REPORT OF THE HEAD OF PLANNING SERVICES TO DEVELOPMENT CONTROL COMMITTEE

SITE INSPECTION – 22 APRIL 2005

TCP/19614/C P/00153/05 Parish/Name: Fishbourne

Registration Date: 26/01/2005 - Full Planning Permission

Officer: Mr. M. Grantham Tel: (01983) 823570

Alterations; conversion of garage into study; single storey extension to form replacement garage and enlarge hall (revised scheme)

2 Alma Cottages, Fishbourne Lane, Ryde, PO334EU

REASON FOR COMMITTEE CONSIDERATION

The Local Member, Councillor E Fox has requested that this application is reported to Committee due to considerable local concern at the impact of the proposal on the existing pair of cottages and the special characteristics of the area around “The Green”.

PROCESSING INFORMATION

This is a minor application, the processing of which will have taken eleven weeks to the date of the committee meeting. The application has exceeded the prescribed eight week period for the determination of planning applications due to the need for committee consideration.

LOCATION & SITE CHARACTERISTICS

Application relates to a Victorian semi detached property located in a quiet lane. Other properties in the locality are of mixed types and styles.

The site rises slightly from the road and is fairly open to the front. The application property is set back from the road with gravelled parking area to the front. There is a vehicle driveway between the site and the adjacent property which gives good spacing between the two properties.

RELEVANT HISTORY

TCP 19614 B, Alterations; conversion of garage into study; single storey extension to form replacement garage & enlarge hall; single storey extension to enlarge sitting room - refused April 2004.

DETAILS OF APPLICATION

The revised application seeks consent for the conversion of the existing garage to extra living accommodation and the construction of a replacement pitched roof garage to the front of the existing garage coming level with the front existing wall of the property. There is also a small addition between the proposed garage and the main dwelling to create a larger hallway and entrance.

DEVELOPMENT PLAN/POLICY

Site is located within the development envelope boundary. Relevant Unitary Development Plan policies are as follows:

S6 – All development will be expected to be of a high standard of design

D1 – Standards of design

H7 - Extension and Alteration of Existing Properties

G4 – General locational criteria for development

TR7 – Highway Considerations for New Development

CONSULTEE RESPONSES

Highway Engineer confirms there are no highway implications.

PARISH/TOWN COUNCIL COMMENTS

None.

THIRD PARTY REPRESENTATIONS

The application has attracted six letters of objection from the occupants of four properties. The points raised are summarised as follows:

Proposal out of keeping with the existing property and the immediate location, detrimental to the existing cottage and “The Green”.

Affects symmetry, out of scale and character with cultural and architectural balance of properties.

Overdevelopment of the site.

Loss of light and privacy and overlooking of the adjacent property, intrusive.

Concerns over the publicity of the application.

Additional letter received from local resident objecting to proposal stating the proposal remains very similar to originally refused application. Other grounds of objection relate to fact that property has already been extended and reference is made to permitted development allowance for semi-detached properties. Objection also raised on grounds of insensitive design which adversely impacts on character of pair of semis and development surrounding green in general. Additionally proposed front extension will have effect on adjoining property by reason of tunnelling effect adversely affecting daylight and sunlight quality to entrance to dwelling.

CRIME AND DISORDER IMPLICATIONS

No crime and disorder implications are anticipated.

EVALUATION

Determining factors are policy considerations, amenities currently enjoyed by adjoining property occupiers and how the development will impact on the character of the original dwelling and the amenity of the area.

With regards to the neighbouring property and concern relating to the loss of light and amenity, given the position of the neighbouring door and window on the elevation facing the proposal and the distance between, I am satisfied that the proposal presents a minimal impact on the adjacent property.

With regard to concerns relating to a detrimental impact on the locality, there is a mix of properties in the area. Given the design and position of the proposed single storey garage with pitched roof that would not project forward of the front wall of the property, provided that appropriate matching materials are used and after “weathering in”, there would be no detrimental impact on the character of the area or the property itself and the proposal could not be considered to be overdevelopment.

Regarding concerns over the publicity for the application, I am satisfied that adequate publicity has been carried out.

Reference to permitted development rights are not directly relevant to proposal which must be considered on its own merits. Impacts on both locality and adjoining residential occupiers have already been addressed.

HUMAN RIGHTS

In coming to this recommendation to approve 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 properties 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 rights 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, the proposed development is acceptable, subject to the use of appropriate materials in accordance with policy.

RECOMMENDATION – APPROVAL

Conditions/Reasons:

1	Time limit - full - A10

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.

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 in the north elevation of the development hereby approved.

Reason: In the interests of the character and amenities of the area and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.

TCP/26052/B P/01400/04 Parish/Name: Ryde

Registration Date: 13/07/2004 - Outline Planning Permission

Officer: Mr. P. Stack Tel: (01983) 823575

Demolition of warehouse and workshop; outline for 7 houses and alterations to vehicular access (revised scheme) (readvertised application)

land rear of St Leonards - Cornerways, Binstead Road, Ryde, PO33

Application considered at meeting held on 15 February 2005 and deferred by Members to allow an opportunity to negotiate a reduction in density and possible improvements to access. Agent has requested that application, as previously considered, be formally presented to Members for determination. Therefore, previous report considered by Members is reproduced accordingly.

REASON FOR COMMITTEE CONSIDERATION

Report requested by Local Member, Councillor Fox, as he considers application raises important issues concerning highways and potential impact on adjoining residents.

PROCESSING INFORMATION

This is a minor application, the processing of which has taken 8 months to date. This is principally due to negotiation and submission of revised plans, the need for additional information to be submitted by the agent deferral from previous Committee and request by the Local Member for Committee determination.

LOCATION AND SITE CHARACTERISTICS

This irregularly shaped site is located on southern side of Binstead Hill, almost directly opposite Binstead Garage and which immediately abuts former Binstead Bakery site which has been residentially redeveloped. Site presently comprises two large vacant industrial/commercial buildings which are served by existing access between properties fronting Binstead Hill.

RELEVANT HISTORY

Application seeking outline consent for nine houses was refused in March 2004 under delegated procedure. Reasons for refusal related to excessive density of development giving rise to overlooking, loss of outlook and having over bearing impact on surrounding environment. Further reason for refusal related to inadequate and deficient detail in respect of highway visibility splays and detail in respect of capacity of existing drainage system to accept additional load.

Resubmission again seeking outline consent for nine houses was refused under delegated powers in May 2004. Reasons for refusal again related to excessive density of development and inadequate detail in respect of drainage systems. Highway reason for refusal was not included within this decision.

DETAILS OF APPLICATION

This is outline submission with siting and means of access to be determined at this stage.

Originally submitted proposal proposed eight houses however, following negotiation scheme has been revised to scheme for seven houses involving a terrace of five dwellings and two detached units.

Terraced units will be located along eastern boundary of site which abuts car park area rear of Fleming Arms. Two detached units will be located towards eastern half of site. Development would utilize shared forecourt surface and provide eight off street parking spaces.

Site will be served by existing drive which previously served commercial premises between existing properties fronting Binstead Hill.

Following deferral, agent has requested formal determination by Members and a copy of his letter is appended to this report.

DEVELOPMENT PLAN/POLICY

Site is located within development envelope boundary for Ryde as identified on Unitary Development Plan.

Relevant Policies are as follows:

S1 – New development will be concentrated within existing urban areas.

S2 – Development will be encouraged on land which has been previously developed (brown field sites).

S4 – Countryside will be protected from inappropriate development

G1 – Development Envelopes

G4 – General Locational Criteria for development

D1 – Standards of Design

H4 – Unallocated Residential Developments to be restricted to define settlements.

TR7 – Highway Considerations for new development

E3- Resist developments for allocated employment land for other uses.

TR3 – Locate development to minimize need to travel

U11 – Infrastructure and services provision

CONSULTEE RESPONSES

Contaminated Land Officer wishes standard condition be imposed concerning site investigation to assess potential contamination.

Highway Engineer wishes standard conditions be imposed should consent be granted.

Southern Water have been consulted on drainage arrangements and their comments are awaited.

PARISH/TOWN COUNCIL COMMENTS

Not applicable.

THIRD PARTY REPRESENTATIONS

In respect of original submission six letters were received from local residents and business. Main points of objection are summarized as follows:

· Proposal represents over development of site

· Increase in noise

· Development out of character with locality

· Loss of trees

· Inadequate drainage capacity

· Detrimental impact on highway and pedestrian safety

· Potential over shadowing of adjoining properties

· Poor access arrangements

· Increased disturbance

· Accessibility for emergency vehicles

· Boundary treatments

· Adverse ground conditions

Following revised submission application re-advertised and seven letters were received from local residents and business again raising similar issues to those outlined in previous paragraph.

Additional letter received from local resident making point that in previous discussions on this application reference was made to development of a brownfield site. Writer points out that part of site is currently garden space to property fronting Binstead Road. Writer considers that if development was restricted to industrial area density would be reduced in terms of numbers thereby resulting in more acceptable residential development. Photographs are attached showing extent of brownfield site and adjoining garden area. Letter also circulated to Members of Committee.

CRIME AND DISORDER IMPLICATIONS

No crime and disorder implications are anticipated.

EVALUATION

Proposal represents opportunity to provide residential development within previously developed land within development envelope in sustainable location. In principle therefore, proposal complies with Central Government advice on housing (PPG3) and relevant Local Authority UDP guidelines. Whilst proposal does result in loss of former employment site to which Policy E3 seeks to retain, it is not clear as to the level of employment site offered in past and in any event loss of employment land in this location would not compromise overall employment potential of area and indeed this policy did not figure in previous reasons for refusal and is not considered appropriate to reach different view on this issue now.

Principle of residential development has not been questioned in previous refusals issued on this site and proposal should be looked at in detail in order to assess appropriateness of development for locality and assess whether or not current revised scheme overcomes previous reason for refusal relating principally to over development and insufficient details in respect of drainage.

Development of site with seven dwelling units would result in density of some 50 units per hectare which is top end of suggested density guidelines contained within PPG3. Layout is similar to previously refused scheme and therefore no objection in principle can be raised to layout. In any event, given orientation of buildings and distances from adjoining development is not considered that any sustainable objection can be raised in terms of likely impacts on residential amenity.

In terms of highway and parking arrangements, site is located within parking zone 3 which requires a maximum of 75% of normal parking provision and on site provision of eight spaces complies with zonal requirements. Given Highway Engineer comments refusal on highway or associated grounds would be unreasonable and in my view unsustainable on appeal.

In respect of drainage, capacity check has been carried out by civil engineers acting on behalf applicant report suggests installation of hydro brake to control rate of flow into sewer to ensure that it is not greater than the contributing flows. Further more the amount of surface water flow entering combined public sewer can also be controlled and the use of hydro brake will in fact reduce rate of flow entering sewer when development is completed.

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 rights 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 consideration referred to in this report I am of the opinion that the application site is capable of accommodating seven dwelling units as proposed without impacting significantly on neighbouring properties, highway safety or character of area in general. Proposal is therefore consistent with relevant policies of the Isle of Wight Unitary Development Plan.

RECOMMENDATION – APPROVAL (REVISED SCHEME)

Conditions/Reasons:

1	Time limit - outline - A01

2	Time limit - reserved - A02

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 the Site), D3 (Landscaping), TR7 (Highway Consideration for New Development) of the IW Unitary Development Plan.

Details of roads, etc, design and constr - J01

No dwelling shall be occupied until the parts of the service roads which provide access to it have been constructed, surfaced and drained in accordance with details which have been submitted to and approved by the Local Planning Authority].

Reason: To ensure an adequate standard of highway and access for the proposed dwellings and to comply with policy TR7 (Highway Considerations) of the IW Unitary Development Plan.

Visibilty splays of x = 2 metres and y= 90 metres dimension shall be constructed prior to commencement of the development hereby approved and shall be maintained thereafter.

Reason: In the interests of highway safety and to comply with Policy TR7 (Highway Considerations) of the IOW Unitary Development Plan.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification), no gates shall be erected other than those expressly authorised by this permission/other than gates that are set back a minimum distance of 5 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.

No part of the development hereby permitted shall commence until there has been submitted to and approved in writing by the Local Planning Authority:

· A desk-top study documenting all previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 & 3 and BS10175: 2001;

and, unless otherwise agreed in writing by the Local Planning Authority,

· a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk-top study in accordance with BS10175: 2001 – “Investigation of Potentially Contaminated Sites – Code of Practice”;

and, unless otherwise agreed in writing by the Local Planning Authority,

a remediation scheme to deal with any contaminant including an implementation timetable, monitoring proposals and a remediation verification methodology. The verification methodology shall include a sampling and analysis programme to confirm the adequacy of decontamination and an appropriately qualified person shall oversee the implementation of all remediation.

Reason: To protect the environment and prevent harm to human health by ensuring that where necessary, the land is remediated to an appropriate standard in order to comply with Part IIA of the Environmental Protection Act 1990.

The construction of buildings shall not commence until the investigator, identified in Condition No.8, has provided a report, which shall include confirmation that all remediation measures have been carried out fully in accordance with the scheme. The report shall also include results of the verification programme of post-remediation sampling and monitoring in order to demonstrate that the required remediation has been fully met. Future monitoring proposals and reporting shall also be detailed in the report.

No dwelling hereby permitted shall be occupied until space has been laid out within the site and surfaced in accordance with details that have been submitted to and approved by the Local Planning Authority in writing for 9 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.

TCP/22370/C P/02070/04 Parish/Name: Ryde

Registration Date: 25/10/2004 - Reserved Matters

Officer: Mr. J. Fletcher Tel: (01983) 823598

Demolition of factory buildings; residential development of 58 houses & 3 storey block of 8 flats with parking/garages & associated access roads, (aorm) (Application to be determined by Development Control Committee) (revised plans)

east of Winston Close/north of Grange Avenue existing industrial site south of, Sherbourne Avenue, Ryde, PO33

REASONS FOR COMMITTEE CONSIDERATION

This is a reserved matter application following the granting of an outline consent it is therefore a major submission in excess of 20 units requiring determination by the Committee.

PERFORMANCE INFORMATION

Application was received in October 2004 and will have taken seventeen and a half weeks to the date of the Committee meeting. Application has exceeded the prescribed thirteen week period for determination of major planning application due to a need to carry out negotiation on detail issues and the need for Committee consideration.

LOCATION AND SITE CHARACTERISTICS

Former industrial site having a total area of approximately 2.5 hectares. Site is rectangular in shape although omits the existing former single storey warehouse building and parking area. Site is accessed off Sherbourne Avenue which is an adopted highway consisting of carriageway, grass verges and footpaths. Area is characterised mainly by residential development to the south west and north and has Mayfield C of E Middle School abutting in part its northern and eastern boundaries.

Site has recently been the subject of demolition and site clearance having now been cordoned off with a view to its future residential development.

Site accessed off the southern end of Sherbourne Avenue. Existing landscape features on the site are restricted to boundary trees within the site but abutting the eastern boundary and partially within and partially adjacent to the southern boundary within the garden areas are the properties which front Grange Avenue further to the south.

In terms of adjacent development the following applies:

Abutting northern boundary in part are properties 36 and 37 Sherbourne Avenue with the remainder being the Mayfield C of E Middle School.

Abutting the eastern boundary in part is the playing fields of the Mayfield C of E Middle School with the remainder being the curtilage of flats 9 to 19 and 21 to 31 Mountbatten Drive.

Abutting southern boundary are the rear gardens of properties 2 to 30 Grange Avenue.

Abutting the western boundary are properties 4 and 5 Winston Close and rear garden of properties which front Winston Avenue.

Site is virtually level apart from an embankment along the western boundary where the site slopes down and within that embankment is an area of trees and scrub.

RELEVANT HISTORY

Outline consent granted for residential development accessed off Sherbourne Avenue; increased site area to include community building and open space area between Sherbourne Avenue and Winston Close. That consent was granted in June 2004 and was subject of a legal agreement. That legal agreement covered the following:

Ensuring relocation of former industrial premises to Westridge Business Park to ensure proposal will result in no loss of employment.

The payment of an education contribution of £100,000.

The transference to the local community of the existing single storey industrial building in the north western corner of the site along with the proposed surrounding open space area.

Provision of a small area of land in the north eastern corner abutting the school to be used in conjunction with the adjoining education use.

The provision of affordable housing as an appropriate proportion of the overall development.

Members are advised that a thorough check has been made of the legal agreement in respect of affordable housing provision and this has revealed that there are three plans attached to that agreement with one of those plans showing an indicative layout of dwellings which differs from the current application. This plan has been signed by all parties however it is important to note that there is no hatching on that plan which identifies any specific location of affordable housing on the site. There is also no reference in the text of the agreement to any hatched area being the location of affordable housing properties. The text within the agreement provides that an affordable housing scheme shall be submitted to the Council prior to implementation of the development and such scheme shall "include a timetable and programme relating to tenure phasing and location of the affordable housing."

That approval is also subject of a number of conditions the most significant of which are itemised as follows:

Submission of a detailed foul and surface water sewage system.

Provision of a parking standard on site not to exceed 1.5 spaces per unit.

Submission of details of all boundary treatments.

Access shall be off the existing access in the north western corner of the site and pedestrian vehicular access shall be made into the north eastern boundary linking the school with the residential roads.

Details shall be submitted providing traffic calming for the whole length of Sherbourne Avenue in compliance with advice contained within Design Bulletin 32.

DETAILS OF APPLICATION

This is a Reserved Matter application following the issuing of the abovementioned outline consent and indicates a total of sixty six dwellings in a mixture of two, to three storeys in height all accessed off Sherbourne Avenue. In detail proposal consists of the following:

Open Market Housing

Two bed units - 11 no.

Three bed units - 35 no.

Four bed units - 7 no.

Sub total: - 53 no.

Affordable Housing

One bed units - 2 no.

Two bed units - 8 no.

Three bed units - 2 no.

Four bed units - 1 no.

Sub total: - 13 no. (11 rented 2 shared ownership)

Total: 66

Parking Provision

97 allocated spaces including 28 garages

14 visitors spaces

Total: 111

Dwellings are in the main two storeys in height with exceptions being the occasional focal building within street scenes which are either 2.5 or three storeys in height.

The affordable housing units are located in the south western area of the site and includes a block of three/two storey flats with the two storey element forming the western wing where it is in close proximity to the properties which adjoin the site in Winston Close.

The proposed access road off Sherbourne Avenue serves most of the site and has a number of traffic calming features in the form of pinch points and tight radius curves with the remaining road layout being in the form of a shared surface block paved road. Proposal provides for four small scale parking courts accessed under bridging units. All garages have individual parking spaces to their fronts providing those properties with effectively two parking spaces. Proposal provides for retention of all existing boundary trees along with additional boundary tree planting. Boundary treatments have been carefully considered particularly the southern boundary with the parking areas being pulled away from those boundaries to allow for the planting of the boundary trees. Within the residential element of the proposal is a hard paved open space area with two feature trees centrally located on the site linking the shared surface cul-de-sac with the main estate road.

In terms of the area around the community learning centre building in the north western corner this is indicated as public open space with the existing treed area which abuts the western boundary being retained along with additional tree planting within the proposed public open space. The area of the land to the west of the proposed affordable flats to be fenced off through to the western boundary including the banking.

Traffic Calming

Proposal indicates table top traffic calming feature at junction of Sherbourne Avenue with Maybrick Road and, following negotiations, a speed reducing pinch point at northern end of Sherbourne Avenue. This pinch point will not be raised but will reduce width to 3.5 metres.

Drainage

Foul Drainage

Submitted details indicate a new foul sewer connection to the existing foul sewer in the adjoining playing fields to the north east of the site. This foul sewer passes through Mayfield Middle School land which then connects to an existing foul sewer to the south of St. Vincents Road. The scheme also involves upsizing of the existing sewer between the junction of Ringwood Road/Binstead Road and opposite Stonepitts Binstead Road. This upsizing involves a 78 metre length of existing sewer to be upsized from 225 mm to 800 mm diameter and a 79 metre length of 225 mm sewer to 1000 mm diameter. It is understood that this is necessary as this sewer is a combined sewer and the upsizing of the pipes are required to attenuate flow. It is also understood that Southern Water will carry out these works but they will be paid for by the applicants.

Surface Water Drainage

Surface water drainage has been more difficult to resolve. Following consultation with both the Councils Highway Department and Southern Water it was clear that the existing sewer in Sherbourne Avenue could not be used. In view of this situation applicants have considered alternative discharge routes for the surface water drainage. The end result is that surface water run off will now be via a new sewer to cross the open space area and following attenuation will then run along Winston Close and Winston Avenue connecting to an existing surface water sewer at junction of Winston Avenue and Wellington Road. Part of the surface water sewage system within the site is in the form of oversized pipes required to attenuate flow. These sewers will be 900 mm diameter where they run under the proposed roads to be increased to 1500 mm in diameter where it crosses the open space. Prior to its discharge into the new sewers in Winston Close/Winston Avenue surface water will flow into a hydro brake flow control man hole. All sewers will be adopted by Southern Water including the surface water sewer that crosses the open space area. It is my understanding that a drainage easement will be incorporated within any conveyance of the open space area to the local community group. The applicants have submitted a section of the sewer where it passes under Winston Close and Winston Avenue which indicates that the design and gradient of the sewer in these roads have taken due account of the gradient of the sewer will be effectively flowing against the gradient of part of the road in Winston Avenue.

DEVELOPMENT PLAN/POLICY

National policies covered in PPG 3 - Housing as follows:

· Provide wider housing opportunity and choice including better mix of size, type and location of housing

· Give priority to reusing previously developed land within urban areas taking pressures off greenfield sites

· Create more sustainable patterns of development ensuring accessibility to public transport, jobs, education, health facilities etc.

· Make more efficient use of land by adopting appropriate densities with 30 to 50 units per hectare quoted as being the appropriate levels of density with even greater intensity of development being appropriate with good public transport, accessibility such as town centre sites

· Emphasise the need for good quality designs

· New housing development should not be viewed in isolation but should have regard to the immediate buildings of the wider locality

· More than 1.5 parking spaces per dwelling unlikely to reflect governments emphasis on sustainable residential development

Also requires the provision of an element of affordable housing where appropriate thresholds have been exceeded.

Site is within Zone 3 of the Councils parking policy thus requiring parking provision that shall not exceed 0 to 75% of parking guidelines.

Local Plan Policies

Relevant local plan policies are as follows:

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

TR16 - Parking Policies and Guidelines

TR7 - Highway Considerations for New Development

TR6 - Cycling and Walking

U 11 - Infrastructure and Services Provision

U2 - Ensuring Adequate Education and social community facilities