This application was due to be determined under the delegation system but the Local Member has requested its consideration by the Development Control Committee.

Representations

Shanklin Town Council object on grounds of overdevelopment.

Environmental Health Officer - no adverse comment and the Contaminated Land Officer recommends conditions if approved.

Highway Engineer considers there to be no implications on the latest scheme since there is only pedestrian access.

Four petitions have been submitted but from the same source, each at the various stages when the application has been revised and readvertised, one each of 20, 26, 46 and in connection with the latest submission 46 signatories objecting to the proposal on grounds of inappropriate development incorporating a three storey element; increased use of Orchardleigh Road which is presently heavily trafficked, excessive density and increase in dwellings in the vicinity and also detailing inadequate access, noise, street parking and additional use of Orchardleigh Road.

Nine letters of objection from local residents, some of which have been superceded by later letters on grounds of increased traffic, excessive density and creation of congestion, overlooking and loss of privacy, three storey being of excessive height.

One Solicitor's letter on behalf of local resident on grounds of building is one storey too high and that one part of the structure is a storey higher than the other part in Orchardleigh Road. As there is no parking provided on site, the objector considers that it will encourage parking in the service road and that there should be at least one space for loading and unloading at the site and points out there is no legal access down the side road located on the east side of the site.

Evaluation

Originally submitted in November 1999, the application has been revised several times culminating in the present scheme which seeks full consent for eleven dwelling units in one, two and three storeys.

The site has an area of approximately 0.06 hectare and is located on the north side of Orchardleigh Road opposite the car park and adjoining the unmade service track which services those properties at the rear of the terraced properties fronting Orchardleigh Road. It is an irregularly shaped site with considerably wider dimensions at the rear and an overall depth of approximately 39 metres. It is proposed to erect three building blocks, a single storey block at the northern extent of the site containing two units, a two storey unit almost centrally in the site comprising four units and a two/three storey block at the front of the site containing five units. One element of the front block is three storeys in height whereas the other element is two storeys and of a scale and proportions similar to the existing properties on the eastern side of the adjoining access road. A pedestrian path beneath the two and three storey element serves the whole of the site with pedestrian only access, an element which is different in design and materials since it contains a parapet gabled roof and is constructed in brickwork, whereas the other elements of the scheme are hip roofed and are finished primarily in render and painted.

Each of the units comprises kitchen/lounge, bathroom and bedroom and blocks are separated from each other by primarily hard landscaped areas but with some turfed landscaped surfacing. Pedestrian access via the front of the site beneath the forward most block reaches to the northern extent of the site serving the single storey units which are located approximately 1.3 metres from the northern boundary. This single storey block contains three windows in its northern elevation, two kitchen and bathroom windows and none in the western elevation. The scheme includes 1 metre high railings around each of the blocks giving accessible amenity areas to those ground floor units adjoining.

Determining factors are considered to be policy and principle, design, overall heights, access and parking provision and effect on adjoining properties.

In terms of policy and principle the residential redevelopment of this brown field site, close to the town centre warrants support for comparatively high density residential use and Members may be aware that planning permission was previously granted for 14 dwellings on the site in a two and three storey block with car parking. It appears that there is no vehicular right of way over the adjoining access road and, in this application, no vehicular access or pedestrian access is proposed via the adjoining access road. The development now seeks consent for a lower height of development hitherto approved and, indeed, a lesser number of units. There is therefore no objection in terms of principle and density to the development proposed.

In design terms, the front elevation echoes design elements of both the adjoining residential properties to the east and the commercial properties to the west. The use of painted render and facing brickwork recognises the differing use of materials at the vicinity and the scheme also incorporates a design of similar proportions to the existing in the vicinity.

Although some objections have been raised to the inclusion of a three storey element in the scheme, the particular element of the building is comparatively minor and, in this frontage there are many variations in heights of building, I consider that this third storey element improves the street scene rather than detracts from it. In essence I consider the omission of the third storey on the site's frontage would result in a lesser scheme and a less attractive street frontage. The remainder of the development steps down towards the northern extent where single storey units only will be built.

Pedestrian only access is proposed to the building via a single access point in the centre of the street's frontage. Bearing in mind the site's location in relation to the High Street and the centre of the town, it is not felt that on site parking is necessary although ample provision is made for cycle parking within the buildings.

The redevelopment of such sites within town centres will be a more frequently occurring phenomena. National Planning advice seeks to utilise the land especially within town centres, more economically, increasing densities and the inevitable result will be increases in heights and decreases in distances between dwellings. Overlooking within town centres is therefore to a degree inevitable and, indeed, assists with natural surveillance and crime prevention. The three storey element of this development, on the frontage of the site incorporates only bedroom windows and a small balcony in the rear elevation and the two storey elements contain first floor balconies in positions which are some considerable distance from other residential property, approximately 50 metres in the case of the central block. Although some overlooking is inevitable, the careful positioning of windows and inclusion of only bathroom windows in sensitive elevations should minimise overlooking and subject to appropriate conditions the current proposal is considered acceptable.

Reasons for Recommendation

Having given due regard and appropriate weight to all the material considerations as described in the Evaluation section above the redevelopment of this town centre brown field site is considered appropriate and consistent with UDP policy concerning housing and access and design policies D1 and D2.

                       Recommendation - Approval

Conditions/Reasons: