance with the visibility splay shown on the approved plan (reference
number SK365/03 (2.4m x 90m) Nothing that may cause an obstruction to
visibility shall at any time be placed or be permitted to remain within that
visibility splay. Reason: In the interests of highway safety and to
comply with policy TR7 (Highway Considerations) of the IW Unitary Development
Plan. |
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11 |
All
recommendations of the RSA 1/2 (undertaken by Mayer Brown 2006 Code 1/NP
Ryde. 6) have been incorporated in a final design scheme to be submitted at
reserved matters approval by the Local Planning Authority. Any subsequent
RSAs will be in accordance with HD19/30 of DMR and B volume 5. Reason:
In the interests of highway safety and to comply with Policies TR7
(Highway Considerations for New Development) of the IW Unitary Development
Plan. |
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12 |
No
development shall take place until a detailed scheme including calculations
and a capacity study, have been submitted to and agreed in writing with the
Local Planning Authority indicating the means of foul and surface water
disposal. Any such agreed foul and surface water disposal system shall
indicate connection points on the system that adequate capacity exists,
including any reasonable repairs which may be required, or shall provide for
attenuation measures to ensure any additional flows do not cause flooding or
overload in the existing system. No unit shall be occupied until such a
system has been completed in accordance with approved details. Reason:
To ensure an adequate system of foul water drainage is provided for
the development in compliance with Policy U11 (Infrastructure and Services
Provision) of the IW Unitary Development Plan. |
|
13 |
No
development including site clearance shall commence on the site until all
trees, not previously agreed with the Local Planning Authority for removal,
shall has been protected by fencing or other agreed barrier, Any fencing
shall conform to the following specification: Barrier
shall consist of a scaffold framework as shown in figure 2 of BS 5837 (2005).
Comprising of vertical and horizontal framework braced to resist impact, with
vertical tubes spaced at a maximum of 3 m intervals. Onto this weldmesh
panels are to be securely fixed. Such fencing or barrier shall be
maintained throughout the course of the works on the site, during which
period the following restrictions shall apply: (a) No placement or storage of material; (b) No placement or storage of fuels or
chemicals. (c) No placement or storage of excavated
soil. (d) No lighting of bonfires. (e) No physical damage to bark or branches. (f) No changes to natural ground drainage
in the area. (g) No changes in ground levels. (h) No digging of trenches for services,
drains or sewers. (i) Any trenches required in close
proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To
ensure that all general trees and shrubs and other natural features to be
retained are adequately protected from damage to health and stability
throughout the construction period in the interests of the amenity and to
ensure the wooded southern boundary is retained as an important landscape
feature which provides a valuable wildlife corridor, all in compliance with
Policies D3 (Landscaping) and C12 (Development Affecting Trees and Woodland)
of the Isle of Wight Unitary Development Plan. |
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14 |
In
this condition “retained tree” means an existing tree which is to be retained
in accordance with the approved plans and particulars; and paragraphs (a) and
(b) below shall have effect until the expiration of (1 year) from (the date
of the occupation of the building for its permitted use). (a) No retained tree shall be cut down,
uprooted or destroyed, nor shall any retained tree be topped or lopped other
than in accordance with the approved plans and particulars, without the
written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in
accordance with British Standard 3998 (Tree Work); (b) If any retained tree is removed,
uprooted or destroyed or dies, a replacement tree shall be planted in the
same place, or place to be agreed and that tree shall be of such size and
species, and shall be planted at such time, as may be specified in writing by
the Local Planning Authority. Reason:
To ensure the protection of the trees to be retained in the interests
of the amenities of the area and in compliance with Policy D3 (Landscaping)
of the Isle of Wight Unitary Development Plan |
|
15 |
Before
development commences on site an Arboreal Method Statement detailing all
storage areas, building materials and access routes on and off the site shall
be submitted shall be submitted to and approved by the Local Planning
Authority. The approved designated areas shall be used for such purpose until
all construction is completed on site. Reason:
To ensure that all protected trees are retained and are adequately
protected from damage to health and stability throughout the construction
period and to comply with Policies C12 (Development Affecting Trees and
Woodland) of the IW Unitary Development Plan. |
|
16 |
Before
development commences on site details including a cross sectional plan of the
access driveway shall be submitted to and approved in writing by the Local
Planning Authority. Details shall include existing and proposed land levels,
cellweb construction and permealable surfacing materials. The details shall
be implemented in accordance with the approved specifications before
occupation of the dwellings and shall thereafter be maintained and retained
at all times. Reason:
To ensure that all protected trees in close proximity of the access
are retained and adequately protected from damage to health and stability
throughout the construction period and in the interests of the visual
amenities of the area and to comply with Policy D3 (Landscaping) and C12
(Development Affecting Trees and Woodland) of the IW Unitary Development
Plan. |
|
17 |
Before
development commences on site a detailed foundation design shall be submitted
to and approved by the Local Planning Authority for Plot 1 as shown on the
approved plans. The approved details shall be implemented on site unless
otherwise agreed in writing by the Local Planning Authority for an
alternative scheme. Reason:
to ensure that at all protected trees are retained and are adequately
protected from damage to health and stability from excavation and to comply
with Policies C12 (Development Affecting Trees and Woodland) of the IW
Unitary Development Plan. |
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11 |
Reference
Number: P/01789/06 - TCP/23739/C Parish/Name: East Cowes - Ward/Name: East Cowes North Registration
Date: 27/07/2006 -
Full Planning Permission Officer: Miss S Gooch Tel: (01983)
823552 Applicant: The Classic Boat Centre Trust (The Classic
Boat Museum) Change of use of
industrial building to museum Venture Quays,
Castle Street, East Cowes The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
Councillor Margaret Webster has requested the application is considered by the Development Control Committee in conjunction with the proposed phasing plan on East Cowes regeneration.
1. Details of Application
1.1 The Classic Boat Museum
are proposing a change of use on part of the Columbine Building to create a
museum area to display marine related items.
1.2 The
submitted plans show the application site to be approximately 610 square
metres. The only alterations relate to the entrance with the new coated
aluminium doors and side panels introduced and the existing pavement will be
resurfaced with some alterations to the ramp to comply with DDA regulations.
1.3 A Flood Risk Assessment
has been submitted as Venture Quays is located partially in flood risk zone 2
but predominantly in flood risk zone 3. This analysis reveals that even
allowing for the most extreme situations flood levels would not rise beyond
safe walking depth of 0.5m.
2. Location and Site
Characteristics
2.1 The Columbine Building is
a somewhat dated industrial building located on a corner plot fronting
Columbine Road and Castle Street.
2.2 Immediately to the north
is the newly designated conservation area which also includes Columbine Road
itself and extends in a northwesterly direction to incorporate the Esplanade
and associated coastal area.
2.3 The Columbine Building
varies in height and roof design however it is characterised by the extent of
fenestration within its elevations.
3. Relevant History
3.1 Outline planning
application approved in principle for demolition of Venture Quays, Trinity
House Depot, Red Funnel Ticket Office, public conveniences and Camelia; outline
for a mix of use including employment, retail, health facilities, community
facilities, marine heritage experience, events, hotels, residential and ferry
marshalling facilities, together with associated highway and junction
improvements to include new road from Church Path to Old Road; public transport
interchange, car parking and servicing, open space and landscaping, flood
defence measures and site remediation works; full permission for land reclamation
works to the west of Venture Quays (Plot 7A, 7C and 8B part). Decision notice
has yet to be issued.
4. Development Plan
Policy
4.1 National Policy
Guidance:
·
PPS1 Delivering Sustainable Development
·
PPG25 Development and Flood Risk
4.2 Unitary Development Plan
Policies:
·
S6 - All development will be expected to be of a
high standard of design
·
G4 - General Locational Criteria for Development
·
G6 – Development in Areas Liable to Flooding
·
D1 - Standards of Design
·
TR7 - Highway Considerations for New Development
·
TR16 - Parking Policies and Guidelines
4.3 Relevant Supplementary
Planning Guidance considered to be as follows:
·
Cowes Waterfront – A Vision for the Medina Valley.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
Highway Engineer comments that before GKN’s vacated
the site, around three years ago, there was an adequate large car park to
provide for staff, across the road. The car park has now gone, as part of the
demolition of the majority of GKN site. Employees of the various companies that
now occupy the works have to park on the street, within the old barracks or in
the Well Road car park. This seems to work satisfactorily and not aware that
the loss of GKN’s car park has caused any problems due to much lower level of
employment in the immediate area.
·
Of the opinion that proposed museum would generate
a slightly higher level of vehicle parking than the recent past and existing
uses, as visitors are likely to be tourists, whereby a lot of previous current
employees are local. Having said that, the existing Classic Boat Museum on
Newport Quay only seems to attract little number of visitors, even in the peak
summer holiday months.
·
There is still some surplus on street parking
capacity and consequently raise no concern to current proposal.
5.2 External Consultees
·
Environment Agency at the time of writing report no
comments have been received.
·
Town and Parish Council comments – none received.
·
Neighbours – none received.
6. Evaluation
6.1 The
main issues relating to this application are:
·
Policy
·
Parking
·
Impact on the streetscene.
6.2 Policy
– this application site is a small part of the East Cowes project area as
proposed by the South East England Development Agency (SEEDA) and English
Partnerships (EP) and is part of the Cowes Waterfront Initiative holistic
regeneration in the Medina Valley. Therefore application needs to be read in
conjunction with this as well as relevant policies contained within the Isle of
Wight Unitary Development Plan. However, it is not considered that this change
of use has any fundamental bearing on the overall regeneration scheme. In terms
of applying general policy criteria it raises no conflict.
6.3 Parking
– some concern has been raised on the highway implications of proposed
development however, Highway engineer acknowledges there is still some surplus
on street parking capacity and therefore proposal can cope with the slight
increase that the museum may generate. Following on from what the Highway
Engineer stated I would suggest that visitors may already be in the area when
deciding to visit the attraction.
6.4 Impact
on the streetscene. The changes to the entrance are minor and consequently
there are no material external alterations which will affect the existing
building and consequently will not result in an adverse impact within the
streetscene or the immediate locality.
6.5 To
enable the Local Planning Authority to assess its impact on the local road
infrastructure and to ensure that the use does not frustrate any subsequent
scheme with a broader regeneration benefit. I suggest that, should Members be
minded to support, a temporary consent for one year is granted.
7. Conclusion and Justification for
Recommendation
7.1 Whilst I am mindful there
is an expectation of development to be carried out in a properly phased manner
in terms of the regeneration of Medina Valley, Cowes and East Cowes are two
main gateways to the Island. It is the aim of policy to ensure that key
waterfront sites are made available for those uses which generally require
waterfront location and I am of the opinion that proposal would strengthen the
attraction of this area. It is therefore considered that the application is
acceptable in accordance with policy and is therefore accordingly recommended
for approval.
8. Recommendation
Conditional
Approval
Conditions/Reasons:
|
1 |
The
use hereby permitted shall be discontinued on or before 21 September 2007
unless otherwise agreed in writing by the Local Planning Authority. Reason:
To enable the Local Planning
Authority to assess the impact of the proposed use on the road infrastructure
and to comply with Policy TR7 (Highway Considerations for New Developments),
TR16 (Parking Policies and Guidelines) and D1 (Standards of Design) of the
Isle of Wight Unitary Development Plan |
|
12 |
Reference
Number: P/01934/06 - TCP/01946/J Parish/Name: Carisbrooke - Ward/Name: Carisbrooke West Registration
Date: 31/07/2006 -
Full Planning Permission Officer: Mr S Wiltshire Tel: (01983)
823552 Applicant: Mr
& Mrs A White Demolition of
bungalow; 2 detached houses; vehicular access & parking 17 Nodgham Lane,
Newport, PO301NY The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
The applicant is an Officer within the planning section and under the Council’s Scheme of Delegation this application is required to be referred to the Development Control Committee for consideration.
1. Details of Application
1.1 Full planning permission
is sought for the demolition of 17 Nodgham Lane, Newport and the erection of two
detached four bedroom houses on the site of the existing detached
property. The proposed dwellings would
be two storey in scale when viewed from the Nodgham Lane frontage, increasing
to three storeys at the rear taking advantage of the change in levels as the
land slopes away towards the south-east.
1.2 The submitted plans show
the proposed dwellings to be of a similar scale and massing, Plot 1 having an
overall depth of 15.0 metres and a width of 7.3 metres with a hipped roof to a
height of 8.3 metres, whilst Plot 2 would have a gabled roof to a height of 7.8
metres, and dimensions of 14.6 by 7.2 metres.
Internal accommodation to each would comprise 3 bedrooms and bathroom to
the first floor, a further bedroom, study, lounge, and w.c. on the ground floor,
with a lower ground floor in the rear portion of each dwelling providing a
kitchen / dining area and utility room.
1.3 With regards to the space
about the buildings, submitted plans show an open gap of 3.6m between the new
dwellings with Plot 1 showing a 2m gap to the other side boundary and Plot 1
showing a 1m gap.
1.4 The proposed dwellings
would each have two off-street car parking spaces provided in a parallel
arrangement on a hard-standing within the front garden areas, served via
separate vehicular accesses onto Nodgham Lane. The spaces would be separated by
a landscaped area at its maximum 7.5m wide. Pedestrian access would be provided
to the side of the dwellings, allowing access into rear garden areas.
1.5 Members should note that
a separate planning application (P/01831/06) has been submitted for a detached
house on the site of 17A Nodgham Lane, which adjoins this application
site. A design statement confirms that
these two planning applications have been developed in tandem, thus due to the
close relationship between the two proposals, the application at 17A Nodgham
Lane is also the subject of a report for consideration by this Committee.
1.6 The design statement is
divided up into an introduction, a contectual and site analysis, design solution
and a conclusions section. For Members information the conclusion is attached
as an appendix to this report.
2. Location and Site
Characteristics
2.1 The application relates
to a rectangular area of land fronting the south-eastern side of Nodgham Lane,
Newport. The site has a frontage of 21.5 metres and a depth of approximately 44
metres. The site is currently occupied
by a detached 1950’s bungalow when viewed from Nodgham Lane, with the rear
elevation being of two storey height due to the change in ground levels. The existing dwelling has been extended to
the rear to provide a flat roof first floor sun lounge and a ground floor
lean-to glass house. Vehicular access
is provided from Nodgham Lane to a hardstanding to the front of the dwelling.
2.2 Nodgham Lane which runs
from Carisbrooke High Street through to Clatterford Road is located in a
semi-rural location on the western fringes of Newport and is characterised by a
mixture of dwelling types, styles and materials which appear to have been
developed on an incremental basis since the 1930’s, the overall impression
being two storey detached dwellings occupying relatively spacious plots. The main feature of the area is the slope of
the land towards the south-east, which provides views across the valley towards
Carisbrooke Castle. This change in
ground levels has resulted in dwellings which are generally an additional
storey higher when viewed from the rear elevation. The lane is generally single
width giving access to the residential properties and the Tennyson Trail.
3. Relevant History
3.1 The following
applications are considered relevant to the consideration of this proposal:
P/00134/05 – Conversion of
detached garden room/garage with bedroom over into detached house with garage –
Approved 03.9.2005
P/01613/03 – Reinstatement of
roof & associated walls to bedroom above garden room – Approved 8.1.04
TCP/1946C – Additions to garage
(bedrooms over) – Approved 15.7.1966
TCP1946/C – Extension (garden
room rear of garage) – Approved 11.2.1960
TCP/1946A – Erection of bungalow
– Approved 29.12.1952
4. Development Plan
Policy
4.1 The Isle of Wight Unitary
Development Plan (UDP) identifies the application site as being within the
development envelope boundary for Newport and also within the Isle of Wight
Area of Outstanding Natural Beauty.
4.2
The relevant UDP policies are as follows;
·
S1 – New development will be concentrated within
existing urban areas
·
S6 – All development will be expected to be of a
high standard of design
·
S10 – Conserve or enhance the features of special
character of these areas
·
C2 – Areas of Outstanding Natural Beauty
·
G1 – Development envelopes for Towns and Villages
·
G4 - General locational criteria for development
·
D1 – Standards of design
·
D2 – Standards for development within the site
·
H4 – Unallocated residential development to be
restricted to defined settlements
·
H5 – Infill development
·
TR7 – Highway considerations for new development
·
TR16 – Infrastructure and services provision
4.3 The application site is
within parking zone 3 of the UDP where parking provision is 0 – 75% of the
maximum non-operational requirement.
The maximum requirement in respect of residential development is one car
space per bedroom.
4.4 PPG3 (Housing) stresses
the need to make efficient use of land, but states that this should not be at
the expense of cramped development, prejudicial to the surrounding
environment. Whilst advocating high
densities, it is stressed that good design is key in order to create attractive
high quality living environments in which people choose to live and work.
4.5 PPS7 (Sustaining
Development in Rural Areas) advises that in nationally designated areas the
conservation of the natural beauty of the landscape and countryside should be
given greater weight in decision making.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
The Highway Engineer has recommended approval,
subject to the imposition of conditions on any planning permission granted.
·
The AONB Partnership has raised no objection to
this application.
5.2 Carisbrooke Village
Management Committee has commented that this would be an improvement on the
present streetscene and have no objection to the proposal.
5.3 Neighbours
One letter of
representation has been received from a local resident which raises objections
to the proposed development on the following grounds;
·
Height, size and density of the dwellings are
inappropriate for this location
·
Parallel parking arrangement is visually
unsatisfactory
·
Increase in traffic along Nodgham Lane
·
Visual impact on views in the area
In
addition, four letters in support of the proposal have been received.
6. Evaluation
6.1 The
application site is within the development envelope for Newport, therefore the
principle of the residential development on this site is considered to be in
accordance with Policies S1, G1 and H4 of the Unitary Development Plan.
Therefore the main issues in the consideration of this application are as
follows;
6.2 Visual
impact – The south-eastern side of Nodgham Lane is characterised by mainly
detached two storey houses which occupy relatively spacious plots, allowing a
degree of separation between the properties.
Plot frontages along the street vary in width, and are generally in the
range 10 to 20 metres, with dwellings having a slightly staggered layout with a
set back from the highway of around 10 metres being typical.
6.3 When
viewed from Nodgham Lane the proposed houses would have a similar height to the
neighbouring dwellings at No’s 15 and 19.
The land rises gently from No. 17A towards No. 19, and the street scene
drawing submitted with the application shows that the relative dwelling ridge
heights would step up in a south-westerly direction, with No. 19 being
approximately 1 metre higher than Plot 2.
The frontages of the proposed dwellings would be 11.5 metres and 10
metres respectively, which generally accords with the pattern of development in
the area. It is noted that recent
planning approvals having been granted for new dwellings on sites between No’s
5 & 7 and also between 25 & 29 Nodgham Lane which have plot frontages
of 11.5 m and 9.3 m respectively. The
spacing between the proposed dwellings would be approximately 4 metres, with a
distance of around 6 metres to No. 19.
This would be in general accordance with the pattern of development in
the area.
6.4 The
existing bungalow is of a 1950’s design incorporating unsympathetic extensions
to the rear. This dwelling is of no
particular architectural merit in its own right, and its loss would not be
detrimental to the character of the area.
6.5 As
previously stated within the report there is a separate planning application to
replace No. 17A Nodgham Lane with a detached house, of a similar design and
scale to the dwellings proposed within this application. 17A and 21 Nodgham Lane are both two / three
storey dwellings and the proposal would form a visual link between these
dwellings, thus in overall terms it is considered that this application would
stand on its own merits.
6.6 Views
of the application site are afforded across the valley from Carisbrooke Castle,
and the protection of this view is considered to be material consideration in
the determination of this application.
The proposed dwellings would be of a similar size and scale to the
neighbouring properties, which are 3 storeys when viewed from this
direction. The proposed dwellings would
be viewed against a backdrop of existing built development and vegetation,
indeed it could be argued that the proposal would enhance the view by virtue of
the removal of the flat roof sun lounge which is of a visually poor design.
6.7 Given
the variety of existing development within Nodgham Lane it is considered that
the proposed dwellings would be of a size, scale and positioning which would
accord with the general pattern of development and the proposal would be
visually in keeping with the character appearance of the area. Nor do I
consider that the positioning of the parking facilities in front of the
properties is alien as this occurs elsewhere on the lane. For these reasons it
is considered that the proposal would be in accordance with Polices D1 and G4
of the UDP.
6.8 Design
– Notwithstanding the considerations of size, scale and massing discussed
above, the overall design concept of the proposed dwellings requires further
consideration, and a design statement has been submitted in support of the
proposal. There is a variety of
dwelling types and design within Nodgham Lane, the general perception being one
or two storey at the front with an additional storey at the rear. Roof styles and the materials of
construction of the existing properties are similarly varied.
6.9 The
submitted plans show dwellings with both gabled and hipped roofs, and would
incorporate front gabled bays as well as small side projections. The design and proposed use of some vertical
glazing elements reflects the 1930’s style of houses prevalent in the
area. The application proposes the use
of render, brick, artificial stone and cedar boarding elements to the walls,
with a natural slate roof. Overall it
is considered that the design of the proposed dwelling offers a contemporary
approach to the 1930’s dwelling style and is considered to be appropriate for
its location and would be visually acceptable within the street scene. The
individual distinctiveness can be reinforced through the use of contrasting
materials on any hard surfaced areas such as access and parking spaces.
6.10 The
plans show that the proposed dwellings would each have private rear gardens
areas with dimensions of approximately 18 metres by 11 metres, which are
considered to be satisfactory to serve the size of dwellings.
6.11 Impact
on neighbouring properties – Plot 2 would be sited between 1.2 metres and
2.4 metres from the boundary with No. 19 Nodgham Lane, and approximately 6.7
metres from this property. No. 19 has a
number of windows in the side elevation which a bathroom / toilet and ancillary
bedroom at first floor level, with a single storey side extension incorporating
a utility room. The proposed dwelling
at two storey level would project slightly past the rear of No.19, with the
proposed terrace extending 3.6 metres past the rear of this neighbouring property.
The adjoining property is set 4.4m off the boundary so it is not considered
that the physical presence of the terrace area affects the amenities of No. 19.
However, to avoid any overlooking from the proposed terrace the plans show a
slatted screen to a height of 2 metres, the provision of which would need to be
secured through a condition should permission be granted. Likewise, the windows proposed in the side
elevation of the property serving a lounge and bedroom would need to be
controlled through an obscure glazing condition.
6.12 Plot
1 would be sited adjacent to No. 17A Nodgham Lane, which is proposed for
replacement under planning application P/01831/06. The existing dwelling has a side door and ancillary windows in
the side elevation. The terrace to the
proposed dwelling would extend slightly past the rear of this neighbouring
property. To avoid any overlooking from
the proposed terrace the plans show a slatted screen to a height of 2 metres,
which would need to be secured through a condition should permission be
granted.
6.13 The
proposed dwellings would be situated approximately 18 metres from the boundary
with the recently constructed properties at 64 & 64A Clatterford Road. These properties rely on their front aspect
for outlook.
6.14 Overall
it is considered that the proposal would have an acceptable relationship with
the neighbouring properties.
6.15 Area
of Outstanding Natural Beauty – The AONB Officer has commented that the
lane exhibits a mix of dwelling types and that the existing property has no
particular architectural merit. It is noted the proposal involves replacement
dwellings with a higher ridge height and would appear mainly two storey but
given the changes in ground levels proposal would not appear prominent or out
of character. Accordingly, no objection is raised to this application. It is
therefore considered that the proposal passes the strict test of conserving or
enhancing the appearance of the AONB.
6.16 Access
and Parking – The submitted plans show that the existing and proposed
dwellings would each be provided with 2 off-street car parking spaces in a
parallel arrangement, with each dwelling having a separate access onto Nodgham
Lane.
6.17 The
Highway Engineer has recommended conditional approval of the application,
subject to the imposition of conditions relating to; provision of parking,
pedestrian / cycle access, highway safety and lorry routing.
6.18 The
application site is within Parking Zone 3, where 0 – 75% of the proposed
maximum non-operational requirement will be allowed. Thus the requirement in respect of this development is for 0 – 3
spaces per dwelling. Whilst the site
frontage is of sufficient width to provide 3 spaces per dwelling in a parallel arrangement,
it is considered that this could lead to the over-provision of hard surfacing
in the area, which would have an adverse impact on the character of the
area. On balance it is considered
appropriate to retain areas of soft landscaping within each plot to maintain
the visual separation and integrity of the street scene. This can be achieved as well as meeting the
highway standard.
7. Conclusion and Justification for
Recommendation
7.1 Having due regard and
appropriate weight to all material considerations outlined in this report, it
is considered that the application site is of sufficient size to accommodate
two detached dwellings without being detrimental to the amenities or privacy of
neighbouring occupiers, or the character and appearance of the area in
general. The scale, massing and design
of the proposed dwellings are considered to be appropriate for this residential
area and would have an acceptable visual impact within the Isle of Wight Area
of Outstanding Natural Beauty. The
Highway Engineer has confirmed that the proposed vehicular access to the site
and off-street parking provision is satisfactory without adding to the hazards
for other highway users. Accordingly,
the proposal is consistent with the objectives of the UDP.
8. Recommendation
Conditional permission.
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
No
development shall take place until samples of materials to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
All
materials consequent upon the demolition of the existing dwelling, and those
excavated as a result of the general ground works including site levelling,
installation of services or the digging of foundations, shall not be disposed
of within the area identified in red on the submitted plans. The material shall be removed from site
prior to occupation of any of the dwelling hereby approved. Reason:
In the interests of the amenities of the area in general and the
neighbouring residential properties, and to comply with Policy D1 (Standards
of design) of the Isle of Wight Unitary Development Plan. |
|
4 |
No
development shall take place until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority and these works shall be carried out as approved. These details shall include proposed
finished levels or contours; means of enclosure; car parking layouts; other
vehicle and pedestrian access and circulation areas; hard surfacing
materials. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
5 |
All
hard and soft landscape works shall be carried out in accordance with the
approved details. The works shall be
carried out prior to the occupation of any part of the development or in
accordance with the programme agreed with the Local Planning Authority. Reason: In the interests of the amenities and
character of the area and to comply with policy D3 (Landscaping) of the IW
Unitary Development Plan. |
|
6 |
No
development shall take place until details have been submitted to and
approved in writing by the Local Planning Authority of the positions, design,
materials and type of boundary treatment to be erected. The boundary treatment shall be completed
[before the use hereby permitted is commenced/before the building(s) hereby
permitted (is/are) occupied/in accordance with a timetable agreed in writing
with the Local Planning Authority].
Development shall be carried out in accordance with the approved
details. Reason: In the interests of maintaining the
amenity value of the area and to comply with policy D1 (Standards of Design)
of the IW Unitary Development Plan. |
|
7 |
The
windows proposed in the side elevation of Plot 2 serving a bedroom and a
lounge as shown on the submitted plans shall be non-opening lights and fitted
with obscure glass with a glass panel which has been rendered obscure as part
of its manufacturing process to Pilkington glass classification 5 (or
equivalent of glass supplied by an alternative manufacturer) and shall be
retained to this specification. Reason: In
the interests of the privacy of the neighbouring property and to comply with
policy D1 (Standards of Design) of the Isle of Wight Unitary Development
Plan. |
|
8 |
The
rear terraces to each dwelling shall not be brought into use until privacy
screens have been provided to each side elevation in accordance with the
details specified on drawing numbers 1257/02 and 1257/03, and the screening
shall be retained hereafter. Reason: In
the interests of the privacy and amenities of the occupiers of the
neighbouring properties and to comply with Policy D1 (Standards of design) of
the Isle of Wight Unitary Development Plan. |
|
9 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no windows/dormer windows (other than those
expressly authorised by this permission) shall be constructed. Reason: In
the interests of maintaining the amenity value of the area and amenities of
the occupiers of the neighbouring properties and to comply with Policy D1
(Standards of Design) of the Isle of Wight Development Plan. |
|
10 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no addition or alteration to the roof of the
dwelling hereby approved (including the addition of windows) shall be made. Reason: In
the interests of maintaining the amenity value of the area and amenities of
the occupiers of the neighbouring properties and to comply with Policy D1
(Standards of Design) of the Isle of Wight Development Plan. |
|
11 |
No
dwelling hereby permitted shall be occupied until space has been laid out
within the site and drained (soakaways) and surfaced (block paving) in
accordance with drawing number 1258/04 to enable 2 vehicles per dwelling to
be parked. The space shall not be
used for any other purpose other than that approved in accordance with this
condition. No additional car parking spaces shall be created in the front
garden areas of the dwellings hereby permitted without the prior written
approval of the Local Planning Authority. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan. |
|
12 |
No
dwelling shall be occupied until the means of access thereto for [pedestrians
and/or cyclists] has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of
facilities for pedestrians and cyclists wishing to gain access to the site
and to comply with policy TR6 (Cycling and Walking) of the IW Unitary Development
Plan. |
|
13 |
No
construction traffic shall enter the public highway from the site during the development in a condition that
results in material being carried out and deposited on the public highway. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan |
|
14 |
Before
any development is commenced a management plan to regulate contractors
parking requirements and the delivery/collection/unloading of materials
associated with the construction of the two properties shall be submitted
with the Local Planning Authority. the developer shall ensure that all
traffic adheres to the agreed scheme.. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan. |
|
13 |
Reference
Number: P/01831/06 - TCP/01946/H Parish/Name: Carisbrooke - Ward/Name: Carisbrooke West Registration
Date: 28/07/2006 -
Full Planning Permission Officer: Mr S Wiltshire Tel: (01983)
823552 Applicant: Mr
& Mrs P Ferns & Miss J Clark Demolition of
dwelling; detached house to include
annexed accommodation at lower ground floor level 17A Nodgham
Lane, Newport, PO30 The application
is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This planning application is associated to application P/01934/06 where the applicant is an Officer within the planning division and under the Council’s Scheme of Delegation has been referred to the Development Control Committee for consideration. Accordingly this application has also been referred for consideration by Members.
1. Details of Application
1.1 Full planning permission
is sought for the demolition of 17A Nodgham Lane, Newport and the erection of a
detached three bedroom house together with an integral annex on the site of the
existing detached house. The proposed dwelling
would be two storey in scale when viewed from the Nodgham Lane frontage,
increasing to three storeys at the rear where the land slopes away towards the
south-east.
1.2 The submitted plans show
the proposed would have an overall depth of 14.6 metres and a width of 7.2
metres with a gabled roof to a height of 7.8 metres. Internal accommodation would comprise 3 bedrooms and bathroom to
the first floor, with a lounge, kitchen / diner, study and w.c. on the ground
floor. The lower ground floor would provide
a self contained annex accommodation comprising 1 en-suite bedroom, lounge,
kitchen and w.c. The new building stands 1m off the side boundaries.
1.3 The proposed dwelling
would have two off-street car parking spaces provided in a parallel arrangement
on a hard-standing within the front garden area, served via an existing
vehicular access onto Nodgham Lane. Pedestrian access would be provided to each
side of the side of the dwelling, providing access into a rear garden area.
1.4 Members should note that
a separate planning application (P/01934/06) has been submitted for 2 detached
houses on the site of 17 Nodgham Lane, which adjoins this application
site. A design statement confirms that
these two planning applications have been developed in tandem, thus due to the
close relationship between the two proposals, this application is also the
subject of a report for consideration by this Committee.
1.5 The short design
statement submitted with this application is attached as an appendix to this
report.
2. Location and Site
Characteristics
2.1 The application relates
to a rectangular area of land fronting the south-eastern side of Nodgham Lane,
Newport. The site has a frontage of 9.5
metres and a depth of approximately 44 metres.
The site is currently occupied by a detached two storey building when
viewed from Nodgham Lane, with the rear elevation of three storey height due to
the change in ground levels. The
existing dwelling has been developed on a piecemeal basis over the years,
formally being a detached garage serving 17 Nodgham Lane, and then being
converted to ancillary accommodation to the neighbouring bungalow. Full planning permission for the conversion
of this building to a detached house with garage was approved in September
2005. Vehicular access is provided from
Nodgham Lane to a hardstanding to the front of the dwelling.
2.2 Nodgham Lane is located
in a semi-rural location on the western fringes of Newport and is characterised
by a mixture of dwelling types, styles and materials which appear to have been
developed on an incremental basis since the 1930’s, the overall impression
being two storey detached dwellings occupying relatively spacious plots. The main feature of the area is slope of the
land towards the south-east, which provides views across the valley towards
Carisbrooke Castle. This change in
ground levels has resulted in dwellings which are generally an additional
storey higher when viewed from the rear elevation.
3. Relevant History
3.1 The following
applications are considered relevant to the consideration of this proposal;
P/00134/05
– Conversion of detached garden room/garage with bedroom over into detached
house with garage – Approved 03.9.2005
P/01613/03
– Reinstatement of roof & associated walls to bedroom above garden room –
Approved 8.1.04
TCP/1946C – Additions to garage (bedrooms over) – Approved 15.7.1966
TCP1946/C
– Extension (garden room rear of garage) – Approved 11.2.1960
4. Development Plan
Policy
4.1 The Isle of Wight Unitary
Development Plan (UDP) identifies the application site as being within the
development envelope boundary for Newport and also within the Isle of Wight
Area of Outstanding Natural Beauty.
4.2 The relevant UDP policies
are as follows;
·
S1 – New development will be concentrated within
existing urban areas
·
S6 – All development will be expected to be of a
high standard of design
·
S10 – Conserve or enhance the features of special
character of these areas
·
C2 – Areas of Outstanding Natural Beauty
·
G1 – Development envelopes for Towns and Villages
·
G4 - General locational criteria for development
·
D1 – Standards of design
·
D2 – Standards for development within the site
·
H4 – Unallocated residential development to be
restricted to defined settlements
·
H5 – Infill development
·
TR7 – Highway considerations for new development
·
TR16 – Infrastructure and services provision
4.3 The application site is
within parking zone 3 of the UDP where parking provision is 0 – 75% of the
maximum non-operational requirement.
The maximum requirement in respect of residential development is one car
space per bedroom.
4.4 PPG3 (Housing) stresses
the need to make efficient use of land, but states that this should not be at
the expense of cramped development, prejudicial to the surrounding
environment. Whilst advocating high
densities, it is stressed that good design is key in order to create attractive
high quality living environments in which people choose to live and work.
4.5 PPS7 (Sustaining
Development in Rural Areas) advises that in nationally designated areas the
conservation of the natural beauty of the landscape and countryside should be
given greater weight in decision making.
5. Consultee and Third
Party Comments
5.1 Internal Consultees
·
The Highway Engineer has recommended approval,
subject to the imposition of conditions on any planning permission granted.
·
The AONB Partnership raises no objection to the
application.
5.2 Carisbrooke Village
Management Committee comment that the proposal would be an improvement on the
present streetscene and have no objections.
5.3 Neighbours
Three letters of
representation have been received from local residents. 2 of these letters
support the replacement of this existing dwelling, the other letter raises
objections to the proposed development on the following grounds;
·
Height, size and density of the dwellings are
inappropriate for the location
·
Parallel parking arrangement visually
unsatisfactory
·
Increase in traffic along Nodgham Lane
·
Visual impact on views in the area
6. Evaluation
6.1 The
application site is within the development envelope for Newport, therefore the
principle of the residential development on this site is considered to be in
accordance with Policies S1, G1 and H4 of the Unitary Development Plan.
Therefore the main issues in the consideration of this application are as
follows;
6.2 Visual
impact – The south-eastern side of Nodgham Lane is characterised by mainly
detached two houses which occupy relatively spacious plots, allowing a degree
of separation between properties. Plot
frontages along the street vary in width, and are generally in the range 10 to
20 metres, with dwellings having a slightly staggered layout with a set back
from the highway of around 10 metres being typical.
6.3 When
viewed from Nodgham Lane the proposed house would result in a increase in
height of 0.8 metres from the existing property, and would step up in height
from No. 15. The land rises gently from
No. 17A towards No. 19, and the street scene drawing submitted with the
application shows that, if the neighbouring site is developed in conjunction
with this proposal, the relative dwelling ridge heights would step up in a
south-westerly direction, with No. 19 being approximately 1 metre higher than
Plot 2. The frontage of the proposed dwellings would be 9.5 metres, which is in
general accordance with plot widths in the area. It is noted that recent planning approvals having been granted
for new dwellings on sites between No’s 5 & 7 and also between 25 & 29
Nodgham Lane which have plot widths of 11.5 m and 9.3 m respectively. It is acknowledged, however, that there is
an existing detached house on the site.
The spacing between the proposed dwelling and No. 15 would be 2 metres,
which is as existing, with a distance of 1 metre to No. 17 (as existing) and 3
metres as proposed within planning application P/01934/06 once that is
implemented.
6.4 The
existing dwelling has been developed incrementally from a detached garage over
the years and is considered to be of a poor design which detracts visually from
the character of the area. The removal
of this building would result in a general enhancement to Nodgham Lane.
6.5 Views
of the application site are afforded across the valley from Carisbrooke Castle,
and the protection of this view is considered to be material consideration in
the determination of this application.
The proposed dwelling would be of a similar size and scale to the
neighbouring properties, which are 3 storeys when viewed from this
direction. The proposed dwelling would
be viewed against a backdrop of existing built development and vegetation, and
the dwelling is viewed against the wooded backdrop to the rear, indeed it could
be argued that the proposal would enhance the view by virtue of the removal of
the existing structure which is of a visually poor design.
6.6 Given
the variety of existing development within Nodgham Lane it is considered that
the proposed dwelling, when considered in conjunction with application
P/01934/06 at 17 Nodgham Lane, would be of a size, scale and positioning which
would accord with the general pattern of development and the proposal would be
visually in keeping with the character appearance of the area. No do I consider
that the positioning of the parking facility in front of the property is alien
as this occurs elsewhere on the lane. For these reasons it is considered that
the proposal would be in accordance with Polices D1 and G4 of the UDP.
6.7 Design
– Notwithstanding the considerations of size, scale and massing discussed
above, the overall design concept of the proposed dwellings requires further
consideration, and a design statement has been submitted in support of the
proposal. There is a variety of
dwelling types and design within Nodgham Lane, the general perception being 2 –
3 storey houses. Roof styles and the
materials of construction of the existing properties are similarly varied.
6.8 The
submitted plans show a dwelling with a gabled roof which incorporates a front
gabled bay as well as a side projection.
The design and the proposed use of some vertical glazing elements
reflect the 1930’s style of houses prevalent in the area. The application proposes the use of render,
brick, artificial stone and cedar boarding elements to the walls, with a
natural slate roof. Overall it is
considered that the design of the proposed dwelling offers a contemporary
approach to the 1930’s dwelling style and is considered to be appropriate for
its location and would be visually acceptable within the street scene. The
choice of materials need to be made with the intention of maintaining an
individuality between this and any redevelopment of the adjoining property.
6.9 The
plans show that the proposed dwelling would have a private rear garden area
with dimensions of approximately 18 metres by 9.5 metres, which is considered
to be satisfactory to serve this size of dwelling. I do not anticipate any need
to segregate off any section of garden even for the occupants of the annex.
6.10 Impact
on neighbouring properties – The proposed dwelling would be located 2
metres from the side elevation of No. 15 Nodgham Lane. No. 15 has several ancillary windows in the
side elevation. Given there is an
existing dwelling in approximately the same position as the proposal, the
impact on this property would remain unchanged. A terrace proposed to the rear of the property would extend 1
metre past the rear of this neighbouring property. To avoid any overlooking from the proposed terrace the plans show
a slatted screen to a height of 2 metres, which would need to be secured
through a condition should permission be granted.
6.11 The
dwelling would be sited adjacent to No. 17 Nodgham Lane. The existing bungalow has a porch and kitchen
directly adjacent to the proposal. At
present the arrangement would be tolerable, however should the adjoining site
be developed in conjunction with this current proposal, then the proposed
dwellings would be separated by 3 metres and the relationship between these
dwellings would be improved. To avoid
any overlooking from the proposed terrace the plans show a slatted screen to a
height of 2 metres, which would need to be secured through a condition should permission
be granted. The lounge window proposed in the side elevation of the property
would also need to be controlled through an obscure glazing condition.
6.12 The
proposed dwelling would be situated approximately 18 metres from the boundary
with the recently constructed properties at 64 & 64A Clatterford Road. These properties rely on their front aspect
for outlook.
6.13 Overall
it is considered that the proposal would have an acceptable relationship with
the neighbouring properties.
6.14 Provision
of Annex – The proposal shows the creation of a small self-contained annex
unit in the lower ground floor of the building. The applicant has not provided
any information on the anticipated relationship between the occupants of this
unit and the main house but I would anticipate it would be occupied by an
elderly member of a family who whilst maintaining a degree of independence
could call on assistance if required. I see no objection to this arrangement
although clearly appropriate conditions will have to be imposed to ensure that
the unit is occupied by a family member and that the building is retained in a
single ownership.
6.15 Area
of Outstanding Natural Beauty – The AONB Officer has noted that the
existing dwelling is of an unusual design and of no particular architectural
merit. It is considered there is a variety of mixed dwelling types in Nodgham
Lane and that whilst the proposal has a higher ridge height it would not appear
prominent or out of character in this location. Accordingly, no objection is
raised to the application. Under those circumstances I consider that the strict
test of conserving or enhancing the appearance of the AONB is met.
6.16 Access
and Parking – The submitted plans show that the proposed dwelling would be
provided with 2 off-street car parking spaces in a parallel arrangement, served
via an existing access onto Nodgham Lane.
6.17 The
Highway Engineer has recommended conditional approval of the application,
subject to the imposition of conditions relating to; provision of parking, pedestrian
/ cycle access, highway safety and lorry routing.
6.18 The
application site is within Parking Zone 3, where 0 – 75% of the proposed
maximum non-operational requirement.
Thus the requirement in respect of this development is for 0 – 3 spaces
for the dwelling and annex. Whilst the
site frontage is of sufficient width to provide 3 spaces per dwelling in a
parallel arrangement, it is considered that this could lead to the
over-provision of hard surfacing in the area, which would have an adverse impact
on the character of the area. On
balance it is considered appropriate to retain areas of soft landscaping within
each plot to maintain the visual integrity of the street scene. As such it considered that the number of
parking spaces is compliant with Policy TR16.
7. Conclusion and Justification for
Recommendation
7.1 Having due regard and
appropriate weight to all material considerations outlined in this report, it
is considered that when considered in context with the proposed development on
the neighbouring site, the application site is of sufficient size to
accommodate a detached dwellings without being detrimental to the amenities or
privacy of neighbouring occupiers, or the character and appearance of the area
in general. The scale, massing and design
of the proposed dwellings are considered to be appropriate for this residential
area and would have an acceptable visual impact within the Isle of Wight Area
of Outstanding Natural Beauty. The
Highway Engineer has confirmed that the proposed vehicular access to the site
and off-street parking provision is satisfactory without adding to the hazards
for other highway users. Accordingly,
the proposal is consistent with the objectives of the UDP.
8. Recommendation
8.1
Conditional permission.
Conditions/Reasons:
|
1 |
The
development hereby permitted shall be begun before the expiration of 3 years
from date of this permission. Reason: To comply with Section 91 of the Town and
Country Planning Act 1990. |
|
2 |
No
development shall take place until samples of materials to be used in the
construction of the external surfaces of the development hereby permitted
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be
carried out in accordance with the approved details. Reason: In the interests of the amenities of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
3 |
All
materials consequent upon the demolition of the existing dwelling, and those
excavated as a result of the general ground works including site levelling,
installation of services or the digging of foundations, shall not be disposed
of within the area identified in red on the submitted plans. The material shall be removed from site
prior to occupation of the dwelling hereby approved. Reason
In the interests of the amenities of the area in general and the
neighbouring residential properties, and to comply with Policy D1 (Standards
of design) of the Isle of Wight Unitary Development Plan. |
|
4 |
No
development shall take place until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority and these works shall be carried out as approved. These details shall include [proposed
finished levels or contours; means of enclosure; car parking layouts; other
vehicle and pedestrian access and circulation areas; hard surfacing
materials; minor artefacts and structures (eg. furniture, play equipment,
refuse or other storage units, signs, lighting, etc); proposed and existing
functional services above and below ground (eg. drainage power,
communications cables, pipelines, etc, indicating lines, manholes, supports,
etc); retained historic landscape features and proposals for restoration,
where relevant]. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
5 |
All
hard and soft landscape works shall be carried out in accordance with the
approved details. The works shall be
carried out prior to the occupation of any part of the development or in
accordance with the programme agreed with the Local Planning Authority. Reason: In the interests of the amenities and
character of the area and to comply with policy D3 (Landscaping) of the IW
Unitary Development Plan. |
|
6 |
No
development shall take place until details have been submitted to and
approved in writing by the Local Planning Authority of the positions, design,
materials and type of boundary treatment to be erected. The boundary treatment shall be completed
[before the use hereby permitted is commenced/before the building(s) hereby
permitted (is/are) occupied/in accordance with a timetable agreed in writing
with the Local Planning Authority].
Development shall be carried out in accordance with the approved
details. Reason: In the interests of maintaining the
amenity value of the area and to comply with policy D1 (Standards of Design)
of the IW Unitary Development Plan. |
|
7 |
The
lounge window proposed in the side elevation of the dwelling as shown on the
submitted plans shall be a non-opening light and fitted with obscure glass
with a glass panel which has been rendered obscure as part of its
manufacturing process to Pilkington glass classification 5 (or equivalent of
glass supplied by an alternative manufacturer) and shall be retained to this
specification. Reason:
In the interests of the privacy of the neighbouring property and to
comply with policy D1 (Standards of Design) of the Isle of Wight Unitary
Development Plan. |
|
8 |
The
rear terrace proposed to serve the dwelling shall not be brought into use
until a privacy screen has been provided to each side elevation in accordance
with the details specified on drawing numbers 1257/03, and the screening
shall be retained hereafter. Reason: In
the interests of the privacy and amenities of the occupiers of the
neighbouring properties and to comply with Policy D1 (Standards of design) of
the Isle of Wight Unitary Development Plan. |
|
9 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no windows/dormer windows (other than those
expressly authorised by this permission) shall be constructed. Reason: Varies: Officer to provide specific
Condition. |
|
10 |
Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order,
with or without modification), no addition or alteration to the roof of the
dwelling hereby approved (including the addition of windows) shall be made. Reason: Varies: Officer to provide specific
Condition. |
|
11 |
The
annex hereby permitted shall only be occupied by a relative of the occupants
of the main part of the building unless otherwise agreed in writing by the
Local Planning Authority. The annex shall also be retained in the same
ownership as the main property and shall not be sold off or otherwise
disposed of separately. Reason:
The proposed annex would not constitute an acceptable separate unit of
living accommodation. |
|
12 |
The
dwelling hereby permitted shall not be occupied until space has been laid out
within the site and drained (soakaways) and surfaced (block paving) in
accordance with drawing number 1258/04 to enable 2 vehicles to be parked. The space shall not be used for any other
purpose other than that approved in accordance with this condition. No more
that 2 parking spaces shall be formed within the site. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan. |
|
13 |
No
building shall be occupied until the means of access thereto for [pedestrians
and/or cyclists] has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of facilities
for pedestrians and cyclists wishing to gain access to the site and to comply
with policy TR6 (Cycling and Walking) of the IW Unitary Development Plan. |
|
14 |
No
construction traffic shall enter the public highway from the site during the
development in a condition that results in material being carried out and
deposited on the public highway. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan |
|
15 |
Before
any development is commenced a management plan to regulate contractors
parking requirements and the delivery/collection/unloading of materials
associated with the construction of the two properties shall be submitted
with the Local Planning Authority. The developer shall ensure that all
traffic adheres to the agreed scheme. Reason:
In the interests of highway safety and to comply with Policy TR7
(Highway considerations) of the Isle of Wight Unitary Development Plan. |
Derek Rowell
STRATEGIC DIRECTOR
FOR
ECONOMIC
DEVELOPMENT & REGENERATION