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.
20
FEBRUARY 2007
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1. |
Niton & Whitwell |
Conditional Permission |
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Page 4 |
Puckwell Farm, High Street, Niton, Ventnor, Isle of Wight Refurbishment/alterations to farmhouse; demolition of barn/lean-to
outbuildings; demolition/rebuild and relocation of garage to Greystones;
conversion of farm buildings to create residential development comprising
terrace of 3 single storey units, one detached single storey unit with
roofspace accommodation and detached garage; 2 adjoining single storey units
with roofspace accommodation; construction of terrace of 3 two storey units
and 2 detached two storey units; parking; landscaping and alterations to
vehicular access (revised plans) (readvertised application) |
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2. |
Sandown |
Conditional Permission |
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Page 14 |
Grange Hall Hotel, 2 Grange Road, Sandown, Isle of Wight,
PO36 8NE Demolition of hotel; outline for construction of 18 units
of holiday accommodation (revised scheme) |
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3. |
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Ventnor |
Conditional Permission |
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Page 20 |
Adjacent to east side of pumping station, Esplanade,
Ventnor, Isle of Wight Proposed building for marine industry, office and sales
area to include mezzanine floor, cafe, boat storage area, detached storage
building and alterations to access roadway (revised plans) (readvertised
application) |
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4. |
Cowes |
Conditional Permission |
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Page 33 |
Cowes Health Centre, 8 Consort Road, Cowes, Isle of Wight,
PO31 7SH Demolition of building;
residential development of 2 storey block providing 2 houses, 2
maisonettes and 2 flats to include accommodation within roofspace |
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5. |
Yarmouth |
Conditional Permission |
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Page 43 |
Edina, Mill Road, Yarmouth,
Isle of Wight, PO41 0RA Variation of condition no. 3 on TCP/25011/A, which states
that the windows/light panels in the southern elevation shall be permanently
fixed (non-opening) and shall be finished in permanent obscure glazing |
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6. |
East
Cowes |
Conditional Permission |
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Page 50 |
65 St. Davids Road, East Cowes, Isle of Wight, PO32 6EF Demolition of side extension and garage; construction of terrace
of 3 houses with parking and alterations to vehicular access |
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7. |
P/01727/06 TCP/02459/H (Joint) |
Brading |
Conditional Permission |
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Page 60 |
70 and 71 High Street, Brading, Sandown, Isle of Wight,
PO36 0DG Demolition of single storey extension and
outbuilding; conversion of dwelling
into 3 separate living units;
residential development of 4 terraced houses with parking and alterations
to vehicular access, (revised scheme) |
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8. |
P/01728/06 CAC/02459/G (Joint) |
Brading |
Conditional Permission |
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Page 69 |
70 and 71 High Street, Brading, Sandown, Isle of Wight, PO36 0DG Conservation Area Consent for demolition of single storey extension and
outbuilding in connection with conversion of dwelling into 3 separate living
units; residential development of 4
terraced houses with parking and alterations to vehicular access, (revised
scheme) |
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1. |
Reference Number: P/02159/06
- TCP/28046 Parish/Name: Niton
& Whitwell - Ward/Name: Chale Niton and Whitwell Registration Date:
23/10/2006 - Full Planning Permission Officer: Miss S
Wilkinson Tel: (01983) 823552 Applicant: S J UK
Ltd Refurbishment/alterations to farmhouse; demolition of
barn/lean-to outbuildings; demolition/rebuild & relocation of garage to
Greystones; conversion of farm buildings to create residential development
comprising terrace of 3 single storey units, one detached single storey unit
with roofspace accommodation & detached garage; 2 adjoining single storey
units with roofspace accommodation; construction of terrace of 3 two storey
units and 2 detached two storey units; parking; landscaping and alterations
to vehicular access (revised plans) (readvertised application) Puckwell Farm, High Street, Niton, Ventnor, Isle Of Wight,
PO38 The application is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This is a major application which has attracted significant local interest.
1. Details
of Application
1.1 The proposed development is for the
refurbishment of the existing farmhouse, demolition of garage and outbuildings,
conversion of existing barns to form 6 units and the construction of a terrace
of 3 units and 2 detached units
1.2 The development would result in a total
of 12 units providing the following variety of accommodation types:
·
3 one-bedroom
·
4 two-bedroom
·
4 three-bedroom
·
1 four-bedroom
1.3 The proposal incorporates 18 parking
spaces, allowing for one space per unit as well as any visitor or overflow
parking for the larger units.
1.4 The development is accessed via the
existing farm track, which is to be widened at the junction with High Street to
allow for the required visibility. This will be achieved by demolishing the
existing garage to Grey Stones.
1.5 The application would require the
diversion of a current Public Right of Way that runs through the centre of the
site, behind the existing Farmhouse.
2. Location and Site Characteristics
2.1 The site is located within the development envelope of Niton and is within the village centre; approximately 14 metres from School Lane and 35 metres from the Post Office.
2.2 The existing site is a former farmyard with a number of original barns that are of some architectural merit.
2.3 The site is rural in nature being a former farm however has fallen into significant disrepair and dereliction. The land to the east of the site comprises of fields and open land.
3. Relevant History
3.1 None
4. Development Plan Policy
4.1 The following strategic policies within the Unitary Development Plan are applicable:
· S1 – New Development will be Constructed within Existing Urban Areas
· S2 – Development will be Encouraged on Land Previously Developed
· S6 – Development will be expected to be of a High Standard of Design
· S7 – Provision of Housing Units on the Isle of Wight
4.2 The following Unitary Development Plan Policies are applicable
· G1 – Development Envelopes for Towns and Villages
· G4 – General Locational Criteria
· D1 – Standards of Design
· D2 – Standards of Development Within the Site
· D3 - Landscaping
· C12 – Development Affecting Trees and Woodland
· TR6 – Cycling and Walking
· TR7 – Highway Considerations for New Development
· TR16 – Parking Policies and Guidelines
· U2 – Ensuring Adequate Educational, Social and Community Facilities for Future Population.
· L10 – Open Space in Housing Developments
5. Consultee and Third Party Comments
5.1 Internal Consultees
· The Highway Engineer recommends Conditional Approval
· Ecology Officers have examined the application and are satisfied that the proposal would not have a detrimental impact on Badgers or Bats in the area of the site.
· The Tree Officer has examined the report submitted with the application and is satisfied with its conclusions.
· Public Rights of Way raise no objection to the diversion of the public footpath.
5.2 External Consultees
· Southern Water confirm that they can provide foul drainage for the site however there is no public surface water sewers in the vicinity of the site and therefore alterative means of disposal will be necessary.
5.3 Others
· Niton and Whitwell Parish Council object to the application on the grounds summarised below:
o Poor visibility to access creating a highway danger
o Loss of Parking
o Drainage/Sewage Disposal
o Environmental Impact
o Diversion of Public Right of Way
· Campaign for the Protection of Rural England has objected to the back-land development nature of units 10 and 11 representing overdevelopment. Lack of parking and traffic arrangements.
· Island Watch object to the application on the grounds of overdevelopment and traffic generation.
· A Petition of 151 signatures has been received objecting to the application
· Ramblers Association have objected on the grounds of urbanisation, potential conflict between pedestrians and vehicle traffic,
· 38 Letters of objection have been received from local residence, the contents of which can be summarised as follows:
o Impact of boundary fencing
o Inadequate Parking
o Width of access road and distance from School Lane
o Visibility
o Traffic Generation
o Materials of units to be constructed
o Overlooking
o Impact on ground water table/ Flooding
o Design of new units
o Impact on wildlife
o Out of character
o Loss of light
o Impact on trees
o Diversion of Public Right of Way
· Issues of land ownership have been raised however; the applicant has confirmed ownership of the land incorporated in the scheme.
6. Evaluation
6.1 Determining factors in considering this proposal are considered to be as follows:
· Impact on character of the area
· Effect on the Public Right of Way
· Impact on neighbouring properties
· Highways
· Drainage
6.2 Impact
on the character of the area
The application sees a significant improvement to the visual amenity of the area, which is currently a derelict farmyard. The conversion of the barns is sensitive to the traditional character of the buildings and involves minimal alterations. The new build elements are located comfortably in the site, allowing for suitable open space to remain around the buildings to retain the rural character.
6.3 The application has been submitted with a number of ecology reports which have been examined by the Council’s Ecology Officer who has confirm that the proposed works would not have a detrimental impact on any protected species.
6.4 The terrace of 3 is simple in design and detailing in order to not detract from the traditional vernacular of the converted barns. The units sit within an area of currently overgrown land as you enter the site. They have been slightly moved to the east of the original positioning to avoid the Root Protection Area of the tree on the boundary in order to ensure the tree is not damaged by the development.
6.5 The two detached building proposed sit within an overgrown unmanaged area of the site that is currently bisected from the farm complex by the Public Right of Way. Although it cannot be argued that the development of this land would not have some impact on the character of the area it is not considered that this would be significantly detrimental. The units have been designed as detached family properties within there own plots similar to other development off Rectory Lane. Objections have been received in regards to the materials of these units therefore a condition has been placed on the application requiring the submission of samples notwithstanding the details on the plans. This will allow planning to ensure that the materials to be used would sit comfortably within the area.
6.6 Concerns have been raised in regards to the fencing proposed around the site having an urbanising effect on the area. Therefore a condition has been proposed notwithstanding the details on the submitted plans requiring the submission of detail of boundary treatment in order that this issue can be overcome.
6.7 The proposed development would on balance represent an improvement to the character of the area and would not detract from the rural nature of this location as the development sits comfortably within the development envelope of Niton.
6.8 Effect on the Public Right of Way
As discussed above a Public Right of Way bisects the current site. The proposal has been amended and now sees the diversion of this Footpath a short distance to overcome previous concerns that the vehicular access to plots 10 and 11 would cross the footpath. The diversion allows for the footpath, which is currently narrow with some overgrown foliage and varying levels to be improved. This diversion would only affect the route of the path through the site as the diverted route joins to the existing footpath outside of the site boundary.
6.9 No objection to this diversion has been raised by Public Rights of Way and although the diversion and the proposed building would change the immediate character of this section of the footpath it is not considered that this change would be significantly detrimental to the area.
6.10 Effect on Neighbouring Properties
The proposed conversions are located within the centre of the farm complex and would therefore it is not considered that they would have any negative impact on neighbouring residential properties.
6.11 Units 1 to 3 are located to the rear of a current chalet style bungalow. The units have been design with the first floor accommodation in the roof space to reduce the height of the units. Although containing windows in the rear first floor elevation these serve a bathroom and second bedroom and therefore any overlooking is not considered to be of an unacceptable level.
6.12 Units 10 and 11 are carefully orientated on site to ensure that minimal to no overlooking is created to the properties within Rectory Lane. This distances between the building ensures that the units would not be overdominant to neighbouring buildings
6.13 Highways
The application has been submitted with a design and access statement and a Road Safety Audit. The access to the site has received a large number of objections however the proposal uses the existing farm track, which would have been used in conjunction with a working farm in the past. Due to the demolition of the garage to Greystone it is also possible to widen the track to allow two vehicles to pass at the entrance as well as see the provision of a pavement around the corner of the access. The removal of the garage will also result in the required visibility being achieved out of the site.
6.14 Concern has been raised by the Local Member in regard to the possibility of children running from School Lane to the Post Office across the access to the site without regard for exiting vehicles. It is considered that the speed of vehicles at this point due to the nature and length of the access drive as well as taking into consideration the times in which this conflict could occur; the likelihood of this is minimal. However, if Members are significantly concerned by this issue then a condition could be placed on the application requiring a stop line and possible road calming in the access drive to be included to ensure that vehicles are travelling slowly and stop fully before exiting.
6.15 Objections have been received in regards to the level of parking on site. The proposal incorporates over a parking space per units as discussed above, allowing for those units on site that might attract occupants with more than one car as well as visitor parking. This is considered sufficient by your officers.
6.16 Drainage
Southern Water have confirmed that there appears to be capacity in the public system to accommodate the likely foul flows from this development.
6.17 Surface water on the site is proposed to use the existing soakaways. However to ensure that the ground works do not have a significant alteration to flow rates it is proposed to place a condition on the application requiring details of the proposed method of surface water disposal and any attenuation that may be required to control the flow rate.
6.18 The area within which the proposed units 10 and 11 will be sited is close to an existing stream and although no concerns have been raised by the Environment Agency it is considered following consultation with Building Control that traditional foundations in this location could have an impact of the direction of flow. Therefore a condition has been proposed requiring foundation design to be submitted as a raft or pile foundation would not result in the same impact.
7. Conclusion and Justification for Recommendation
7.1 Having given due regard and appropriate weight to all material considerations referred to in this report it is considered that on balance the proposal would improve the visual character of the site and bring these buildings of interest back into use while not having a significantly detrimental impact on the surrounding area.
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 |
Notwithstanding details on the
approved plans and application documents 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 |
Notwithstanding details on the
approved plans and application documents 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 or 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. |
|
4 |
No development shall take place
until a detailed scheme of surface water drainage from the site have been
submitted to and agreed with the Local Planning Authority in writing. Any such
agreed surface water disposal system shall indicate connections at points on
the system where adequate capacity exists to ensure any additional flow
should not cause flooding or over load the existing system, if necessary
details of attenuation shall be submitted to and approved in writing by the
Local Planning Authority. Reason: To ensure an adequate
system of surface water drainage is provided for the development incompliance
with Policy U11 (Infrastructure and Services Provision) of the Isle of Wight
Unitary Development Plan. |
|
5 |
Prior to work commencing on site
details of the proposed measures to be undertaken to protect the public
sewers shall be submitted to and approved in writing by the Local Planning
Authority and shall be implemented on site. Reason: To ensure that no
ground works damage existing infrastructure. In accordance with Policy U11 of
the Isle of Wight Unitary Development Plan.
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|
6 |
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, open space and affordable housing. Reason: To ensure educational
facilities, open space and transport provision is made in accordance with
policies U2 (Ensuring Adequate Educational, Social Communities for Future
Population), L10 (Open Space and Housing Developments) and H14 (Locally
Affordable Housing) of the IW Unitary Development Plan. |
|
7 |
Before development commences on site
a detailed foundation design shall be submitted to and approved by the Local
Planning Authority for Plots 10 and 11 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 the
development does not lead to flooding in accordance with Policy G6 (Areas
Liable to Flooding) of the IW Unitary Development Plan. |
|
8 |
All construction traffic related to
the approved development shall deliver, load and un-load on a route, in a
location and at times approved in writing by the Local Planning Authority. Reason: In the interests of highway safety 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
comply with policies TR7 (Highway Considerations) of the IW Unitary
Development Plan. |
|
10 |
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. |
|
11 |
No building shall be occupied until
the means of access thereto for pedestrians and 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. |
|
12 |
No dwelling hereby permitted shall
be occupied until space has been laid out within the site in accordance with
details that have been submitted to and approved by the Local Planning
Authority for 18 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. |
|
13 |
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) as well as a replacement planting
scheme for removed trees. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
14 |
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. |
|
15 |
Prior to the removal of the Willow (T8) a bat survey shall be
undertaken and submitted to the Local Planning Authority for approval to
ensure than no bats are nesting in the hollow truck. Reason: To ensure no protected species
is endangered by the development in accordance with Policy C8 (Nature
Conservation as a Material Consideration) of the Isle of Wight Unitary
Development Plan |
|
16 |
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. |
|
17 |
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)lf 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. |
|
2. |
Reference Number: P/03150/06
- TCP/06327/G Parish/Name:
Sandown - Ward/Name: Sandown South Registration Date:
15/12/2006 - Outline Planning Permission Officer: Miss S
Wilkinson Tel: (01983) 823552 Applicant: P Emerson Demolition of hotel; outline for construction of 18 units
of holiday accommodation (revised scheme) Grange Hall Hotel, 2 Grange Road, Sandown, Isle Of Wight,
PO368NE The application is recommended for Conditional Permission |
The application has been brought to
Committee at the request of the Local Member, councilor Ian Ward due to the
prominence of the existing building.
1. Details
of Application
1.1 The proposed development is for the demolition of the existing hotel and outline for the construction of 18 two-bedroom self-contained holiday apartments. Including the provision of parking for 23 cars.
1.2 The application is for outline consent with only sitting and means of access to be considered at this stage. All other matters are reserved for later consideration.
1.3 As siting is to be considered plans have been submitted depicting the footprint of the building. External elevations have also been provided however these are for illustrative purposes only. The footprint is similar to that of the existing hotel, sitting centrally on the plot with car parking to the roadside boundary and with the amenity area to the holiday flats adjacent to the cliff path.
1.4 The site is within the development envelope of Sandown and is not allocated for tourism.
2. Location and Site Characteristics
2.1 The site is located alongside the edge of the cliff in Sandown, close to Battery Gardens. The cliff top footpath runs to the south east of the site.
2.2 The current hotel is accessed of Grange Road, 66 metres from the junction with Beachfield Road
2.3 The current hotel in is a poor state of repair and in need of significant renovation to compete in the current market. Although a building of size it is not considered worthy of retention with few original features remaining and significant alterations having been made in the past. Those features that do remain, such as door surrounds and the staircase, can be removed and reused.
3. Relevant History
3.1 P/01782/06 – TCP/06327/F An application for demolition of the hotel and outline for the construction of 18 units of holiday accommodation (revised scheme) was withdrawn in October 2006.
4. Development Plan Policy
4.1 The following strategic policies within the Unitary Development Plan are applicable:
· S1 – New Development will be Constructed within Existing Urban Areas
· S2 – Development will be Encouraged on Land Previously Developed
4.2 The following Unitary Development Plan Policies are applicable:
· G1 – Development Envelopes for Towns and Villages
· G4 – General Locational Criteria
· D1 – Standards of Design
· T1 – The Promotion of Tourism and the Extension of the Season
· T3 – Criteria for the Development of Holiday Accommodation
· T5 – Development Outside of Defined Hotel Areas
· T6 – Permanent Accommodation Sites
· C12 – Development Affecting Trees and Woodland
· TR6 – Cycling and Walking
· TR7 – Highway Considerations for New Development
· TR16 – Parking Policies and Guidelines
5. Consultees and Third Party Comments
5.1 Internal Consultees
· The Highway Engineer recommends Conditional Approval
5.2 External Consultees
· Southern Water have highlighted a need to remove existing surface water discharge from the combined system to alleviate discharge into the system and release capacity for foul water disposal. This has been dealt with via a condition.
5.3 Others
· Three letters of objection have been received, the contents of which can be summarised as follows:
o Narrow nature of access road
o Loss of the building
o Possibility of conversion to permanent residential
o Too many holiday units already in the area
6. Evaluation
6.1 Determining factors in considering this proposal are considered to be as follows:
· Impact on the character of the area
· Highway Safety
6.2 Impact on the character of the area
6.3 The application is for the principle of the demolition of the existing hotel and its replacement with 18 holiday apartments. The issues under consideration are those of siting and means of access, therefore it is the impact of the loss of the building that is to be considered.
6.4 The existing building, although grand in size and mass, has become run down and is not in a position to compete in the current holiday market. It is considered that the cost of renovation would not be economically unviable and therefore the proposal is for its demolition and replacement to provide holiday apartments, in line with policies within the Unitary Development Plan. The hotel has been significantly altered in the past and is not considered worthy of Listing. There is therefore no statutory protection to the building.
6.5 The existing building does make a contribution to the character of the area. However, a replacement building can be design to respect this character.
6.6 The replacement building is on a footprint similar to that of the existing hotel with adequate land about to allow a building to be designed to sit comfortably within its surroundings.
6.7 Highway Safety
The highway engineer has examined the application and is satisfied that the proposal would not have an impact on highway safety in the area, as the site is likely to generate similar levels of traffic as the existing hotel.
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 on balance the hotel is not worthy of protection and therefore there can be no objection to its demolition and the siting of the replacement development is close to that of the existing building on site.
8. Recommendation
8.1 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 scale,
appearance and 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 |
None of the flats 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. |
|
4 |
No development shall take place
until a detailed scheme (including calculations of capacity studies) for foul
and surface water drainage from the site have been submitted to and agreed with
the Local Planning Authority in writing. Any such agreed foul and surface
water disposal system shall indicate connections at points on the system
where adequate capacity exists to ensure any additional flow should not cause
flooding or over load the existing system, if necessary on alternative system
for the disposal of surface water shall be submitted to and approved in
writing by the Local Planning Authority. Reason: To ensure an adequate
system of foul and surface water drainage is provided for the development
incompliance with Policy U11 (Infrastructure and Services Provision) of the
Isle of Wight Unitary Development Plan. |
|
5 |
No demolition works authorized by
this consent shall take place until a programme of building recording and reclamation
has been undertaken in accordance with a written scheme submitted to and
approved by the Local Planning Authority. Reason: In order that
information of architectural or historic interest may be recorded in
accordance with advice in PPG15. |
|
6 |
All construction traffic related
to the approved development shall deliver, load and un-load on a route, in a
location and at times approved in writing by the Local Planning Authority. Reason: In the interests of highway safety and to comply
with PolicyTR7 (Highway Considerations) 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) of the IW Unitary Development Plan. |
|
8 |
No building shall be occupied
until the means of access thereto for pedestrians and 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. |
|
9 |
No building hereby permitted shall
be occupied until space has been laid out within the site in accordance with drawing
number 2(10/03/06) for 23 cars and 18 bicycles 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. |
|
3. |
Reference Number: P/02013/06
- TCP/14875/L Parish/Name: Ventnor
- Ward/Name: Ventnor West Registration Date:
28/09/2006 - Full Planning Permission Officer: Mr S
Wiltshire Tel: (01983) 823552 Applicant: Cheetah
Marine Proposed building for marine industry, office & sales
area to include mezzanine floor, cafe, boat storage area, detached storage
building & alterations to access roadway (revised plans) (readvertised
application) adjacent to east side of, pumping station, Esplanade,
Ventnor, PO38 The application is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This planning application involves the development of Council owned land and under the Council’s Scheme of Delegation it is required to be referred to the Development Control Committee for consideration.
1. Details
of Application
1.1 The applicant seeks full planning
permission for the erection of a building principally for boat construction
(fitting out) with ancillary accommodation to provide an office / chandlery and
a café / kiosk. An area to the east of
the building is proposed for outside boat storage, with a detached storage
building forming the eastern boundary.
1.2 The submitted plans as
originally submitted showed a part two storey / part single storey building
having dimensions of 27.7 metres by 17.0 metres divided into 4 bays, with a
gabled roof with east / west ridgeline at an overall height of 9.5 metres. Boat construction would be concentrated in
the eastern 3 bays of the building served by 2 roller shutter doors in the
southern elevation and a higher roller shutter door in the western
elevation. The westernmost bay would be
split level with a harbour master’s office to serve the adjacent Ventnor Haven,
associated chandlery retail area and a small café/kiosk in the north-eastern
corner of the building, with an industrial storage area on a mezzanine floor
above.
1.3 Following negotiations with the applicant
a revised scheme has been submitted, which was the subject of a further period of
consultation and re-advertisement. It is the revised scheme which Members are
asked to consider at this time.
1.4 The revised plans show a part two storey
/ part single storey building with a length of 44.6 metres and width of 18.6
metres (maximum dimensions) divided into 6 bays. The roof has an east / west ridgeline, which steps up in height
from 8.3 metres, to a maximum height of 9.5 metres in the middle section, with
gables to each end and above the 2 main boat access door in the southern
elevation. The design incorporates a canopy above a balcony area to the western
elevation. Boat construction and
storage would be concentrated in the eastern 5 bays, with the westernmost bay
split level with a harbour master’s office to serve the adjacent Ventnor Haven,
associated chandlery retail area and a café in the north-eastern corner of the
building, with an industrial storage area on a mezzanine floor above. Shower and toilet facilities for harbour
users would be accessed from a separate door to the north of the building.
1.5 The revised application also proposes a
detached building to the east of the main building which would be used for
storing haven equipment. This building
would have dimensions of 10 metres by 10 metres incorporating a hipped with
small gabled features and feature “cupola” to a height of 8.2 metres.
1.6 The proposed buildings would be
constructed of horizontal boarding above a reconstituted stone plinth. The main building would have full height
glazing in the south-western corner, with steel columns supporting the corners
of the building and canopy/balcony feature.
It is proposed that the roof would be standing seam steel sheet
incorporate a number of roof lights in the south roof-slope. The storage building would have a slate
roof.
1.7 The application would require the
realignment of the vehicular and pedestrian accesses along the eastern
Esplanade, although this is in the ownership/rent of the Council and full
details of these alterations have not been provided.
2. Location and Site Characteristics
2.1 The application site comprises a level
area utilised as a public car park and open space on Ventnor’s eastern
Esplanade, adjacent to Ventnor Haven harbour and the approved fish processing
building which is nearing completion.
To the rear of the application site the ground rises steeply up to
Ventnor Winter Gardens. Ventnor Cascade
area and the Isle of Wight Paddling Pool are situated adjacent to the western
elevation of the proposed building.
2.2 In the absence of any immediate
surrounding buildings the site is seen as somewhat isolated although there are
clear views across it from the Esplanade and the pedestrian walk on the harbour
wall.
3. Relevant History
3.1 The following applications are relevant
to the consideration of this application;
|
P/02400/05 |
Construction of single/2 storey
industrial building with accommodation within roofspace for marine related
industry to include owners living accommodation and unit of holiday accommodation;
balconies and dormer windows (revised scheme) |
Withdrawn 12.1.2006 |
|
P/02541/04 |
Erection of 2/3 storey industrial
building for marine related industry to include owners living accommodation
and unit of holiday accommodation. |
Withdrawn 11.10.2005 |
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 Ventnor, and within Ventnor
Conservation Area. The cliff area to
the rear of the site is shown to be a Site of Importance for Nature
Conservation.
4.2 Relevant policies of the Isle of Wight
Unitary Development Plan are considered to be as follows:
·
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
·
B6 – Protection and
enhancement of Conservation Areas
·
D1 - Standards of Design
·
D2 - Standards of
Development within the site
·
E1 – Promote suitably
locate new employment uses
·
E7 – Employment sites with
deep water frontage
·
G1 – Development envelopes
for towns and villages
·
G4 - General Locational
Criteria
·
G7 – Development on
unstable land
·
G10 – Potential conflict
between proposed development and existing surrounding uses
·
R2 – New Retail Development
·
T1 – Promotion of tourism
and the extension of the season
·
T2 – Tourism related
development (other than accommodation)
·
TR7 - Highway
Considerations for New Development
·
TR16 – Parking policies and
guidelines
·
TR17 – Public rights of way
4.3 The
application site is within Ventnor Eastern Esplanade. This area is the subject of a Planning and Development Brief that
was adopted as Supplementary Planning Guidance by the Council in July 2002.
5. Consultee and Third Party Comments
5.1 Internal Consultees
·
The Highway Engineer’s final comments to be reported verbally at the
meeting.
·
Conservation and Design Officer; (to original scheme) – The revised
proposals have improved the proportions and design of the building and the design
is now acceptable in principle, subject to appropriate conditions relating to
the detailing and use of materials. The
provision of the storage building would provide a foal point and help to screen
the open boat storage area. Concern is
expressed about how the development would interact with the public realm open
space in this important location; although it is noted only some elements are
in control of the applicant.
·
Environmental Health Officer – No objection to the proposal, subject to
the imposition of conditions relating to; restrictions on use of odorous
chemicals, the type of fitting out activities undertaken and details of any
ventilation / extraction systems.
·
Coastal Manager – Confirmed that the proposal is satisfactory with
regard to the issue of ground stability.
·
Ecology Officer – No objection in relation to ecological issues.
5.2 External Consultees
·
Environment Agency – Has no objection to the principle of the
development.
·
Natural England - The proposal is unlikely to have a significant effect
on the South Wight Maritime SAC.
·
NATS – Has no safeguarding objections to this proposal.
5.3 Town or Parish Council Comments
·
Ventnor Town Council (to originally submitted scheme)– The Local Planning
Authority be recommended to refuse planning consent in respect of the following
planning application for the reasons listed below;
(a) The industrial design of the building and the
proposed security fencing is not in keeping with the area and is detrimental to
the surrounding landscape;
(b) The original Planning Brief for development of
the area declared that all development should comprise mixed development and
the proposal fails to meet this standard;
(c) All development on The Esplanade should be
designed to enhance the overall appearance and not detract from the
attractiveness of a most important asset to the town and seafront;
(d) Particular attention should be given to the
roof design which is important as it is viewed from the public areas above and
this application does not satisfactorily deal with this requirement.
·
Ventnor Town Council (to revised scheme) – See no reason why planning
consent should not be issued.
5.4 Third Party Representations -
·
Originally submitted scheme - A total of 57 letters of representation
were received from residents, CPRE and Island Watch. Of these letters 53 raise objections to the proposal in relation
to the following planning issues:
·
Site is inappropriate for industrial development
·
Design of the building is out of keeping with the surrounding area and
Conservation Area
·
Proposal is detrimental to tourism in Ventnor
·
Contrary to the East Esplanade Development Brief
·
Security fencing unsympathetic addition
·
Loss of public car park and disabled parking
·
Access by heavy goods vehicles inappropriate
·
Conflict between traffic and pedestrians
·
Potential for noise / smell disturbance
·
Impact on children’s paddling pool
·
Impact on the ecology of the area
·
Lack of certainty over Harbour Master’s facilities
·
Suitability of the slipway
·
Café / kiosk unsatisfactory as a tourist facility
·
4 letters were received which support the proposal on grounds that it
would;
·
Provide employment for Ventnor
·
Provide facilities for the maintenance and storage of boats
·
Support marine related industry and the Haven
·
Revised scheme – A total of 81 letters of representation have been
received to the proposed development.
Of these letters 47 object to the proposal, many of which make reference
to the objections set out in their original letter. In summary objections are
made on the following planning grounds:
·
Site is inappropriate for industrial development
·
Design of the building is out of keeping with the surrounding area and
Conservation Area
·
Proposal is detrimental to tourism in Ventnor and the local economy.
·
Contrary to the East Esplanade Development Brief
·
Security fencing unsympathetic addition
·
Loss of public car park and disabled parking
·
Access by heavy goods vehicles inappropriate
·
Conflict between traffic and pedestrians
·
Potential for noise / smell disturbance
·
Impact on children’s paddling pool
·
Impact on the ecology of the area
·
Lack of certainty over Harbour Master’s facilities
·
Suitability of the slipway
·
Café unsatisfactory as a tourist facility
·
Amendments do not make the scheme acceptable
·
Lack of details of toilet facilities
·
Site at Collins Point more suitable
·
Ground stability
·
Additional storage building does not relate to main building.
·
Positioning of café in relation to paddling pool
·
Conflicts with public access along Esplanade
·
Harbour facilities should be provided separately
·
35 letters have been received which support the application on the
following grounds:
·
Would support the Haven and marine related facilities
·
Design of the building would enhance the area
·
Provide all year round local employment opportunities
·
Assist in the regeneration of Ventnor
6.
Evaluation
6.1 The principal considerations in the
determination of this application are whether;
·
The proposed mix of uses is acceptable and compatible with the
neighbouring land uses.
·
The development is in accordance with the aims of the Ventnor Eastern
Esplanade Development Brief
·
The siting and design of the buildings and boat storage area would
protect and enhance Ventnor Conservation Area.
·
The proposal would satisfactorily promote tourism.
·
The Highway implications arising from the proposal are acceptable
·
The representations have raised any issues not covered above.
6.2 Principle of Development - The Unitary
Development Plan (UDP) identifies the application site as being within the
Development Envelope boundary for Ventnor, and within Ventnor Conservation
Area. The principle of new built
development in this location accords with the aims of Policies S1, G1 and E1 of
the UDP, and adopted Supplementary Planning Guidance (Ventnor Eastern Esplanade
– Planning and Development Brief), subject to the criteria set out within these
policies, and other considerations as set out below;
6.3 Mix Use Development – The
application site is an important focal point for tourists accessing the Western
Esplanade and town. The recently
developed Ventnor Haven has created a harbour facility, and a seafood
processing building is currently under construction. In order to complement the tourism potential of this site, the
Development Brief considered that “the site would be acceptable for a
mix-use development which could include commercial / tourism / leisure and community
facilities, provided these enhance, complement and do not compete with public
access and domain of the esplanade area.”
6.4 The application proposes an industrial
unit to be used for the final fitting out of craft manufactured at Cheetah
Marine’s industrial unit situated on Ventnor Industrial Estate, with an
external boat storage facility and storage building to the eastern side of the
main building. The ground floor of the
western quarter of the building is proposed for occupation as a Harbour Master’s
office in association with the adjoining Haven, an ancillary retail facility to
provide a chandlery, and a café.
Shower and toilet facilities for use by visiting yachtsmen would be
located to the rear of the main building, accessed through a security gate.
6.5 The Eastern Esplanade is the prime
undeveloped area on Ventnor seafront, currently under utilised as a car park,
which has considerable potential to promote and develop tourism and employment
related uses within the area which would assist with the regeneration of
Ventnor. This potential is acknowledged
in the Council’s Ventnor Eastern Esplanade Development Brief
6.6 The usage of the proposed development is
dominated by the Cheetah Marine boat fitting out and storage facilities with
other tourist and harbour facilities within the western end of the
building. It is understood that the
lack of on shore facilities at the Haven currently acts as a deterrent to
visiting craft, thus the provision of shower / toilet facilities, a harbour
masters office, chandlery and boat repair facility would potentially increase
the use of the Haven by boats. The
applicant has also stated that the office would also be used to increase the
scope of tourist activities through the provision of boat and fishing trips.
6.7 The Information accompanying the planning
provides details that the development would provide a total of 6 jobs, of which
4 would be industrial and 2 office based.
6.8 The objectives of the UDP and Development
Brief for this area support the provision of mixed use development to increase
tourism and employment facilities within the area. It is acknowledged that the scheme does fulfill these objectives
to some degree, although I am of the opinion that the Eastern Esplanade area as
a whole has vast potential for a comprehensive redevelopment. I consider that this could be undertaken as
a master planning exercise for the whole area, which would allocate parcels of
land for a variety of land uses.
However, this has partly been undertaken through the Development Brief
and marketing of the site and the development currently under consideration,
along with the fish processing building, are the only proposals to come
forward. In light of the history to this
site, it is considered that the development would provide facilities that would
enhance the use of the Haven, as well as providing local employment
opportunities for marine related development.
The proposal, if approved, would provide a mixed use development and
could act as a catalyst for future mixed use development in the area.
6.9 Siting and Design – The submitted
plans show a part single storey / part two storey building situated
approximately 2 metres from the base of the cliff. A pedestrian area with a width of 3 metres would separate the
building from a realigned vehicular access to the retained public car parking
area to the east of the application site.
6.10 The submitted
plans show a six bay building, which has been visually divided to form three
distinct elements. The western-most
bay, incorporating the chandlery / café, is of yacht club style of design with
a gabled roof projecting out as a canopy over a first floor balcony area
supported by steel columns. The
western elevation incorporates “porthole” style windows to the first floor,
with full height glazing at ground floor which wraps around the south-western
corner. The roof then steps up to the
middle boat fitting bays, which comprise two projecting openings into the unit
with gabled roofs above. The building
then steps down to the easternmost two bays, incorporating porthole windows in
the southern elevation, and a main door in the eastern elevation. The plans indicate that the elevations would
be constructed in horizontal boarding, with render panels, over a reconstituted
stone plinth, with a standing seam coated steel roofing panels.
6.11 A detached
storage building for Haven equipment is proposed to be located 13.8 metres to
the east of the main building, which incorporates a hipped main roof with small
feature gables and cupola at the apex.
The area between the two buildings is proposed as a boat storage area,
enclosed by fencing.
6.12 The main
public elevation of this building is from a westerly direction along Ventnor
Esplanade. This western elevation has been
designed to incorporate a main central entrance feature with balanced
fenestration elements to each side.
Overall it is considered that the design of this elevation would
complement views along the Esplanade.
From the east the main bulk of the boat fitting-out building would be
broken up by the provision of a detached storage building, which would provide
a focal point to this end of the development.
Important views of the building are also available from the Winter
Gardens above, as well as from the sea.
Again it is considered that the design of the building would have an
acceptable visual impact from these viewpoints, although careful consideration
will need to be given to the security fence to the boat storage area to avoid
this becoming a harsh urban feature.
6.13 The link
between the application site and the public realm open space around the
building forms an important visual aspect to this proposal. Consideration of this aspect is complicated
by the fact that the majority of this area is, and will remain, in the control
of the Council. The Coastal Protection
Manager has confirmed that this area, as well as the road and car parking
areas, will be subject to future upgrading.
It is important that the Council recognises its role in enhancing the
public realm to raise the attractiveness of this area.
6.14 In conclusion,
it is considered that the design of these buildings is of a high standard for
their purposes that they would protect and enhance the area, and would have an
acceptable visual impact within the Ventnor Conservation Area.
6.15 Compatibility with Surrounding Uses
– The application proposes that the building would primarily be used for
industrial purposes involving the final fitting out of craft manufactured at
Cheetah Marine’s premise on Ventnor Industrial Estate. It is stated that the fitting out would not
involve the use of resins, solvents or other toxic materials and the type of
works would include fitting stainless steel stanchions, guardrails and boat
electronics. No details have been
provided as to the types of equipment which would be used in the building,
although it could be anticipated that this would involve the use of power
tools.
6.16 A seafood processing unit is currently
nearing completion on a jetty within the Haven area. The land is otherwise used for car parking and as public open
space. Provided that the types of
activities undertaken within the proposed unit are strictly controlled though a
condition relating, the compatibility of boat fitting-out activities with
tourism and leisure pursuits on the esplanade should be satisfactory.
6.17 The Environmental Health Officer has
commented on the proposal in terms of its potential impact on the amenity of
surrounding use from noise and odour disturbance. In terms of odour, the Environmental Health Officer considers
that, subject to the imposition of a condition restricting the use of odorous
chemicals, there is unlikely to be a loss of amenity from the boat fitting out
activities. In addition, details of the
type of ventilation/extraction system for the proposed café would need to be
supplied, or alternatively a restriction to low odour / grease food
preparation. Likewise noise impact from
the proposed development is likely to be acceptable, subject to restrictions on
types of activities and details of any ventilation systems.
6.18 Many of the letters of representation
received refer to the relationship between the proposed development and the
adjacent children’s paddling pool. That
part of the proposed building closest to the paddling pool would be utilized as
a Harbour Master’s office, chandlery and café, the nearest boat building
activities within a building some 35 metres away. In principle, it is considered that the relationship with the
paddling pool and adjacent uses is acceptable, and use of the café and office
could be seen as provided enhanced visual supervision over this area. The area of concern which remains to be
resolved is the provision of details showing the proposed landscaping
treatment, and its relationship with the public realm open space, such as
hardsurfacing area, railings and other street furniture. It should be noted that the paddling pool
and access road are in the ownership of the Council. The Coastal Protection Manager has commented that provision of
new railings segregating the paddling pool from the access road will be
provided in the near future, with general improvements taking place to the
public areas when budgets allow.
6.19 Tourism – Ventnor Esplanade is an
area of high tourism potential and any proposal should demonstrate the
development of tourist activity within this area. The application proposes the development of a harbour master’s
office, chandlery, café and toilet / shower facilities for harbour users as
part of the proposal. Whilst this are has more potential to develop tourism
facilities in the area, this proposal may provide the impetus to kick-start
tourism usage of the Haven, and could potentially assist in attracting further
investment into this area. On the basis
of the facilities that are offered it is considered that this element of the
proposal should be supported.
6.20 Highway Implications – The site is
currently used as a public car parking area, with pedestrian access through the
site towards Wheeler’s Bay and Bonchurch.
The application envisages the relocation of the existing access road to
the Council’s car parking area closer to the Haven, with subsequent reinstate
most of the existing roadway as public open space. No details have been provided of the proposed alterations to the
vehicular access to this land, although much of this is outside the application
site and in the Council’s control.
6.21 It is noted that he proposal would also
result in the loss of an area of public car park amounting to 27 spaces. However, it should be noted that an
additional area of car parking area providing 26 spaces was provided at the
eastern end of the Esplanade in spring 2006 by the Council’s Coastal Management
section as a precursor to the Council’s proposed disposal of this land. The
Coastal Protection Manager has commented that the realignment of this access
road, including boundary treatment for the paddling pool will be undertaken
this Spring.
6.22 Boats would be brought to this building on
trailers from the fabrication facility or the industrial estate and as such
they will need to use the first section of the re-routed access road sharing
this with vehicles using the public car park. When a boat is to be launched in
the harbour, use will also be made of the access road to get from the building
to the slipway.
6.23 Final comments from the Highway Engineer
will be reported verbally at the meeting.
6.24 Ground Stability – The application site
is within an area where ground stability problems may exist and a ground
stability report prepared by D F McCallum and Assoc. has been submitted in
support of the proposal, although it is noted that this ground stability report
was prepared in February 2005 in relation to a previous application. A subsequent letter dated 22 January 2007
from D F McCallum confirms that the revised proposal is for a lighter loaded
structure and that the recommendations in the previous report apply equally to
the revised development without modification.
6.25 The Council’s Coastal Protection Manager
has confirmed he is satisfied with the issue of ground stability in relation to
this application.
6.26 Flooding – The application site lies
partly within an area at risk from flooding.
The Environment Agency has been supplied with information to assess the
flood risk potential of this development and they have confirmed that they have
no objection to the principle of the proposal, along with informative advice to
the applicants. The Coastal Protection
Manager has also confirmed that since the construction of the rock revetment in
front of the seawall has taken place, wave overtopping no longer takes place
and this flood risk is not seen as a problem in this location.
6.27 Ecology – The cliff area to the
north of the application site is identified as an area of special scientific
interest for ecological reasons.
Natural England (formerly English Nature) has commented that the
proposal is unlikely to have a significant effect on the interest features of
the South Wight Maritime SAC and does not require appropriate assessment in
accordance with Regulation 48 of the Conservation (Natural Habitats)
Regulations 1994.
6.28 A number of the letters of representation
refer to the presence of wall lizards on the cliff area at the rear of the
site. The Ecology Officer has confirmed that whilst there may be wall lizards
in the area, these are not a protected species, and would be unlikely to be
affected by the proposal as it does not directly impact on the cliff. As such there is no objection to the
proposal on ecological grounds.
7. Conclusion and Justification for Recommendation
7.1 Having given due regard
and appropriate weight to all the material considerations set out in this report,
it is considered that the mix of uses proposed which includes marine related
employment, harbour facilities and tourist facilities reflects the requirements
of the adopted Ventnor Eastern Esplanade Development Brief. The proposed
buildings are considered to be of a satisfactory design which will protect and
enhance Ventnor Conservation Area and the Esplanade in general. The application promotes marine based
employment in association with Ventnor Haven, and whilst it is considered that
a more comprehensive scheme for the development of the whole Eastern Esplanade
area would be a more favourable development option, such a scheme is highly
unlikely to come forward and on balance the benefits of this proposal may
attract further investment to the area and thus can be seen as being beneficial
to the Ventnor area.
7.2 For this development to
achieve the impetus referred to above there is a strong need for the Council to
play its part by applying resources to the treatment of the public realm and it
is proposed that support for this be sent to the appropriate department.
7.3 Whilst the final views of
the Highway Engineer have not yet been received, I am confident that any
concerns can be overcome. Members will be advised of the Highways views at the
meeting.
7.4 Accordingly it is
considered that the proposal is in compliance with the aims of the Isle of
Wight Unitary Development Plan and adopted Supplementary Planning Guidance
“Ventnor Eastern Esplanade – Planning and Development Brief, and has been
recommended for approval.
8. Recommendation
8.1 That Members of the Committee express
their support for the Council to play its part in the enhancement of the
Eastern Esplanade through appropriate investment in the public realm area.
8.2 This application is recommend for
approval of planning permission; subject to the following conditions;
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 development commences
on site the access roadway shall be re-aligned to the route shown on the
revised plan. Reason: To ensure that the proposed
development has adequate vehicular access and to comply with Policy TR7
(Highway Considerations for New Development) of the IW Unitary Development
Plan. |
|
3 |
No development shall take place
until samples of materials to be used in the construction of the external
surfaces (including walls, roof, columns, balcony, rooflights, windows and
doors) 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 |
No development shall take place until
full details of hard 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 means of enclosure; hard surfacing materials; vehicle and pedestrian
access and circulation areas; and street furniture. 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 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 |
Notwithstanding the details shown
on the approved plans, details of the security fencing along the frontage of the
boat storage area shall be submitted to, and agreed in writing by, the Local
Planning Authority. Development shall
be carried out in accordance with the approved details before the building is
first occupied and retained thereafter. 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. |
|
7 |
No outside storage of materials or
other equipment shall take place, other than boats/marine craft, within the designated
boat storage area shown on the approved drawings. 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. |
|
8 |
Boat fitting out operations shall
only be carried out within the easternmost 5 bays of the main building hereby
approved. Reason: In the interests of the amenities of the
area and neighbouring uses and to comply with policy D1 (Standards of Design)
of the IW Unitary Development Plan. |
|
9 |
Before any boat fitting out
commences within the building hereby approved, a written statement shall be
submitted to, and agreed in writing by, the Local Planning Authority setting
out the materials, tools and processes involved and also specifying measures
to be taken to control noise, odour, fumes and dust associated with any boat
fitting activities. The use of this
building shall then be undertaken in accordance with the agreed scheme and
any variation shall take place only following the agreement in writing with
the Local Planning Authority. Reason – To protect and
safeguard the amenities of the adjoining residential property in accordance
with Policy D1 (Standards of design) of the Isle of Wight Unitary Development
Plan. |
|
10 |
No development shall take place
until full details of the proposed ventilation / extraction systems shall be
submitted to, and agreed in writing by the Local Planning Authority. This system shall be integrated into the
fabric of the building. Development
shall be carried out in accordance with the approved details and fully
installed before the building is first brought into use. 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 |
The development hereby permitted
shall not be brought into use until the detached storage building has been
constructed in accordance with the approved plans. 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. |
|
12 |
All materials 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
buildings hereby 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. |
|
13 |
No external lighting of any kind
shall be installed within the site without having first been agreed in
advance with the Local Planning Authority. Reason: To protect the general
character of the surrounding area and in accordance with Policy D1 (Standards
of Design) of the Isle of Wight Unitary Development Plan. |
|
14 |
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 Class 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 of the
area and to comply with policy D1 (Standards of Design) of the IW Unitary
Development Plan. |
|
4 |
Reference Number: P/02718/06
- TCP/01848/U Parish/Name: Cowes
- Ward/Name: Cowes Central Registration Date:
29/11/2006 - Full Planning Permission Officer: Mr A
White Tel:
(01983) 823552 Applicant:
Stoneham Construction Ltd Demolition of building;
residential development of 2 storey block providing 2 houses, 2
maisonettes & 2 flats to include accommodation within roofspace Cowes Health Centre, 8 Consort Road, Cowes, Isle Of Wight,
PO317SH The application is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This report has been requested by the Local Member, Councillor Peacey-Wilcox, on the basis that the originally approved scheme to redevelop this site was considered by Committee in December 2005 and that the proposal to intensify development on this site raises issues regarding over dominance, parking and appearance in the streetscene.
1. Details
of Application
1.1 Full consent is sought for a two storey
block comprising of two houses, two flats and two maisonettes.
1.2 The proposal would appear
as a terrace, with the two houses at either end and the four flats/maisonettes
in between. The flats would be arranged on the ground floor with the
maisonettes at first floor level and within the roof space. The central section
comprising of flats/maisonettes would be approximately one metre higher at
eaves and ridge level relative to the adjoining houses in order to achieve
accommodation in the roof space.
1.3 The two houses would offer three bedroom
accommodation, the two flats one bedroom and the maisonettes two bedrooms. The
third bedroom for each house would be accommodated within the roof space and
duly served by a front facing dormer window. Similarly, the roof accommodation
to the maisonettes would be served by both front and rear facing dormer windows.
1.4 The two houses and two ground floor flats
would be accessed at the front of the building whilst the two maisonettes would
be accessed from the rear via a central walkway through the building. Each
house, flat and maisonette would have its own private amenity space.
1.5 The proposal does not allow for any
on-site parking.
1.6 In terms of design, proposal is very
similar to the earlier consent in terms of its traditional appearance and
vertically emphasised proportions. The differences between the approved and
proposed schemes are twofold. Firstly, the approved scheme shows two pairs of
linked semi-detached houses whereas the current proposal shows a terrace.
Secondly, the approved scheme is shown to have consistent eaves and ridge lines
whereas the proposed block includes an element of articulation.
2. Location and Site Characteristics
2.1 Site is rectangular in shape and is
situated on the south-western side of Consort Road, approximately 45 metres north-west
of its junction with Mill Hill Road. Site has road frontage of some 27 metres
and depth in the region of 23 metres. Site forms the central section of the
former Cowes Health Centre, which has recently been demolished following
relocation.
2.2 Site stands slightly elevated above
Consort Road and then rises further to the rear boundary in the form of an
embankment some 1.6 metres in height
2.3 Abutting the rear boundary are the rear
garden areas of properties fronting Westhill Grove. These garden areas are
approximately 1.6 metres higher than the general level of the application site.
2.4 Consort Road is characterised by a
mixture of traditionally styled two storey properties, either detached or
semi-detached and intermingled occasionally with detached bungalows. Consort
road has a slight gradient from south-east to north-west and then slopes away
more steeply at its north-western end before meeting its junction with Beckford
Road.
2.5 There is on-street parking available on
the road. In front of the site the highway widens out to accommodate 12 echelon
style parking bays.
3. Relevant History
3.1 P/02031/05 – TCP/01848/T – Demolition of
building and outbuildings; residential development of eight flats in 2 two
storey blocks and 2 pairs of semi-detached house; alterations to vehicular
access and parking – granted conditional permission in December 2005. One
condition required that the developer enter into a legal agreement prior to
work commencing on site in respect of a financial contribution towards
education facilities, open space and transport infrastructure.
3.2 For clarity, the approved layout showed
three distinct blocks. These comprise of four flats at the south-eastern end of
the site, four flats at the north-western end of the site and four houses in
between. It is this central part of the site that is the subject of this
report.
4. Development Plan Policy
4.1 National Policy Guidance
·
PPS1 (Delivering Sustainable Development) emphasises the need for good
design to ensure attractive, useable, durable and adaptable places,
contributing positively to making places better for people.
·
PPS3 (Housing) supports the efficient use of land within development
envelopes, particularly brownfield sites.
·
PPG13 (Transport) challenges the need for parking in order to reduce
reliance of the motor car.
4.2 Strategic Policies
The following strategic policies of the Unitary
Development Plan apply:
|
· S1 |
- |
Siting of New
Development |
|
· S2 |
- |
Development will be
encouraged on brownfield sites |
|
· S6 |
- |
Design |
|
· S7 |
- |
Need to provide for the
development of at least 8,000 housing units |
4.3 Local Planning Policies
Site is within the development
envelope boundary as identified on the Cowes inset map of the Unitary
Development Plan. The following policies are considered relevant:
|
· 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 |
|
· H5 |
- |
Infill Development |
|
· H6 |
- |
High Density
Residential Development |
|
· TR6 |
- |
Cycling and Walking |
|
· TR16 |
- |
Parking Policies and
Guidelines |
|
· U11 |
- |
Infrastructure and
Services Provision |
4.4 Site is within Parking Zone 2 which
requires parking provision no greater than 0-50% of parking guidelines
5. Consultee and Third Party Comments
5.1 Internal Consultees
·
Highway Engineer
Recommends conditional
permission. He draws specific attention to eleven echelon parking spaces
forward of the application site that are to be re-lined giving a net gain of one
parking space to provide twelve in total. This parking area forms part of the
public highway, but was mainly used in conjunction with former Health Centre.
Relocating the Health Centre has naturally increased the amount of on-street
parking provision particularly during the daytime. Whilst noting that the
number of units would rise from four dwellings to six, the Highway Engineer
does not consider this to be significant given that the overall number of
bedrooms would not change and bearing in mind the locational attributes of what
is regarded as a brownfield site.
5.2 External Consultees
·
Town Council
Whilst having supported
the earlier application, Cowes Town Council object to this revised proposal on
grounds of overdevelopment creating conditions likely to give rise to
overlooking, lack of suitable amenity space and because the increased height
would be overbearing to the detriment of neighbouring properties.
·
Neighbours.
Application has been the
subject of eight letters of objection, four of which are from residents of
Westhill Grove whose rear gardens back onto the application site. Points of
objection are summarised as follows:
o
Overdevelopment
o
Central part of building is too high, affecting daylight and sunlight
enjoyed by properties behind.
o
Should stay the same height as that approved.
o
Overlooking and loss of privacy from rear facing windows, particularly
dormer windows.
o
Increased height is out of keeping
o
Ground stability implications by building in the proximity to slope
between site and Westhill Grove properties.
o
Questions are raised regarding tenure of proposed dwellings.
o
Parking must be included, as nearby on-street parking is at saturation
point.
6. Evaluation
6.1 To summarise, Members
have already accepted a scheme to redevelop the former health centre site with
twelve residential units with no off road parking provision. The approved
layout allows for three separate blocks of accommodation fronting Consort Road.
The revised proposal before Members relates to the central block, approved as
two linked pairs of three bedroom semi-detached houses but now proposed as a
terrace of two 3 bedroom houses, two 1 bedroom flats and two 2 bedroom
maisonettes. The principle of redeveloping this site for residential purposes
has clearly been accepted meaning that the determining factors in this instance
are whether the differences between the approved and proposed schemes are
acceptable. In particular, Members are asked to consider the following:
·
Whether the increase in eaves and ridge height to achieve the additional
accommodation is acceptable in relation to neighbouring properties to the rear
in particular and the streetscene in general.
·
Whether the intensification of residential development of this site
would allow for prospective occupiers to enjoy a reasonable degree of amenity.
·
Whether intensification of residential development on this site is
acceptable on the basis of zero parking provision.
6.2 The distance between the proposed
development and properties to the rear is much the same as the approved scheme,
that being 19.6 metres. Members are also reminded that the finished floor level
of the proposed development is approximately 2 metres lower than properties to
the rear. Although Supplementary Planning Guidance (SPG) in respect of “Infill
Development” encourages back to back distances of 21 metres, it is considered
that the change in level between the proposed development and properties to the
rear would compensate for the slight shortfall in respect of distance. In any
event, the figures quoted in SPG are for guidance purposes only and should not
be applied rigidly. The main determinant is the prevailing pattern of
development and certainly the proposal is reflective of typical back to back
relationships that occur in this urban context. Accordingly, it is considered
that the spatial relationship between proposal and adjoining properties is
acceptable. Moreover, it is not considered that the increase in height of one
metre compared with the extant permission would be significant.
6.3 One potential area of concern regarding
the proposal compared with the approved scheme is the position of rear facing
windows relative to properties behind. The approved scheme allowed numerous
first floor windows serving bedrooms and bathrooms, whereas this application
originally proposed kitchen windows at first floor level and dormer windows
serving bedrooms within the roofspace. It was felt that activity associated
with a kitchen coupled with position in relation to neighbours could have
introduced overlooking issues. Accordingly, revised plans have been submitted
confirming that the kitchen will be incorporated into the living/dining area at
the front of the building with the bathroom and the utility room being moved to
the back. These rooms together with a landing can be served via windows that
have been fitted with obscure glass in order to minimise any overlooking.
Similarly, the rear facing dormer window serving bedroom 2 can be fitted with
obscure glass.
6.4 Taking the above points
into consideration, it is not considered that the scheme under consideration
would detract significantly from the amenities currently enjoyed by
neighbouring properties when compared to the scheme that has already been
approved.
6.5 Regarding the streetscene, the main
difference between the approved and proposed schemes is the increase in eaves
and ridge height by one metre. Also, the approved scheme shows a pair of linked
semi-detached houses whereas the proposal is for a terrace. Given the variety
of house types that are evident in this location, coupled with the transitional
way in which development would step up from the approved flats to the proposed
flanking houses and then to the central flats/maisonettes, it is considered that
proposal would sit comfortably into the streetscene and would not appear unduly
cramped or out of keeping in this urban setting. Accordingly, proposal complies
with Policies G4, D1, D2 and H5 of the Unitary Development Plan.
6.6 Revised plans indicate that each of the
six dwellings would benefit from its own private amenity space, with the size
of such being proportionate to the level of accommodation proposed. Certainly,
there would be sufficient space for sitting, drying laundry etc. Accordingly,
it is considered that residents would enjoy an acceptable level of amenity.
6.7 Concerning parking, Members are reminded
that the existing consent was favourably viewed as a zero parking scheme in
December 2005. At that time it was recognised that the layout of echelon
parking forward of the former health centre provides a greater level of parking
than would normally be the case, meaning there is a strong likelihood that
development on this site would benefit from parking in this location and is
therefore unlikely to place increased pressure on on-street parking. Members
are therefore being asked to consider whether the differences between what has
been approved and what is now proposed would add unacceptably to pressures on
on-street parking and in turn present a sustainable reason to reject this
scheme on parking grounds. Given that parking standards are based on the level
of residential accommodation to be provided, the following table summarises the
differences between accommodation approved and that now proposed:
|
APPROVED |
PROPOSED |
||||
|
Dwelling Type |
No. |
Total of Bedrooms |
Dwelling Type |
No. |
Total of Bedrooms |
|
1 bed flat |
4 |
4 |
1 bed flat |
6 |
6 |
|
2 bed flat/ maisonette |
4 |
8 |
2 bed flat/ maisonette |
6 |
12 |
|
3 bed house |
4 |
12 |
3 bed house |
2 |
6 |
|
Total: |
12 |
24 |
Total: |
14 |
24 |
6.8 Although proposal would result in an intensification in the number of residential units, this may arguably be off-set by replacing two of the three bedroom family homes with four smaller flats/maisonettes offering no net increase in the number of bedrooms, which is of course the basis for calculating parking provision. Taking these points into consideration together with the locational attributes of this sustainable site, ie accessibility to the town centre and public transport links, Members are advised that proposal is consistent with national and local policies meaning that a reason for refusal on parking grounds could not, in Officer’s opinion be sustained. This view is supported by the Highway Engineer.
6.9 In terms of type of tenure, the application is below the 15 unit threshold which would trigger a requirement for a percentage of affordable housing to be provided as part of the scheme. However, Members may be aware that the approved block of four flats immediately north-west of the application site is to be provided as affordable housing in conjunction with the Marine Court development that is currently under construction on the Parade. This is a requirement of a Section 106 Agreement in respect of the said development. Regarding the six dwellings currently under consideration, Members will appreciate that the nature of the occupants on any development is not a material consideration and Officers are not in a position to indicate whether this development will be for open market housing either for sale or for rent or indeed for use as an affordable housing scheme. With regards to other benefits from this scheme, given that the six units proposed form an integral part of a larger development in excess of ten units, it is considered expedient to impose a condition requiring financial contributions in respect of education, open space and transport infrastructure and this will be calculated on a pro rata basis relative to the adjoining development that was approved under the earlier consent.
6.10 In all other respects, the current proposal is much the same as that already approved.
7. Conclusion and Justification for Recommendation
7.1 Having given due regard and appropriate
weight to all material considerations as discussed in this report, your
Officers are satisfied that the differences between the approved and proposed
schemes would not render this scheme unacceptable either in terms of its impact
on neighbouring property occupiers or the character and appearance of the
surrounding area in general. Furthermore, the intensification from 12 to 14
units is not considered to be significant and would not exacerbate on-street
parking to an unacceptable level. Accordingly, Officers are satisfied that
proposal is consistent with national and local planning policies and therefore
recommend that conditional permission be granted.
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 |
The 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 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 been notified of the person submitting the same that it is to the Local
Planning Authority's approval. The said planning obligation will provide for
contributions at the current level to the Local Planning Authority for the
purpose of the provision of educational facilities, for the provision and/or
maintenance of open space and transport infrastructure. Reason: To ensure provision of
education facilities, open space and transport infrastructure in accordance
with Policy U2 (Ensuring Adequate Educational, Social and Community
Facilities for the Future Population), Policy L10 (Open Space and Housing Developments)
and Policy TR7 (Highway Considerations for New Development) of the Isle of
Wight Unitary Development Plan. |
|
3 |
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. |
|
4 |
None of the flats forming part of
this approval shall be occupied until space has been laid out in accordance
with details to be submitted to and approved by the Local Planning Authority
for bicycles to be parked. Such bicycle parking spaces shall not thereafter
be used for any purpose other than that approved in accordance with this
condition. Reason: To ensure adequate
provision for the parking of bicycles in accordance with Policy TR6 (Walking
and Cycling) of the Isle of Wight Unitary Development Plan. |
|
5 |
All construction traffic relating
to the approved development will deliver, load and unload at a location and
time to be agreed in writing by the Local Planning Authority. Prior to construction
works commencing signs shall be erected directing construction traffic on an
agreed route and any such sign shall be retained in a clean and legible
condition for the duration of the development and any sign that is damaged
beyond repair or removed shall immediately be replaced. Reason: In the interests of
highway safety and to comply with Policy TR7 (Highway Considerations) of the
Isle of Wight Unitary Development Plan. |
|
6 |
No development shall take place until
samples 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. |
|
7 |
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. |
|
8 |
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 building(s) 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. |
|
9 |
Banking and retaining wall works
abutting the rear boundary shall be carried out in accordance with details to
be submitted to and approved by the Local Planning Authority. Such details
shall be in accordance with BS8002 1994 (Code of Practice for Earth Retaining
Structures). Such structure shall be retained thereafter. Reason: In the interests of
maintaining the amenity of the adjoining properties in compliance with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
|
10 |
Before the development hereby
permitted commences on the site, a soil survey shall be undertaken and the
results provided to the Local Planning Authority. The survey shall be taken at such points and to such depth as
the Local Planning Authority may stipulate.
A scheme for decontamination of the site shall be submitted to and
approved by the Local Planning Authority in writing and the scheme as
approved shall be fully implemented and completed before any residential unit
hereby permitted is first occupied. Reason: In the interests of the health and amenity
of future occupiers and to comply with policy P3 (Restoration of Contaminated
Land) of the IW Unitary Development Plan. |
|
11 |
No occupation shall take place of the
dwellings hereby approved until a hard and soft landscaping scheme has been
implemented in accordance with details to be submitted to and approved by the
Local Planning Authority. Such details shall include schedules of plants
noting species, plant sizes, proposed numbers and densities and an
implementation programme. Any trees or shrubs which, within the period of 5
years from 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 Isle of Wight Unitary Development Plan. |
|
12 |
Steps including the installation
and using of wheel cleaning facilities in accordance with details to be
submitted to and approved in writing by the Local Planning Authority should 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 practical by the site operator. Reason: In the interests of
highway safety and to prevent mud and dust from getting onto the highway and
to comply with Policy TR7 (Highway Considerations) of the Isle of Wight
Unitary Development Plan. |
|
13 |
The first floor windows serving
bathrooms, utility rooms and landings in the south-west elevation shall be
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 alternative manufacturer) and shall be retained
to this specification as obscure glazed hereafter. Reason: In the interests of the
amenities and privacy of neighbouring property occupiers and to comply with
Policy D1 (Standards of Design) of the IW Unitary Development Plan. |
|
14 |
The dormer windows in the
south-west elevation shall be fitted with obscure glass with a glass panel
which has been rendered obscure which has been rendered obscure as part of
its manufacturing process to Pilkington Glass Classification 5 (or equivalent
of glass supplied by alternative manufacturer) and shall be retained to this
specification as obscure glazed hereafter. Reason: In the interests of the
amenities and privacy of neighbouring property occupiers and to comply with
Policy D1 (Standards of Design) of the IW Unitary Development Plan. |
|
5 |
Reference Number: P/03120/06
- TCP/25011/B Parish/Name:
Yarmouth - Ward/Name: Shalfleet and Yarmouth Registration Date:
11/12/2006 - Full Planning Permission Officer: Mrs H
Byrne Tel:
(01983) 823552 Applicant: Mr and Mrs A Court Variation of condition no. 3 on TCP/25011/A, which states
that the windows/light panels in the southern elevation shall be permanently
fixed (non-opening) and shall be finished in permanent obscure glazing Edina, Mill Road,
Yarmouth, Isle Of Wight, PO410RA The application is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
The site has a contentious history. Consequently the Development Control Manager decided that this application should be referred to the Development Control Sub Committee for consideration.
1. Details
of Application
1.1 This is a full planning application
seeking to vary condition number 3 on planning consent reference, P/00019/05-TCP25011A,
granted on appeal, which states
“The windows/light panels
in the southern elevation shall be permanently fixed (non-opening) and shall be
finished in permanent obscure glazing, all of which shall be retained and
maintained thereafter”.
1.2 There are five existing windows on the
southern elevation, one at ground floor, two at 1st floor and two
roof lights at 2nd floor level.
A condition was also imposed on the approved appeal decision to remove
the applicants permitted development rights for any additional windows.
1.3 The applicant proposes
treatments for each individual window; identified on the plan attached to this
report as an appendix;
·
Ground floor lounge window (W1) to be obscure glazed and fixed shut.
·
1st floor bathroom
window, (W2), to be obscure glazed with restricted opening of top light to 50
mm.
·
1st floor bedroom window (W3) to be obscure glazed with a
75mm restricted opening.
·
2nd floor rooflight (W4) not obscured and not fixed shut
·
2nd floor rooflight (W5) to be fixed shut with the bottom
300mm obscured.
2. Location and Site Characteristics
2.1 The site is located within a
predominantly residential area, characterised by a mixture of detached and semi
detached dwellings.
2.2 The site is flanked by a scout hut on the
north western side and by a pair of semi detached houses on the south eastern
side, the adjacent property known as ‘Moville’ is in close proximity to the
application property, which is higher than its neighbours.
3. Relevant
History
3.1 P/1295/02 - TCP/25011- Demolition of
dwelling; replacement detached house.
Approved January 2003 – Condition imposed requiring all windows/light
panels in the southern elevation to be permanently fixed (non-opening) and
obscure glazed. On commencement of building, it became apparent that the
development was not proceeding in accordance with approved plans, particularly
with regard to the finished height of the structure.
3.2
E/25011/A – Enforcement notice served requiring the finished height of
the building to be lowered to no more than 7.25 metres above the ground
floor/finished floor level as it was considered that the property had not been
built in accordance with the approved plans.
Notice took effect, 12 October 2004.
Appeal was lodged with the Planning Inspectorate – appeal dismissed -
enforcement notice varied – March 2006.
3.3 P/00019/05 – TCP/25011/A – Permission
sought for retention of dwelling as constructed. Refused March 2005 following
committee consideration. Appeal to Planning Inspectorate - allowed subject to
conditions, March 2006. Relevant conditions require windows on the southern
elevation being permanently fixed and obscure glazed and withdrawal of
permitted development rights for installation of additional widows.
4. Development
Plan Policy
4.1 National
Policy Guidance
Circular 11/95. The use
of conditions in planning permission is the relevant Government circular. In
imposing conditions, Local Planning Authorities should consider whether conditions
are necessary, relevant, enforceable, precise and reasonable.
4.2 The
site is located within the development envelope as defined by the Isle of Wight
Unitary Development Plan. Relevant policies of the plan are considered to be as
follows:
·
S6 – All development will be expected to be of a high standard of
design.
·
G4 – General Locational Criteria for Development.
·
D1 – Standards of Design.
·
H7 – Extensions and alteration to existing buildings.
·
C2 – Areas of Outstanding Natural Beauty.
5. Consultee and Third Party Comments
5.1 Internal Consultees
None
5.2 External Consultees
Yarmouth Town Council
object on the grounds that the decision of the Inspector to impose conditions
in allowing the appeal was reasonable.
5.3 Other
·
Two letters of objection received from neighbouring properties on
grounds of:
·
Concern relating to history of the site and non compliance with planning
conditions.
·
Inspectors Conditions should be enforced
·
Loss of privacy
·
Questions enforceability of proposal.
·
Impact from house as built.
6. Evaluation
6.1 The main issues relating to the application are:
·
Impact on neighbouring properties in terms of loss of privacy and
enforceability of proposed conditions.
6.2 The property is situated within an area
of relatively close knit development where there is already some overlooking
due to the proximity of the buildings.
This dwelling is not currently occupied. Some of the windows on the southern elevation of the property
would introduce an unacceptable level of overlooking if not obscure
glazed/fixed shut, whilst others would not cause any overlooking at all. The impact has been assessed from within
each room of the building.
6.3 The
reason for applying the original planning condition was to protect the
neighbouring property occupiers from potential overlooking. This does not automatically preclude an
application to vary the condition subject to the potential overlooking from
each of the individual window being carefully assessed.
6.4 It is proposed that both the fan light in
the 1st floor bathroom window (W2) and the 1st floor
bedroom window (W3) have a restricted opening of 75mm. At present this is
achieved by means of a small chain, although it is considered that this chain
could be easily removed or broken and therefore a condition requiring retention
of this restriction would be difficult to enforce. However, having inspected
the site, it is considered that, due to the height, positioning and method of opening,
even if these chains were removed and the windows capable of being opened
completely, overlooking would be minimal and would not be unacceptable.
6.5
All other variations, as proposed by the applicant are considered
acceptable, the main cause for overlooking being the rooflight window (W5)
which is to be permanently fixed shut and the bottom 300mm permanently obscure
glazed.
6.6
The one window not specifically covered in the recommended conditions is
the front roof light (W4) which is not considered to cause any overlooking, It
is therefore considered that no restrictions are necessary in respect of this
window.
6.7 For
clarity, all windows as existing are considered acceptable apart from the roof
light notated as W5. The recommended
planning conditions require work to this window to be carried out within two
months. The remaining conditions therefore seek to retain the current
arrangements.
6.8 With regard to the Parish Council and
third party representations, the history of the site is noted. However, issues
relating to the finished height of the building have been addressed through the
appropriate process and this application should be considered solely on the
basis of the relevant consideration of impact on the privacy of neighbouring property
occupiers and enforceability of the proposed conditions. I am satisfied in this respect that the
proposal is acceptable.
7. Conclusion and Justification for Recommendation
7.1 Having given due regard and appropriate
weight to all material considerations, it is considered that the proposal to
vary the condition as previously stated is acceptable and will not result in
unacceptable level of overlooking or loss of privacy. In consequence, there is
considered to be no conflict with policy.
8. Recommendation
8.1 Conditional permission.
Conditions/Reasons:
|
1 |
The window notated as W1 on the
plan attached to and forming part of this decision notice shall be retained
and maintained as a fixed shut (non opening) window and shall, within two months
of the date of this decision notice, be fitted with obscure glass, that has
been rendered obscure as part of its manufacturing process to Pilkington
glass classification 5 (or equivalent if glass supplied by alternative
manufacturer) or shall be permanently obscured by means of a process and to
an equivalent specification, to be agreed in writing with the Local Planning
Authority. Thereafter, the window
shall be retained in accordance with the requirements of this condition. Reason: In the interests of the
privacy and amenities of the neighbouring property and to comply with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
|
2 |
The window notated as W2 on the plan
attached to and forming part of this decision notice shall be retained and
maintained as a fixed shut (non opening) window, with the exception of the
top hung fan light coloured yellow on the attached plan. Within two months of the date of this
decision notice, the whole window shall be fitted with obscure glass that has
been rendered obscure as part of its manufacturing process to Pilkington
glass classification 5 (or equivalent if glass supplied by alternative
manufacturer) or shall be permanently obscured by means of a process and to
an equivalent specification, to be agreed in writing with the Local Planning
Authority. Thereafter, the window
shall be retained in accordance with the requirements of this condition. Reason: In the interests of the
privacy and amenities of the neighbouring property and to comply with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
|
3 |
Within two months of the date of this
decision notice, measures shall be implemented to ensure that the window
notated as W3 on the plan attached to and forming part of this decision
notice conforms with the following specification: (a) the left hand panel (as viewed from within the building) and
coloured green on attached plan shall be retained and maintained as a fixed
shut (non opening) window; (b) the right hand panel (as viewed from within the building) and
coloured orange on the attached plan shall only open outwards hung on the centre
post of the window; (c) the whole window shall be fitted with obscure glass that has been
rendered obscure as part of its manufacturing process to Pilkington glass
classification 5 (or equivalent if glass supplied by alternative
manufacturer) or shall be permanently obscured by means of a process and to
an equivalent specification, to be agreed in writing with the Local Planning
Authority. Thereafter, the window shall be
retained in accordance with the requirements of this condition. Reason: In the interests of the
privacy and amenities of the neighbouring property and to comply with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
|
4 |
Within two months of the date of this
approval, the rooflight notated as W5 on the plan attached to and forming
part of this decision notice shall be permanently fixed shut and the bottom
300mm of the glass within this rooflight coloured blue on the attached plan
shall be permanently obscure glazed with obscure glass that has been rendered
obscure as part of its manufacturing process to Pilkington glass
classification 5 (or equivalent if glass supplied by alternative
manufacturer) or shall be permanently obscured by means of a process and to
an equivalent specification, to be agreed in writing with the Local Planning
Authority, and the window shall be permanently fixed shut (non opening. Thereafter, the window shall be retained
in accordance with the requirements of this condition. Reason: In the interests of the
privacy and amenities of the neighbouring property and to comply with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan |
|
6 |
Reference Number: P/03198/06
- TCP/07915/H Parish/Name: East
Cowes - Ward/Name: East Cowes South Registration Date:
21/12/2006 - Full Planning Permission Officer: Mr A
White Tel:
(01983) 823552 Applicant:
Villlage Developments Ltd Demolition of side extension & garage; construction of
terrace of 3 houses with parking & alterations to vehicular access 65 St. David’s Road, East Cowes, Isle Of Wight, PO326EF The application is recommended for Conditional Permission |
REASON FOR COMMITTEE CONSIDERATION
This report has been requested by the Local Member, Councillor M Miller, owing to the contentious nature of the proposal and particular concern in respect of groundwater.
1. Details
of Application
1.1 Full planning permission is sought for a terrace
of three houses to be situated between numbers 65 and 75 St David’s Road.
1.2 Each of the proposed
houses would offer a living room, kitchen, w.c. and hall on the ground floor
with two bedrooms and a bathroom at first floor level. A total number of five
parking spaces is proposed – one space for each proposed dwelling, one for the
existing bungalow at No. 65 and one visitor space. Each dwelling would benefit
from a rear garden measuring from between 8 to 9 metres in length.
1.3 The proposed design can be described as
simple yet traditional. Window proportions would be vertically emphasised and
brick elevations would include decorative banding. The proposed roof is shown
as being traditionally pitched and hipped at either end.
1.4 The submitted Design and Access Statement
confirms that the proposed buildings have been designed to fit in with their
surroundings. In particular, it is stated that the scale and mass of the
buildings are along the lines of the terraced houses in the area and do not appear
alien.
1.5 The site would be served via the existing
vehicular access, which is situated at a right angle to the alignment of the
carriageway where the adopted part of St. Davids Road intersects with the
private section at the southern end.
1.6 Application is also accompanied by a foul
and surface water drainage report together with addendum prepared by a
Chartered Civil and Water Engineer. It is confirmed in the report that Southern
Water will not accept combined foul and surface water flows any greater than
those from the site as existing given that there is insufficient capacity to
accommodate any additional flows. By way of summarising the submitted report,
it is considered that removal of existing surface water from the combined
system will create capacity for foul sewage from the existing bungalow, the
three proposed houses, five other dwellings which are the subject of a separate
proposal that is yet to be considered on a nearby site as well as all the
surface water if released in a regulated and controlled way. The report states
that it may be possible to discharge the remaining surface water via soakaways,
although there is some doubt as to whether this is likely to be acceptable in
this location owing to ground conditions. Accordingly, it is confirmed in the
addendum to the report that the remaining surface water over and above the
existing flow rate into the combined system can be dealt with through
attenuation tanks and then trickled into the combined system during off peak
periods.
2. Location and Site Characteristics
2.1 Application relates to a rectangular
shaped site situated on the eastern side of St David’s Road, approximately 80
metres south of its junction with Upper Yarborough Road. Site has maximum
dimensions of 30m x 27m and comprises of a detached bungalow at its northern
end, a large garden – sloping away relatively gently from east to west – on its
southern side. It is within this side garden area where the proposed terrace of
three houses would be situated.
2.2 St David’s Road is mainly characterised
by turn of the century housing, arranged mainly as terraces with occasional
semi-detached houses. There are examples of modern housing intermingled with
older, particularly at the southern end of St David’s Road where there is a new
terrace of housing on the western side of the road with a pair of semi-detached
houses to the south.
3. Relevant History
3.1 P/01900/05 – TCP/07915/D – Demolition of
dwelling; outline for six dwellings – refused 21 November 2005 for reason
relating to poor relationship with adjoining properties to the rear given the
proposed siting and height of dwellings as well as insufficient information
relating to access.
3.2 P/00527/06 – TCP/07915/E – Demolition of side
extension and garage; outline for four dwellings (revised scheme) – refused 24
April 2006 on grounds of insufficient and inaccurate plans in respect of a
streetscene and site layout as well as unworkable parking provision and
inadequate turning.
3.3 P/01632/06 – TCP/07915/F – Demolition of
side extension and garage; terrace of three houses with parking – withdrawn 15
August 2006.
3.4 P/02509/06 – TCP/07915/G – Demolition of
side extension and garage; terrace of three houses (revised scheme) – refused 7
December 2006 on grounds that it had not been adequately demonstrated that the
site can be drained without creating ground water problems in the area or
overloading the existing drainage systems. This application is currently the
subject of an appeal to the Planning Inspectorate, with the appellant
indicating that he wishes the appeal to be considered via an Informal Hearing.
The date of which has not yet been confirmed.
4. Development Plan Policy
4.1 National Policy Guidance
·
PPS1 (Delivering Sustainable Development) emphasises the need for good
design to ensure attractive, useable, durable and adaptable places,
contributing positively to making places better for people.
·
PPS3 (Housing) supports the efficient use of land within development
envelopes, particularly brownfield sites.
4.2 Strategic Policies
The following strategic policies of the Unitary Development Plan
apply:
|
· S1 |
- |
New development will be
concentrated within existing urban areas. |
|
· S2 |
- |
Development will be encouraged
on land which has previously been developed. |
|
· S6 |
- |
All development will be
expected to be of a high standard of design |
|
· S7 |
- |
There is a need to
provide for the development of at least 8,000 housing units over the planned
period. |
4.3 Local
Planning Policies
|
· 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 |
- |
Parking Polices and
Guidelines |
|
· U11 |
- |
Infrastructure and Services
Provision |
4.4 Site is within parking Zone 3 which
requires parking provision no greater than 0-75% of parking guidelines.
5. Consultee and Third Party Comments
5.1 Internal Consultees
·
Highway Engineer recommends conditional permission.
·
Operational Manager (Engineering Services) has been invited to comment
on concerns relating to groundwater problems. The following has been extracted
from his response:
“During December 2006
after completion of investigations, it was concluded that ground water is
probably a significant contributory factor to the water problems in the area.
The investigations
carried out were as follows:
·
Dye tests were carried out on the highway gulleys and highway drainage
system in nearby Oakfield Road. It was observed that the dye was contained
within the drainage system with no dye finding its way out of the highway
drainage system into surrounding land.
·
A quantity of water was discharged from a tanker in Oakfield Road to
check surface water run off paths and channel flow within the confines of the
carriageway. The water followed the carriageway channel and passed into the
highway drainage system via road gulleys. No water was observed running off the
highway onto adjacent land.
·
During heavy rainfall, careful observations were undertaken on water
surface run off paths within the carriageway. It was noted that the carriageway
surface run-off passed into the highway drainage system via road gulleys.
·
I understand that southern Water have tested water samples taken from
the area, and have established that the water is neither foul drainage nor
drinking water.
The above points
indicated that ground water is probably a significant contributory factor to the
water problems in the area.”
5.2 External Consultees
·
Southern Water comment as follows:
“I have previously
commented on this site identifying that there is no spare capacity in the
public sewer.
The report prepared by
[…….….] has shown that by removing the surface water currently draining from
the roof to the sewer spare capacity can be created for the new development.
This is in accordance with the suggestion in my previous letter.
If this and the nearby
Site 2 are to be developed together then the benefit of the flow reduction can
be allowed for the other site. Attenuation of the surface water flows is
proposed for Site 2 which is acceptable. However, attenuation systems must be
designed correctly and then appropriately maintained in the future.”
5.3 Neighbours
·
Six letters have been received, including two from the owner and
occupier of the same property and the other two from local residents, objecting
on grounds that can be summarised as follows:
o
Overdevelopment
o
Intensification of development will exacerbate on-street parking
problems, hindering access of larger vehicles and fire appliances.
o
Loss of privacy and loss of light to properties behind, fronting Grange
Road.
o
Drainage concerns as combined system is at capacity.
o
Surrounding land holds water as it is clay based, meaning that soakaways
and slow release tanks do not work. Nearby waterlogged gardens are evidence of
such.
o
Noise pollution.
·
Eighteen responses have been received in respect of a Residents Survey
carried out by an objector. The respondees, being occupiers of properties in St
David’s Road and Grange Road, have expressed the following concerns.
o
Loss of light
o
Loss of privacy
o
Parking
o
Noise
o
Over development.
·
One letter of support received from the current occupants of 65 St
David’s Road states that they have not experienced any drainage or flooding
problems.
6. Evaluation
6.1 Members will have noted
that this site has quite a comprehensive history over a relatively short
period, with this application being the fourth submission in less than 15
months. To summarise, the first application was refused on grounds of poor
relationship with properties behind owing to excessive height and position,
inadequate information pertaining to levels and access issues. Subsequent
applications were refused mainly on access and drainage grounds, with the most
recently determined application being refused solely on drainage grounds. The
current submission is identical in many ways to the most recent refusal, but
with additional information relating to drainage. Bearing this in mind together
with the objections that have been received, Members are being asked to
consider this proposal with the following issues in mind:
·
Principle
·
Relationship with adjoining properties (particularly those behind
fronting Grange Road) as a consequence of design, layout and height.
·
Impact in the streetscene
·
Access implications
·
Drainage.
6.2 Site is within the
development envelope boundary as identified on the East Cowes inset map of the Unitary
Development Plan and is regarded as a brownfield site for the purposes of
policy. Accordingly, there is no objection to the principle of developing this
site for residential purposes subject to other detailed matters being
acceptable.
6.3 The first application was
principally refused on grounds of poor relationship with properties to the
rear. Particular concern was expressed regarding proximity of development to
the rear boundary coupled with the height of certain houses that were shown to
have accommodation in the roof space. Also, the application was deficient in
detail in respect of a cross section showing the fall of land from Grange Road
properties into the application site. The current proposal seeks consent for a
terrace of two storey houses with no accommodation in the roof space. The
houses would be set at an oblique angle to the rear boundary with minimum and
maximum distances of 8 and 10 metres respectively. Having regard to overall
back to back distances with Grange Road properties of some 20 metres together
with change in levels, it is felt that proposal would have an acceptable
spatial relationship with said neighbours and would not, in Officer’s opinion,
result in significant loss of light or privacy. Concern has been expressed
regarding noise. Bearing in mind the urban nature of the surrounding area, it
is not considered that proposal would add significantly to noise levels.
Accordingly, proposal is consistent with policies G4 and D1 in so far as
relationship with adjoining properties is concerned.
6.4 This is a mixed
residential area, comprising mainly of turn of the century traditional houses
with some modern examples of infill development. The proposal is relatively
simple in terms of its design approach, yet traditional and appropriate for its
context. Appropriate selection of materials, as to be controlled by condition
in the event of this application being approved, would further assist this
development in blending into its surroundings. In spatial terms, the proposed
terrace would maintain generous gaps between it and its neighbouring
counterparts and therefore would not appear cramped or overcrowded in the
streetscene. Taking these points into consideration, it is felt that the
proposal would comply with design criteria as set out under policies D1 and D2.
6.5 Previous concerns in
respect of access relate to visibility, inadequate turning and unworkable
parking arrangement. The fence that may have obstructed visibility at the
junction with St David’s Road is shown to be removed and the turning/parking
area has been revised and enlarged following discussions with the Highway
Engineer. The Highway Engineer has therefore indicated that the intensification
of residential activity on this site would not add unduly to the hazards of other
highway users. Furthermore, he indicates that parking provision of one space
per dwelling plus a visitor space conforms with parking requirements for this
Zone 3 location. Given level of parking provision relative to the amount of
proposed living accommodation, it is not thought that proposal would add
significantly to on-street parking congestion. Furthermore, there is no reason
to believe why proposal would exacerbate any access problems for larger
vehicles, particularly as proposed parking and turning area would be mainly
self-contained from St. Davids Road.
Accordingly, proposal is consistent with policies TR7 and TR16 of the
Unitary Development Plan.
6.6 Issues relating to
drainage have proved controversial, and arguably made more complicated because
the Agent and Drainage Engineer involved with this application is also acting
on behalf of the landowner of a nearby development site and has therefore
submitted a joint solution to the identified drainage problem. In summary,
Southern Water has confirmed that the existing combined system is at capacity
meaning that flows from the application site cannot exceed existing levels. The
application site has a current output of some 2.2 litres per second which
comprises mainly of surface water and a small part of foul sewage from the
existing bungalow. There is no output whatsoever from the other site that has
been mentioned in this report.
6.7 The proposal put forward
by the Drainage Engineer is that foul output from the existing bungalow, the
three proposed houses and the five dwellings proposed for the nearby site would
generate some 0.4 litres per second, allowing 1.8 litres per second capacity
for surface water. This is significantly less than the volume of surface water
that would be generated by both sides. It was originally suggested that the
application site could be served by soakaways and that the other site referred
to would benefit from the remaining capacity and attenuate any excess. However,
Officers are not satisfied that ground conditions are conducive to soakaways.
Accordingly, the Drainage Engineer has submitted a scheme that does not depend
on infiltration at all and would allow for all surface water from both sites to
be attenuated into the existing combined system. An attenuation tank carrying a
capacity of five cubic metres is proposed in order to hold surface water and
release into the combined system during off-peak periods.
6.8 The installation of
attenuation mechanisms is a common way of overcoming capacity issues, and is a
drainage principle that is generally accepted by Southern Water. In fact,
Southern Water confirm that attenuating the volume of surface water generated
by the proposed development and the nearby development – if and when an
application is submitted – is acceptable subject to the attenuation systems
being designed correctly and appropriately maintained in the future. It is
considered that such issues can be adequately controlled through a condition
should Members be minded to grant consent.
6.9 Members are advised that
the collection of groundwater is a legitimate concern of local residents, hence
the need to avoid soakaways so that problems currently experienced are not
exacerbated. Officers are satisfied that the suggested means of attenuating
surface water into the combined system is likely to maintain the status quo,
whereby the amount of water infiltrating into the ground should be no greater
than that which occurs at present. Taking all of the above points into
consideration and particularly the advice being offered by Southern Water, it
is felt that the site can be adequately drained without exacerbating any
existing drainage capacity or groundwater problems. Accordingly, proposal is
consistent with the requirements of Policy U11.
7. Conclusion and Justification for Recommendation
7.1 Having given due regard and appropriate weight to all material considerations as discussed in this report, it is considered that the layout, scale and design of the proposed development would not be detrimental to the amenities or privacy of neighbouring occupiers or the character and appearance of the surrounding area in general. The access and parking arrangement is now considered to be acceptable, and the engineered solution to the identified drainage problems is also considered to be satisfactory subject to the imposition of certain conditions. Accordingly, Officers are satisfied that the proposal is consistent with national and local planning policies and therefore recommend that conditional permission be granted
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 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. |
|
3 |
No development shall take place
until a detailed scheme including calculations has been submitted to and
agreed in writing by the Local Planning Authority indicating the means of
surface water and foul drainage disposal. Any such agreed surface water and foul
drainage scheme shall indicate connections at points on the system where
adequate capacity exists or shall provide for attenuation measures to ensure
that any additional flows do not cause flooding or overload the existing
system. Any drainage system involving a pump, rising main, attenuation tank
or similar installation should include details and calculations of capacity
and future maintenance of those drainage systems. None of the dwellings
hereby approved shall be occupied until the agreed drainage system has been
provided, and any such scheme shall be retained and maintained thereafter. Reason: To ensure an adequate
system of storm and foul water drainage is provided for the development in
compliance with policy U11 (Infrastructure and Services Provision) of the
Isle of Wight Unitary Development Plan. |
|
4 |
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. |
|
5 |
All materials excavated as a
result of general ground works, including site leveling, installation of
services or the digging of foundations, shall not be disposed of within the
area identified in red on the submitted plans. The materials shall be removed
from the site prior to the construction of the dwellings proceeding beyond
damp proof course level or such other timescale as may be agreed with the
Local Planning Authority. Reason: In the interests of the
amenities of the area and to comply with Policy D1 (Standards of Design) of
the IOW Unitary Development Plan. |
|
6 |
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. |
|
7 |
Soft landscape works shall include
[planting plans; written specifications (including cultivation and other
operations associated with plant and grass establishment); schedules of plants,
noting species, plant sizes and proposed numbers/densities; an implementation
programme]. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy D3 (Landscaping) of the
IW Unitary Development Plan. |
|
8 |
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. |
|
9 |
No dwelling) hereby permitted shall
be occupied until space has been laid out within the site and drained and
surfaced in accordance with details that have been submitted to and approved
in writing by the Local Planning Authority for 5 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 |
Prior to completion of the
development hereby approved, the western boundary fence shall be removed and
the resultant visibility splay shall be subsequently kept free of obstruction
unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of
highway safety and to comply with policy TR7 (Highway Considerations) of the
IW Unitary Development Plan. |
|
7 |
Reference Number: P/01727/06
- TCP/02459/H Joint Report P/01728/06 - CAC/02459/G Parish/Name:
Brading - Ward/Name: Brading and St Helens Registration Date:
10/07/2006 - Full Planning Permission Officer: Mr C
Hougham
Tel: (01983) 823552 Applicant:
Hepburns Town & Country Planning Partnership Demolition of single storey extension &
outbuilding; conversion of dwelling
into 3 separate living units;
residential development of 4 terraced houses with parking & alterations
to vehicular access, (revised scheme) 70 and 71, High Street, Brading, Sandown, PO360DG These applications are recommended for Conditional
Permission |
REASON FOR COMMITTEE CONSIDERATION
Local Member shares concerns of Brading Town Council principally in respect of the proposed access arrangements and likely level of traffic generation.
Applications
were the subject of a detailed and comprehensive report considered by Members at
the meeting held on 21 November 2006 with a recommendation that conditional
permission should be granted.
Members
decided to defer consideration for further information in the form of a Road
Safety Audit (Stage one and two)
1. Details
of Application
1.1 Applications for planning permission and
Conservation Area Consent involve the demolition of a small single storey
addition/extensions and various outbuildings and seeks approval to convert the
existing building (no’s 70 and 71) into three units comprising a three bedroom
terraced house (no. 71) and two one bedroom self-contained flats, one at ground
floor level and one at first floor level (no. 70) with a terrace of four small
two bedroom town cottages to the rear of the site facing in a westerly direction
“down” the site towards the rear of the existing buildings.
1.2 Proposals involve
improvement to the existing vehicular access and a landscaped hard surfaced
parking area with space for seven vehicles, one for each unit.
1.3 Agent has submitted supporting design and access statement which includes a Conservation Area appraisal prepared by the former Conservation Officer and photographs of the immediate vicinity of the site. Statement deals with policy related issues; analysis of the setting within the designated Conservation Area and the suitability of the proposed development; design and technical constraints including highway related issues and drainage.
1.4 In response to this Committees’ decision
to defer consideration the applicants’ agent appointed highway consultants to
carry out the Road Safety Audit. Document comprises an introduction;
qualifications and experience of the report writers; matters arising from this
audit and the audit team statement. They have confirmed the date and time that
they carried out their inspection and that the terms of reference of the audit
are set out in Department for Transport Document HD 19/03.
1.5 Report concludes that the auditors are
satisfied that no material increase in risk to road users will arise from these
proposals and that provided the following problems/recommendations are followed
the safety of the proposed development will be optimised. They have made two
specific recommendations:
·
Ensure that any inspection chambers
or manholes are located;
1) Where attending
vehicles and personnel will not create a hazard to themselves or other road
users
2) Where they will not
be traversed by two wheel vehicles during turning maneuvers
3) Ensure lighting
provision is to current design standards.
·
Ensure that any vehicles likely to
use the access on a regular basis are able to turn within the site and do not
have to reverse into the High Street.
Concluding statement
says:
……examination
has been carried out with the sole purpose of identifying any features of the
design could be removed or modified in order to improve the safety of the
scheme. Problems identified have been notified in this report together with
associated safety improvement suggestions, which we recommend should be
considered for implementation.
2. Location and Site Characteristics
2.1 Site comprises older style terrace
properties and relatively large rear gardens situated on the eastern side of
Brading High Street to the north of the Bull Ring and the Wheatsheaf (PH).
2.2 Essentially the building comprises three
elements, two terraced properties but with a third element in the form of first
floor accommodation over a gated entrance which gives vehicular/pedestrian access
to the rear of the site. It is difficult to establish the age of the building
because of extensive repair and improvement work carried out over many years
with a number of unsympathetic alterations including installation of
inappropriate replacement windows.
3. Relevant History
3.1 In April 2006 applications were submitted
for the demolition of a single storey rear extension and outbuildings and
conversion of the existing premises into two separate living units with four
terraced houses and a detached house to the rear with parking and alterations
to vehicular access onto the High Street. On completion of the various
consultations, having carried out an analysis of third party representations
and a detailed site inspection, a letter was sent to the applicant’s agent
advising him that officers were not prepared to support the application for
three specific reasons.
·
Inclusion in the scheme of a single narrow fronted detached unit
adjacent to the northern boundary of the site represented an inappropriate form
of development which failed to enhance then concept of a small courtyard scheme
in the village centre.
·
Integral part of the scheme was the conversion of 70/71 into two
reasonably sized three bedroom dwellings and as the main façade of these
properties had been the subject of unsympathetic alterations it was
disappointing that as part of the overall scheme the agent had failed to
undertake improvements to the external appearance of the buildings to achieve a
balance of design, style and proportion in keeping with the prevailing
character of the area.
·
As this was a relatively high density development the application should
have included details of landscaping/planting, particularly the boundary
treatment including information on walls/fences to be retained,
restored/improved or replaced.
On officers advice these
applications were withdrawn.
3.2 Agent then submitted draft amended
proposals which addressed the above concerns and focused on converting the
existing building(s) into three separate living units with a terrace of four
town cottages to the rear giving a total of seven units. He was advised that if
these amended proposals form the basis of an amended application(s) it was
likely to be supported by officers.
4. Development Plan Policy
4.1 National Policies are:
PPS1, PPG3, PP13 and PPG15.
4.2 The relevant Strategic Policies are:
|
· S1 |
- |
New development will be
concentrated within existing urban areas |
|
· S2 |
- |
Development will be encouraged
on land which has been previously development (Brownfield sites), … |
|
· S5 |
- |
Proposals for
development which on balance, ………… will be for the overall benefit of the
Island, by enhancing the economic, social and environmental position will be approved,
provided any adverse impacts can be ameliorated |
|
· S6 |
- |
All development will be
expected to be of a high standard of design |
|
· S7 |
- |
There is a need to
provide for the development of at least 8,000 units over the plan period……………
|
|
· S10 |
- |
In areas of designated
or defined …………historic value, development will be permitted only if it will
conserved or enhance the features of special character of these areas |
4.3 The relevant local planning policies
|
· G4 |
- |
General Locational Criteria
for Development |
|
· D1 |
- |
Standards of Design |
|
· D2 |
- |
Standards for
Development Within the Site |
|
· B6 |
- |
Protection and
Enhancement of Conservation Areas |
|
· B7 |
- |
Demolition of Non
Listed Buildings in Conservation Areas |
|
· B8 |
- |
Alterations and
Extension on Non Listed Buildings in Conservation Areas |
|
· H4 |
- |
Unallocated Residential
Development to be Restricted to Defined Settlements |
|
· H5 |
- |
Infill Development |
|
· H6 |
- |
High Density
Residential Development |
|
· TR7 |
- |
Highway Considerations
for New Development |
|
· TR16 |
- |
Parking Policies and
Guidelines |
|
· U11 |
- |
Infrastructure and
Services Provision |
5. Consultee and Third Party Comments
5.1 Internal Consultees
·
Area Highway Engineer raises no objection to the proposed development
but requests the imposition of appropriate conditions should the application be
approved. In support of this decision he has provided some detailed
observations, in which he says:
High Street, Brading (A3055) is within a 20 mph limit which due to the
width and horizontal/vertical alignment of this road is basically self
enforcing. As such visibility splays of only x = 2 metres by y = 33 metres are
required. Due to the width of the footway and favourable alignment of the road
at this point, splays in excess of this figure are achievable. There is also
adequate roadside boundary width to provide acceptable pedestrian visibility
splays. Proposed level of parking is suitable for this Zone 4 area and will not
result in any additional stress being placed on the surrounding streets in
terms of “on street” parking.
Conditions have been
recommended to provide a landscaping scheme to remove the possibility of any
more than the seven car parking spaces being provided and to stop
indiscriminate parking occurring, blocking the turning areas. A gate set back
condition has been included that, if they are provided, will allow adequate
space for vehicles to leave the highway prior to stopping to open the gates,
thus allowing continued free flow of traffic. Details of works at the junction
to ensure that the newly laid footway construction across the sites’ roadside
boundary is satisfactorily reinstated have been requested. Standard conditions
requesting detail of all access construction within the site, including surface
water drainage have also been recommended along with a “timing of occupation”
condition.
Area Highway Engineer has
briefly commented on the RSA and points out that the two minor issues
identified by the auditor were already covered by condition in the initial
recommendation. He maintains his recommendation to grant permission.
5.2 Town or Parish Council Comments
Brading Town Council
object to the applications for reasons that can be summarised in the following
terms.
·
Access point is in close proximity to the controlled pedestrian crossing
at the Bull Ring.
·
Vehicles entering and leaving the site would need to cross a busy
pavement area used by school children and people using nearby shops.
·
Visibility onto busy A3055 is “not good” which could cause a hazard to
users of the highway.
5.3 Others
There are three letters of objection
from local residents living in the immediate vicinity of the site who make a number
of points similar to those submitted by the local Town Council (see above) but
also object on grounds of loss of privacy and amenity due to overlooking, noise
pollution arising from vehicular movement and density of development.
6. Evaluation
6.1 There are a number of key
considerations in connection with the determination of these applications.
However, it is important to highlight several fundamental points.
·
Site is within the development envelope boundary and therefore in terms
of broad principle there is no objection to the redevelopment or further
development for residential purposes.
·
Site is within a designated Conservation Area and, as such, a duty is
imposed on the Council as Planning Authority to ensure that all new development
protects and enhances the character and amenities of the Area.
·
Numbers 70 and 71 High Street are not Listed Buildings but nevertheless
make a significant contribution to the character of the area in terms of scale
and height although the main façade has been damaged by unsympathetic
alterations and “improvements” over a period of time.
·
There is no sustainable objection to the demolition of various later
extensions/additions and outbuildings in order to facilitate the proposed
development.
6.2 Major determining factor in this application is the opportunity to renovate and upgrade the existing building(s) and use the area of land to the rear to provide seven units of accommodation in the form of affordable homes within a sustainable location close to local facilities and on a main public transport corridor.
6.3 Provision of affordable homes in this location may present an opportunity to local people to continue to live in the village while also improving the viability of local facilities mostly centred around the Bull Ring just a short distance away from the application site. Indeed, this scheme has a number of similarities with another application to convert and develop land to the rear of nos. 67 and 68 High Street, currently the local grocery (Londis) store, which was approved several months ago.
6.4 In terms of layout the limited selective demolition of later additions result in improvements to the existing access leading to a landscaped parking area between the proposed terrace and the existing building. This layout is satisfactory and makes provision for small garden areas to the rear of the proposed cottages while restricting “on site” car parking to a “one for one” basis which will limit the amount of vehicular traffic entering and leaving the site and is more than acceptable in this particular location, especially when giving appropriate weight to the current policy and relevant guidelines.
6.5 In design terms the installation of suitably proportioned sash windows at first floor level will benefit the building is visual terms and enhance the area and, if approved, an appropriate condition should be imposed requiring the submission of further details on this particular point which may eventually involve some improvements at ground floor level on the main façade. Small terrace at the rear of the site is of an appropriate scale and size in keeping with the character of the area with further interest created by a vertical “stagger” because of a fall across the site.
6.6 Clearly there is much to commend the proposed scheme but nevertheless there are objections from the Town Council and three local residents (see above). Principle concern would appear to be the access to the site, a view not shared by the Area Highway Engineer who does not consider that this represents a sustainable reason for withholding permission. In this respect it is important to take into consideration the following points.
· Existing premises already has a restricted although rarely used vehicular access off High Street.
· Number of “on site” parking spaces is limited to one per unit and there is no certainty that the provision of small affordable homes in such a sustainable location is necessarily going to attract car owners in every instance.
· Brading High Street is the subject of a 20 mph speed restriction.
· Visibility in either direction is good and more than adequate when taking into account the speed of vehicular traffic.
6.7 As expected Road Safety Audit confirms that there is no
sustainable objection to the use of this access to serve the proposed
development subject to two specific recommendations made in respect of minor
problems which they identified in connection with the use of this access which,
as previously recommended, can be dealt with by condition. These views fully
concur with the advice given by the Area Highway Engineer who raised no
objection to the proposed development subject to the imposition of appropriate
conditions if it was to be approved.
6.8 Area Highway Engineer had identified the (potential) problems
referred to in the RSA and recommended the imposition of standard conditions in
respect of details of the design/construction of the proposed access and the
requirement for a turning space within the curtilage of the site.
6.9 Officers continue to consider that there is no sustainable reason for refusing planning permission or additional/amended conditions.
7. Conclusion and Justification for Recommendation
7.1 In conclusion, in terms of the Governments initiative to make the “best possible use of urban land”, the need to protect and enhance the character and amenities of a designated Conservation Area and provide lower cost homes in a sustainable location, this application should be supported and it is recommended for conditional approval accordingly.
8. Recommendation
Conditional Approval.
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 |
The proposed courtyard area
between the existing buildings and the proposed terrace of four town cottages
should be laid out in accordance with the details shown on the approved plan
(drawing no. 613/01/06B) before any of the individual units, hereby approved,
are occupied and shall be retained as such thereafter. Reason: To ensure adequate off
street parking provision and in the interests of the amenities of the area to
comply with policies TR7 (Highway Considerations for New Development), D1
(Standards of Design) and D3 (Landscaping) of the Isle of Wight Unitary
Development Plan. |
|
3 |
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 Isle of Wight
Unitary Development Plan. |
|
4 |
Before the development hereby permitted
is commenced details of the width, alignment, gradient and drainage of the
proposed improved access shall be submitted to and approved in writing by the
Local Planning Authority. Development should 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 for New Development) of the
Isle of Wight 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 building(s) 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 Isle of Wight Unitary Development Plan. |
|
6 |
No development shall take place
until a schedule of landscape maintenance for a minimum period of five years
has been submitted to and approved in writing by the Local Planning
Authority. The schedule shall include
details of the arrangements for its implementation. Development shall be carried out in accordance with the
approved schedule. Reason: To ensure satisfactory long-term
maintenance of the landscaping of the [site/ development] and to comply with
policy D3 (Landscaping) of the Isle of Wight Unitary Development Plan. |
|
7 |
Before any work commences on site
full details of the alterations/improvements to the external fabric of the
existing building(s) including both ground
and first floor elements and the elevations of the proposed terrace of town
cottages, at a minimum scale of 1:50, showing all details shall be submitted
to and approved by the Local Planning Authority. Work shall be carried out in
accordance with the approved details. Reason: To secure a
satisfactory and sympathetic form of development in the interests of the
character of the area and to comply with policy B6 (Protection and
Enhancement of Conservation Areas) of the Isle of Wight Unitary Development
Plan. |
|
8 |
The doors and door/window frames
of the converted and new buildings shall be constructed of timber and shall
be painted in an appropriate colour in accordance with a scheme to be agreed
with the Local Planning Authority. Reason: To protect the character and appearance of
the existing building and to comply with policies B1 to B8 (Listed Buildings
and Conservation Areas) 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 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: To safeguard the amenities of the locality
and to comply with policy D1 (Standards of Design) of the Isle of Wight
Unitary 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
windows/dormer windows (other than those expressly authorised by this
permission) shall be constructed. Reason: To safeguard the amenities of the locality
and to comply with policy D1 (Standards of Design) of the Isle of Wight
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
addition or alteration to the roof of the dwelling hereby approved (including
the addition of windows) shall be made. Reason: To safeguard the amenities of the locality
and to comply with policy D1 (Standards of Design) of the Isle of Wight
Unitary Development Plan. |
|
12 |
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 Isle of Wight
Unitary Development Plan. |
|
13 |
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 Isle of Wight Unitary Development Plan. |
|
14 |
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. |
|
15 |
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 gates that are set back a minimum
distance of five 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. |
|
16 |
No development shall take place
until full details of both hard and soft landscaping works have been submitted
to and approved in writing by the Local Planning Authority. No dwelling
hereby permitted shall be occupied until these works have been carried out in
accordance with the approved details and the approved works shall be retained
thereafter. These details shall include provision to restrict parking on site
to seven car parking spaces, hard and soft surfacing materials, extent of
hard and soft landscaping, proposed and existing functional services above
and below ground. Reason: To ensure that parking provision within the
site is limited to seven spaces and to comply with Policies TR16 and TR7
(Highway Considerations) of the Isle of Wight Unitary Development Plan. |
Second Recommendation
That a letter be sent to the applicant’s agent drawing attention to condition 7 and advising him that in future small scale elevational drawings will not be acceptable and may result in the application being invalidated; referring him to the notes for guidance produced for applicants an agents when submitting applications
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Reference Number: P/01728/06
- CAC/02459/G Joint Report P/01727/06 – TCP/02459/H Parish/Name:
Brading - Ward/Name: Brading and St Helens Registration Date:
10/07/2006 - Conservation Area Consent Officer: Mr C
Hougham
Tel: (01983) 823552 Applicant:
Hepburns Town & Country Planning Partnership Conservation Area Consent for demolition of single storey
extension & outbuilding in connection with conversion of dwelling into 3
separate living units; residential
development of 4 terraced houses with parking & alterations to vehicular
access, (revised scheme) 70 and 71, High Street, Brading, Sandown, PO360DG The application is recommended for Conditional Permission |
Conditions/Reasons:
|
1 |
P06 |
The works hereby authorised shall
be begun not later than [3] years from the date of this consent. Reason: As required by s18 Planning (Listed Buildings
and Conservation Areas) Act 1990 (as amended). |
|
2 |
P05 |
The works of demolition hereby
authorised shall not be commenced until a binding contract for the carrying
out of the works of redevelopment of the site has been entered into and planning
permission has been granted for the redevelopment for which the contract
provides. Reason: In order to protect the special character
of the area and to prevent the site remaining vacant for a significant period
of time and to comply with policies B1 to B8 (Listed Buildings and
Conservation Areas) and D1 (Standards of Design) of the IW Unitary
Development Plan. |
BILL MURPHY
Head of Planning Services