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Council Letter Template North Area Committee 3rd June 2010 Application Number: 10/00594/FUL Decision Due by: 7th June 2010 Proposal: Demolition of electricity sub station. Erection of 2x1 bed flats, together with new substation, cycle and bin stores and shared garden (amended plans). Site Address: 1 Hayfield Road Oxford Oxfordshire OX2 6TX Ward: St Margaret’s Ward Agent: Riach Architects Applicant: Home UK Ltd. Called in by Councillors Campbell, Armitage, Foods and Brundin on grounds of overdevelopment and inappropriate development in a Conservation Area Recommendation: APPLICATION BE APPROVED For the following reasons: 1 The proposed development is considered to form an appropriate visual relationship with the existing building and its surroundings and would preserve the character and appearance of the North Oxford Victorian Suburb Conservation Area. Oxfordshire County Council as Local Highway Authority are not raising an objection to the principle of a car free development and have no other objections on highway safety grounds. The proposals provide for adequate cycle parking spaces, bin storage and shared amenity space and it is considered that the proposals accord with policies CP1, CP6, CP7, CP8. CP9, CP10, HE7 and HS19 of he adopted Oxford Local Plan 2001 - 2016. 2 A number of letters of objection have been received and the contents of these have been carefully considered as set out in the officer report. However it is considered that these objections, either individually or cumulatively, do not constitute sustainable reasons for refusing this planning application based on adopted policies contained in the Oxford Local Plan. 3 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed. subject to the following conditions, which have been imposed for the reasons stated:- REPORT 1 Development begun within time limit 2 Samples in Conservation Area 3 Landscape plan required 4 Landscape carry out by completion 5 Boundary details before commencement 6 Variation of Road Traffic Order - Hayfield Road, 7 Provision of cycle parking and bin store 8 Ground resurfacing to be SUDS compliant 9 Retain existing wall 10 High level windows 11 Design - no additions to dwelling 12 Details of cycle shed including ground levels 13 Develop in accordance with approved plans 14 Retain existing walls 15 Implementation of sustainability measures Main Local Plan Policies: Oxford Local Plan 2001-2016 CP1 - Development Proposals CP6 - Efficient Use of Land & Density CP7 - Urban Design CP8 - Design Development to Relate to its Context CP9 - Creating Successful New Places CP10 - Siting Development to Meet Functional Needs CP12 - Designing out Crime CP15 - Energy Efficiency TR3 - Car Parking Standards TR4 - Pedestrian & Cycle Facilities HE7 - Conservation Areas HS2 - Recycling Land Target HS8 - Balance of Dwellings HS19 - Privacy & Amenity REPORT HS20 - Local Residential Environment HS21 - Private Open Space Core Strategy – Proposed Changes CSP2 - Previously developed land & greenfield land CSP10 - Energy & natural resources CSP11 - Waste & recycling CSP19 - Urban design townscape char & historic environment CSP24 - Mix of housing Other Material Considerations: This application is in or affecting the North Oxford Victorian Suburb Conservation Area. PPS1 – Delivering Sustainable Development PPS3 – Housing PPG13 - Transport Relevant Site History: 78/00298/AH_H Outline application for erection of 4 flats and 4 car parking spaces. Provision of 9 additional office car parking spaces Approved 79/00005/AH_H Erection of 4 flats and 4 car parking spaces. Provision of 9 additional office car parking spaces. Approved Representations Received: 22 letters of objection. The main points raised can be summarised as follows: • The existing flats are not in keeping with the character of the area and to build more of the same would make the situation worse • The site is within the North Oxford Victorian Suburb Conservation Area • The site is not a ‘dead area’ but the hub of an open space • How can the new flats be car free and kept as such • Loss of light to the properties opposite the site • Hayfield Road properties are primarily mellow brick, not red brick • The design of the new flats is pedestrian and uninspired • One bedroom flats would cater for students in an area dominated by owner occupation • Hayfield Road is an attractive residential street designed by H Wilkinson REPORT Moore • The proposal involves the loss of an historic wall • Management of the existing flats is poor; there is grafitti on the walls and anti social behaviour is not uncommon • The bin store is often unsightly and overflows onto the pavement • Additional traffic would be dangerous • Trees have been removed – any new development should include new planting • The proposed new electricity sub station would be too close to living accommodation • The increase in the density of development is not acceptable • The new cycle shed would be unneighbourly to adjoining residents • The development should include a proposal to restyle the existing flats • The ground level of the site is much higher than number 3 and therefore the new bicycle shed would appear very high and overbearing • The trees are not shown accurately on the plans • The proposal includes the removal of the existing vegetation along the boundary with number 3 Statutory and Internal Consultees: Oxford Preservation Trust, Thames Water Utilities Limited, Trap Grounds Allotments Association, Hayfield Road Residents Association, North Oxford Defence Association, Highways And Traffic. Oxfordshire County Council as Local Highway Authority No objection subject to the site being excluded from the Controlled Parking Zone; the provision of secure and sheltered cycle parking prior to the occupation of the new units and any ground resurfacing to be SUDS compliant. Thames Water No objection on grounds of sewerage or surface water infrastructure. Issues: • Principle • Form and appearance and impact in the Conservation Area • Highways and parking • Private amenity space • Impact on neighbours • Bin storage and cycle parking • Residential amenity Sustainability: The site lies in a sustainable location within easy access of shops, services and public transport links and the proposal would constitute a sustainable form of development that would make more efficient use of an existing brownfield site. REPORT The design and access statement submitted with the application states that the proposals have been designed to conform to and where possible exceed current building regulations in terms of insulation and glazing. It goes on to state that the proposals would, where possible, use recycled or renewable materials; use materials that have low VOC emissions; use energy saving devices and fittings; reduce thermal bridging; use heating systems or low carbon technologies and provide more efficient lighting. Officers Assessment: Site description and location 1. The site lies on the west side of Hayfield Road to the south of its junction with Aristotle Lane and comprises an electricity sub-station and bin store area serving an existing development of 4 flats, together with the communal amenity area also serving these flats which were granted planning permission in 1979. In all the site extends to some 0.03 hectare and backs onto the Oxford Canal. 2. The site lies within the North Oxford Victorian Suburb Conservation Area which was extended in July 1976. This predates the granting of planning permission for the existing flats in 1979. Most of Hayfield Road is characterised by small, terraced cottages designed by HW Moore [1887] which front directly onto the pavement and have distinctive stone washed or natural lintels. 3. To the south of the site is a substantial, two storey commercial building together with its associated car park and on the opposite side of the road and to the south are residential properties, a delicatessen, a car repair business and a public house. The Proposal 4. The application seeks planning permission for the removal of the existing sub-station, bin and cycle store and the erection of a two storey extension to the existing flatted building to provide a new sub-station and studio apartment on the ground floor and a new one bedroom flat on the first floor. It is also proposed to provide replacement bin stores and a new bicycle shed in the rear communal garden. Amended plans have been received that retain the existing historic brick wall along the boundary with number 3 Hayfield Road and pull the new bicycle shed away from the wall to ensure it is not damaged. 5. It is proposed to erect the new extension using facing bricks and roof slates that would match the existing, adjacent buildings and it would also incorporate the same style of windows. A new double door would access the sub-station. REPORT 6. The new building would have a height of 7.5 metres with an identical ridge line to the adjacent building. It would incorporate high level windows to its rear elevation to avoid any overlooking towards the existing flats. 7. The new cycle shed would have a maximum height of 2.1 metres and would have a steel frame with a corrugated roof. It is considered that this roof material is not appropriate and condition 12 recommends that an alternative material is agreed. 8. The application is accompanied by technical information supplied by Scottish and Southern Energy relating to electric and magnetic fields and the proposed new sub-station. Principle 9. PPS3 identifies the need to make efficient use of land and this is reflected in policy CP6 of the Oxford Local Plan which states that development proposals should make efficient use of land by making the best use of site capacity. However it goes on to say that this should be in a manner that does not compromise the character of the surrounding area.
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