Issue - meetings

Application for demolition of existing dwelling and the erection of a detached two storey dwelling and a detached double garage (re-submission).

‘Late items:’

Revised plans have been received from the applicant; the revisions made involve the alteration of the rear elevation first floor full height windows to standard cill level windows.

A street scene plan has been submitted which identifies separation distances between the proposed and existing properties and ridge heights from 345 – 333 Rugby Road. The proposed separation distance between the proposal and neighbouring boundaries is clarified as 0.9 metres.

A 7 day re-consultation was undertaken due to these amended plans.

Consultation:-

Three responses have been received from neighbouring residents objecting to the proposed development, raising many of the issues reported in the committee agenda which will not be repeated in this late item, however two additional points are made:-

1)         The overall height of 8.4 identified in the ‘Boundary & Ridge Dimensions’ plan is not the overall height of the proposal as the two gable end projections of the front elevation are higher

2)         Amended rear windows is welcomed but have concerns that changes to design will be undertaken though building regulations

Burbage Parish Council have objected stating that the proposed first floor area above the garage will have a significantly detrimental effect on the amenities of the neighbouring property as it will be overbearing and cause loss of light to a habitable room.

Appraisal:-

The ridge of the proposed dwelling parallel to the highway measures 8.4 metres which creates the mass of the proposal within the street scene. The projecting gables measure 8.5 metres to the ridge and are indicated on the plan. All plans are consistent in showing this de minimis change in ridge height to the gable projections. The assessment of the impact of the proposal upon the character of the area does not change to the assessment made in the report to planning committee.

If the applicant wishes to make any changes to the design this would be subject to planning approval in addition to any building regulation applications which are necessary.

The proposed garage does not include a first floor within it. The assessment of the impact of the garage upon residential amenity is identified within paragraph 8.15 of the officer report.

The amended plans are acceptable and do not alter the officer’s assessment of the scheme. The recommendation to planning committee remains as previous, to approve subject to conditions.

Condition:-

Due to the receipt of amended plans Condition 2 shall be replaced with:

The development hereby permitted shall not be carried out otherwise than in complete accordance with the submitted application details, as follows: Block Plan, Garage Plan & Elevations, Proposed Floor Plans, received by the Local Planning Authority on the 18 May 2018 and, Landscaping Plans, received by the Local Planning Authority on the 13 April 2018 and Site Location Plan received by the Local Planning Authority on the 8 February 2018 and Boundary and Ridge Dimensions, Proposed Elevations, received by the  ...  view the full agenda text for item 78

Application for demolition of existing dwelling and the erection of a detached two storey dwelling and a detached double garage (re-submission).

It was moved by Councillor Lynch, seconded by Councillor Cook and

RESOLVED –

(i)            Permission be granted subject to the conditions contained in the officer’s report and late items;

(ii)           The Interim Head of Planning be granted delegated authority to determine the final detail of planning conditions.

Application for demolition of existing dwelling and the erection of a detached two storey dwelling and a detached double garage (re-submission).

‘Late items:’

Consultations:-

Four letters of objection have been received from four different addresses in response to consultation on the revised plans; the comments received are summarised below:

1)         The development is over powering and would introduce a significant amount of over looking due to the first floor window treatment which would affect the neighbours privacy and amenity of the proposed bungalow being built at 8 Johns Close

2)         The proposal would be an over development of the site, the height, mass and design is not only out of keeping with the street scene and established area but will create an unsatisfactory relationship with neighbouring properties

3)         The proposed extension will have an effect on the performance of the neighbouring property's solar panels which will result in an increase in CO2 emissions

4)         The mass, form, scale and particularly the height remain overwhelmingly overbearing, out of character and intrusive on neighbouring properties as well as being significantly out of character with the surrounding properties

5)         Concerns are raised in regard to the reduction in the ridge height of the roof; it is considered that this cannot be achieved as depicted on the plans

6)         Whilst the height of the dwelling has been reduced concerns are raised as to whether this can be achieved given the requirement for the damp proof level above ground level

Appraisal:-

In response to the above; the potential impact on neighbouring amenity has been addressed in the main body of the Officer Report. In response to the comments relating to potential discrepancies regarding levels; the development if approved would be subject to a condition requiring details of existing and proposed levels to be submitted to and approved by the local planning authority prior to the commencement of development.  Finally, in response to the comment regarding the practicalities of construction of the roof as shown on the plans; it is not considered that what is shown would be not achievable; however this is not a planning matter and would be addressed at Building Control stage.

Application for demolition of existing dwelling and the erection of a detached two storey dwelling and a detached double garage (re-submission).

At this juncture, Councillor Lynch stated that he had considered and voted on the application at a meeting of Burbage Parish Council and therefore would not take part in discussion or voting on this item.

It was moved by Councillor Ladkin and seconded by Councillor Sutton that permission be granted subject to the conditions contained in the officer’s report. Upon being put to the vote, the motion was LOST.

Councillor Wright felt that the proposal was not in keeping with the character of the area and would impact privacy and amenity of the neighbouring properties. Seconded by Councillor Bill, Councillor Wright proposed that the committee be minded to refuse permission. Upon being put to the vote, the motion was CARRIED and it was

RESOLVED – the committee be minded to refuse permission and the application be brought back to a future meeting.

Councillor Lynch wished it to be recorded that he abstained from voting on this item.