This application was considered by the Committee at the last meeting when it was deferred in order to seek clarification of the rights of access by adjoining property owners.

Representations

Highway Engineer points out that access is extremely restricted, approximately 2 metres but requires details of how demolition/construction works will be carried out.

Environmental Health Officer - no adverse comment.

Contaminated Land Officer suspects possible contamination of site and recommends conditions if approved.

Two letters of comment from local neighbours pointing out that some windows in the proposed development open over the access road questioning road safety; questions how emergency services might access the site if necessary, questioning how buildings will be removed and how construction may ensue, both bearing in mind the restrictive access; questioning adequacy of sewerage and questioning the provision of parking and turning on the site and possible obstruction to the rear of properties adjoining.

Evaluation

This is an irregularly shaped site located behind properties fronting the western side of High Street and behind the library fronting Victoria Avenue. A former printing works, the buildings are a mix of red brick with corrugated steel sheeting and only one of the buildings is of good order in terms of its appearance. Access to the site is off Victoria Avenue, a narrow access lane of a minimum of 2 metres in width but metalled joining Victoria Avenue about 20 metres from the junction of Victoria Avenue with High Street. Many of the buildings adjoin the eastern boundary of the site, those properties fronting High Street are tall and abut the eastern boundary of the site and there are two or three small yard areas with access off the application site. The buildings on the application site are no longer in use.

To the east, the library site there is also a rear access yard with vehicular access off Victoria Avenue. The rear of the existing buildings on the application site abut the common boundary.

The proposal is to clear the site and redevelop it with two storey cottage buildings, seven in number comprising kitchen/dining area and lounge on ground floor with two bedrooms and bathroom over, constructed in masonry, finished in facing bricks with some parts of the first floor clad in tiles. The site layout shows the buildings to be laid out in a slightly different form from those they replace covering a slightly reduced area, each dwelling having a private but compact yard area and each looking onto the landscaped and communal courtyard area.

Whilst abutting the western boundary, the buildings do contain some windows serving the kitchen, two bathrooms and a bedroom in two of the units but these windows face into the yard abutting the library rather than any other residential property.

Determining factors are considered to be policy and principle, effect on adjoining properties and matters relating to access and parking.

In terms of policy and principle, this development comprises the redevelopment of a "brown field" site close to the town centre for much needed residential units.

In design terms this is a stand alone development and therefore need not relate directly to adjoining properties but its appearance is quite acceptable, resulting in a compact and intimate residential atmosphere.

In terms of effect on adjoining properties, much of the adjoining is not in residential use and the proposed buildings replace existing although the northern most dwellings are higher than those which they replace. However, the nearest building which might be affected would be the comparatively recently constructed hostel off Victoria Avenue which might be affected by one bedroom window and the possible dominating effect of a two storey building within a distance of approximately 4 metres. This is not considered sufficient to affect the building sufficiently to warrant rejection.

Turning to access, this is narrow and in a position where any increased use could cause a serious traffic hazard, being located at or adjoining the traffic lights in Victoria Avenue. It is anticipated by the developers that access to the dwellings will be via foot only and that there will be no parking provision in this centrally located site. Access presently exists to the rear of some of those properties fronting High Street and therefore it would not be possible to eliminate vehicular access altogether but hard and soft landscaping within the courtyard area could be used to preclude parking allowing only essential access. Adjoining properties have rights of access over the site and therefore the access lane cannot be permanently closed off. It can, however be restricted, by, for example, lockable bollards to enable those with rights of access to gain occasional access to the rear of their properties and for emergencies.

In summary the re-use of this site for residential purposes is considered appropriate and, subject to appropriate conditions, is recommended for approval.

Reason for Recommendation

Having given due regard and appropriate weight to the material considerations as described in the Evaluation section above, the re-use of this brown field site for residential purposes within the town centre is considered appropriate in terms of density and inter-relationship with adjoining buildings consistent with UDP policies regarding housing and the re-use and economic use of land within development envelopes.

                       Recommendation - Approval

Conditions/Reasons: