REPORT OF THE HEAD OF PLANNING SERVICES TO DEVELOPMENT CONTROL COMMITTEE

SITE INSPECTION – 12 MARCH 2004

 

 

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TCP/26055   P/02523/03  Parish/Name:  Newport

Registration Date:  17/12/2003  -  Outline Planning Permission

Officer:  Miss. S. Gooch           Tel:  (01983) 823568

 

Outline for a detached house; formation of vehicular access

8 Redwing Close, Newport, Isle Of Wight, PO305SW

 

REASON FOR COMMITTEE CONSIDERATION

 

Local Member, Cllr V Morey, contacted the office concerned with regard to limited space available and overlooking of neighboring gardens.

 

PROCESSING INFORMATION

 

This is a minor application, the processing of which has taken eleven weeks to date and has gone beyond the prescribed eight week period for determination of applications due to the need for committee consideration.

 

LOCATION AND SITE CHARACTERISTICS

 

Proposal is set within a cul-de-sac comprising of a small cluster of dwellings forming part of the Carisbrooke Estate.  Dwellings comprise of 1970’s style semi detached properties and detached bungalows.  Forward of the proposed site is a double detached garage one half of which serves number 8.  Site is currently within the amenity space for number 8 and within the development envelope.

 

RELEVANT HISTORY

 

TCP/16228/Y – Consent granted April 1980 for 28 houses and 15 bungalows (Phase V), Plots 104 – 146 inclusive.

 

DETAILS OF THE APPLICATION

 

Outline planning permission is sought for a detached house and formation of vehicular access.   Matters to be taken into consideration at this stage are the siting and means of access with all other matters received for subsequent approval.    Proposal will sit in the amenity space North of number 8 and will have a plot size of approximately 10.50 metres wide by 17 metres deep.  Existing garage for number 8 will be transferred to the new plot and a new drive will be formed to a vehicle/garage space, between the existing dwelling and proposed dwelling, to serve number 8.

 

DEVELOPMENT PLAN/POLICY

 

Relevant policies of the Unitary Development Plan are considered to be as follows:

 

            S1      New development will be concentrated within existing urban areas

 

S7      There is a need to provide for the development of at least 8000 housing units over the plan period.  While a large proportion of this development will occur on sites with existing allocations or planning approvals, or on currently unidentified sites, enough new land will be allocated to enable this target to be met and to provide a range of choice and affordability

 

            G1      Development Envelopes for Towns and Villages

 

            G4      General Locational Criteria for Development

 

                      D1         Standards of Design

 

            D2      Standards for Development within the Site

 

                      H5          Infill Development

 

            TR7   Highway Consideration for New Development

 

CONSULTEE RESPONSES

 

Highways Engineer raises no objections providing appropriate conditions are imposed.

 

PARISH/TOWN COUNCIL COMMENTS

 

Not applicable.

 

THIRD PARTY REPRESENTATIONS

 

Nine letters of objections received from neighbours raising issues which can be summarised as follows:

 

 

 

 

 

 

 

 

 

 

CRIME AND DISORDER IMPLICATIONS

 

No crime and disorder implications are anticipated

 

EVALUATION

 

Determining factors in considering application are whether site is of adequate size to accommodate development compatible with the surroundings and whether proposal would detract from the amenities of the area and neighbouring occupiers.

 

Policy H5 states that ‘Planning applications for infill residential development within development envelopes will only be approved where they will not unduly damage the amenity of neighboring property and the surrounding area.  Where, in the opinion of the Council, an infill development would lead to an unacceptable loss of amenity to the surrounding area, the application will be refused or required to be appropriately modified.

 

The area comprises of semi detached dwellings and bungalows however no definitive pattern of development.  I am satisfied that site is of adequate size to accommodate an additional dwelling and the mix of dwellings in the area provide a degree of flexibility as to how this could be achieved.  In this respect, whilst submitted plans show a detailed dwelling, I consider that it may be more desirable to link the new house to the existing dwelling.  This would be achieved by provision of a car port or garage between the dwellings and would maintain what is considered to be an acceptable layout and provision of parking facilities.  Proposal would be an adequate distance from neighbouring properties and would be unlikely to leave any adverse impacts.  In terms of overlooking and loss off privacy proposal does not include design and therefore type of dwelling, position of windows and rooms is not currently known, however, this would be dealt with when considering an application for Approval of Reserved Matters or detailed permission.

 

After various discussions Agent has now submitted further plans showing a possible layout with a linked garage. The garage would be for the use of number 8. I am of the opinion that this is a more appropriate form of development providing a more suitable arrangement.

 

Objection received about inaccurate plans, however after taking various measurements on site I am of the opinion that the submitted ordnance survey plans provide a relatively realistic and accurate portrayal of dwelling and amenity space surrounding it.  The statement about the application 'is for profit' cannot be taken into account as this is not a planning consideration.

 

Concerns have been raised that proposal will seriously affect the drainage as it runs underneath.  However, this could be dealt with by the Building Control Department.

 

Taking into account no objections were received by the Highways Department I am of the opinion that proposal would not be likely to have a significant effect on the safety of all road users.

 

HUMAN RIGHTS

 

In coming to this recommendation to grant planning permission consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights. The impacts this development might have on the owners/occupiers of other property in the area and other third parties have been carefully considered. Whilst there may be some interference with the rights of these people, this has to be balanced with the rights of the applicant to develop the land in the manner proposed. Insofar as there is an interference with the right of others it is considered necessary for the protection of the rights and freedom of the applicant. It is also considered that such action is proportional to the legitimate aim of the Council’s Unitary Development Plan and in the public interest.

 

JUSTIFICATION FOR RECOMMENDATION

 

Having given due regard and appropriate weight to all material considerations referred to in this report, I am satisfied that the proposal will not have a detrimental impact on the environment, neighbouring properties or detract from the visual amenities and character of the locality.  In view of the above the proposal is considered to satisfy policies D1 (Standards of Design), H5 (Infill Development), TR7 (Highway Consideration for New Development) and G4 (General Locational Criteria for Development) of the Isle of Wight Unitary Development Plan.

 

            RECOMMENDATION – APPROVAL

 

Conditions/Reasons:

 

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Time limit - outline   -   A01

 

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Time limit - reserved   -   A02

 

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Approval of the details of the design and external appearance of the building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.

 

Reason:  In order to secure a satisfactory development and be in accordance with Policies S6 (Standards of Design), D1 (Standards of Design), D2 (Standards of development within this site), D3 (Landscaping), TR7 (Highway Consideration for New Development) of the IW Unitary Development Plan.

 

4

No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected.  The boundary treatment shall be completed before the building is occupied.  Development shall be carried out thereafter in accordance with the approved plans.

 

Reason: In the interests of maintaining the amenity value of the area to comply with Policy D1 (Standards of Design) of the IW Unitary Development Plan.

 

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No building shall be occupied until the means of vehicular access thereto has been constructed in accordance with the approved plans.

 

Reason: To ensure adequate access to the proposed development and to comply with Policy D1 (Standards of Design) of the IW Unitary Development Plans.

 

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The existing garage and additional parking hereby permitted shall be kept available at all times for the parking of cars and no trade or business shall be carried out therefrom.

 

Reason: In the interest of the amenities of the area in general and adjoining residential property in particular and to comply with Policy D12 (Standards of Design) of the IW Unitary Development Plan.

 

7

The dwelling constructed pursuant to this outline shall be a link detached house, attached to 8 Redwing Close by way of a garage or car port.

 

Reason: In the interests of the amenities and character of the locality and to comply with Policies G4 (General Locational Criteria for Developments) and D1 (Standards of Design) of the Isle of Wight Unitary Development Plan.

 

 

 

 

 

ANDREW ASHCROFT

Head of Planning Services