Planning Committee 21 June 2017

REPORT SUMMARY

£$REFERENCE NO. 3/17/0348/FUL APPLICATION Sever land to rear and erect detached dwelling with PROPOSAL access from Windsor Way. Montana, 4 Hillbury Road, Alderholt, , £$ADDRESS , SP6 3BQ RECOMMENDATION Grant, subject to conditions (see Section 9 of the report for the full recommendation) REASON FOR REFERRAL TO COMMITTEE More than 5 letter of objection have been received and the Officer’s recommendation is one of approval. SUMMARY OF REASONS FOR RECOMMENDATION  The proposal comprises new residential development within the village infilling area which is acceptable in principle.  The location is considered to be sustainable and the proposal is acceptable in its design and general visual impact.  There is not considered to be any significant harm to neighbouring residential amenity.  The traffic movements generated by the development can be accommodated without detriment to highway safety and the proposals included adequate car parking provision.  There are no material considerations which would warrant refusal of the application. INFORMATION ABOUT FINANCIAL BENEFITS OF PROPOSAL The following are considered to be material to the application: Contributions to be secured through Section 106 legal agreement: SAMM Payment : £241 Contributions to be secured through CIL: £16,200

The following are not considered to be material to the application: Estimated annual council tax benefit for District: £207.32 (Assuming Band ‘D’) Estimated annual council tax benefit total: £1,794.97 Annual New Homes Bonus per residential unit, per year (for first 4 years): £1,200 CR APPLICANT AGENT Chapman Lily Planning Ltd Acquisitions PARISH/ TOWN WARD Alderholt Alderholt COUNCIL PUBLICITY OFFICER SITE VISIT EXPIRY 2 April 2017 10 March 2017 DATE DATE Planning Committee 21 June 2017

DECISION 2 May 2017 EXT. OF TIME 26 May 2017 DUE DATE RELEVANT PLANNING HISTORY

App no Proposal Decision Date Demolish existing property and erect two pairs of semi- Granted subject to 3/17/0347/FUL detached units (total 4 units) 25/05/2017 conditions (as amended by plans rec'd 17/4/17 and 4/5/17)

MAIN REPORT

1.0 DESCRIPTION OF SITE AND SURROUNDINGS

1.01 The application site comprises a portion of the rear garden to Montana, a residential bungalow located on Hillbury Road, Alderholt. The property lies within the Alderholt Village Infilling policy area.

1.02 Montana is the northernmost of four detached dwellings (4, 8, 12 and 16 Hillbury Road) which are set in spacious plots. Dwellings on Windsor Way to the northwest are higher density semi-detached properties on lower land. The application site slopes down to the frontage with Windsor Way (southwest), the boundaries are formed by mature planting and fencing.

1.03 To the south-west is 15A Windsor Way a split level house which has been developed on an infill plot at the head of the Windsor Way. This property is accessed from the turning area.

2.0 PROPOSAL

2.01 A full planning application has been submitted to ‘Sever land to rear and erect detached dwelling with access from Windsor Way.’

2.02 The rear garden to No. 4 Hillbury Road is to be severed to form a rectangular plot approximately 9m in width by 27m in depth. This has a frontage onto Windsor Way.

2.03 A two storey, three bedroom house is proposed, set in the centre of the plot, with a ridge height of 7.0m. This takes a traditional form with gable fronting the street; to the rear the roof is hipped with a dormer window set in the rear roofslope. The house will be finished in red brick under a clay tiled roof. Two rooflights are to be formed in the northern eastern side roofslope lighting a bedroom and ensuite bathroom. A single rooflight is to be formed in the south western side roofslope lighting a bathroom. Planning Committee 21 June 2017

2.04 Two vehicular parking spaces have been shown to the side of the property; these are laid out in tandem. Access to these is from the end of the turning head to Windsor Way.

2.05 The north-eastern boundary will comprises a 1.8m high close boarded fence, the rear boundary a 1.5m high close boarded fence with laurel hedge. The south-west boundary to No.15a Windsor Way will be retained.

2.06 A planning application (PA 3/17/0347/FUL) at 4 Hillbury Road to ‘Demolish existing property and erect two pairs of semi-detached units (total 4 units) (as amended by plans rec'd 17/4/17) was approved by the Planning Committee in May 2017.

2.07 Further information showing the relationship between the proposed property and the adjacent property No. 15A Windsor Way was received 2 May 2017.

3.0 SUMMARY OF INFORMATION

Existing Proposed

Site Area (ha) 0.12ha 0.025ha Use Residential Residential Unit Curtilage and Curtilage Approximate n/a 7.0m Ridge Height (m)

Approximate n/a 4.0m Eaves Height (m) Approximate n/a 10.5m Depth (m) Approximate n/a 6.7m Width (m) Distance from n/a 0.5m south-west site boundary Distance from n/a 0.5m north-east site boundary Planning Committee 21 June 2017

No. of Storeys n/a 2 Parking Spaces n/a 2 (Tandem) No. of n/a 1 Residential Units No of Bedrooms n/a 3

4.0 RELEVANT PLANNING CONSTRAINTS

Alderholt Village Infill Area Heathland 5 km zone

5.0 POLICY AND OTHER CONSIDERATIONS

5.01 The National Planning Policy Framework (NPPF) National Planning Policy Guidance (NPPG)

5.02 Development Plan:

Christchurch and Core Strategy (Part 1) 2014 (CS)

KS1 Presumption in favour of sustainable development KS12 Parking Provision LN1 The size and type of new dwellings LN2 Design, layout and density of new development HE2 Design of new development ME1 Safeguarding biodiversity and geodiversity ME2 Protection of Dorset Heathlands

6.0 LOCAL REPRESENTATIONS

6.01 In addition to letters to neighbouring properties, a site notice was posted outside the site on the 10th March with an expiry date for consultation of the 2nd April 2017.

6.02 A total of 21 objections to the application have been received. The main concerns are:

 Impact on parking provision in Windsor Close  Adverse impact of development on the character of the area  Highway danger and traffic congestion during construction  Impact on wildlife Planning Committee 21 June 2017

7.0 CONSULTATIONS

Alderholt Parish Council 7.01 (Received 07/04/17) An objection is raised to the proposal on the basis of height, bulk and mass, and vehicle parking/manoeuvring causing unacceptable disturbance to neighbouring residents.

The Parish Council request that should the development be permitted, the following conditions are put in place;

• Landscaping Plan • Boundary Treatments which are key due to the difference in ground levels • Construction Traffic Management Plan

Dorset County Council (Highways) 7.02 (Received 15/04/17) DCC Highways advises that ‘whilst the proposal will clearly result in the loss of two on-street parking spaces, this is an amenity issue and not one of highway safety. Hence, the County Highway Authority has NO OBJECTION, subject to conditions.’

Natural 7.03 (Received 05/04/17) The site lies within 5km of a protected Dorset Heathland – Natural England object to the application unless the necessary Strategic Access Management and Monitoring (SAMM) contribution is secured by legal agreement.

8.0 APPRAISAL

8.01 The main planning considerations for this application are: appraisal

 The principle of development  Impacts on the character of the area  Impacts on highway safety  Impacts on neighbouring amenity  Impacts on biodiversity

8.02 These points and other material considerations are discussed under the headings below.

Principle of development

8.03 The guidance contained in the National Planning Policy Framework (NPPF) and the National Planning Policy Guidance are material considerations in the determination of this application.

8.04 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that planning applications must be determined in accordance with the development plan for an area; except, where material considerations indicate otherwise. Planning Committee 21 June 2017

8.05 The site is located within the Alderholt Village Infill Area as designated in the Christchurch and East Dorset Core Strategy; there is therefore no objection to the principle of the proposed development subject to all other matters being acceptable and compliance with other Core Strategy policies.

8.06 Local policy LN2 requires that the design and layout of new housing development should maximise the density of development to a level which is acceptable for the locality. Objectors have raised concerns that the proposal represents over development of the site but the proposal is equivalent to 40 dwellings per hectare (dph) which is only marginally higher than the minimum density of 30 dph encouraged by the policy.

Impact of the proposal on the character of the area

8.07 Section 7 of the NPPF highlights the importance of good design which should contribute positively to making places better for people. Local Plan Policy HE2 requires that development should be compatible with or improve its surroundings in relation to 11 criteria which include layout, site coverage, architectural style, bulk, height, materials, landscaping and visual impact.

8.08 Neighbours have objected that the proposal will adversely affect the character of the area. The site fronts Windsor Way which is predominantly characterised by pairs of semi-detached dwellings and a short terrace of three dwellings. These properties are sited closely together with separation distances of around 2.5m. At the head of the cul-de-sac is a detached dwelling, No. 15A Windsor Way, which is a later infill plot; this sits in a more generous plot.

8.09 The development of a detached dwelling within what is a second infill plot at the head of the cul-de-sac would not demonstrably harm the residential character of the area. Whilst the plot is narrow, with the property coming within 0.5m to each boundary at its narrowest point, the staggered plan form helps offset the mass of the dwelling and would provide visual interest. The dwelling is to be set back 8m from the back edge of the kerb and the positioning would ensure the proposal did not appear overbearing, or incongruous in the streetscene.

8.10 The traditional design approach taken is well considered and adds visual interest to the streetscene. The use of strong detailing and quality materials as shown on the proposed plans is welcomed.

Impacts on Highway Safety

8.11 The most common objection to the proposal raised by neighbours relates to the impact of the parking of additional vehicles on the highways. Residents of Windsor Way have highlighted the pressure for parking spaces in their street and additional on-street vehicle parking of cars along Hillbury Road associated with use of Alderholt Chapel which they report results in highway danger especially when exiting Windsor Way. There is a perception that the proposal will increase pressure on off-street highway parking. Planning Committee 21 June 2017

8.12 The proposal incorporates two off-road parking spaces set in tandem for the proposed property which is in line with residential parking guidance. The new access would be from the turning head which should normally be clear of cars to allow turning. However, it is clear that the turning head is frequently used by local residents as informal overspill parking for two vehicles. 8.13 The Dorset County Highways Engineer advises that whilst the proposal will clearly result in the loss of two on-street parking spaces, this is an amenity issue and not one of highway safety. Hence, the County Highway Authority raises no objection subject to conditions.

8.14 Given the above view, whilst the frustrations of local residents in relation to parking are acknowledged, the application is considered acceptable in highways safety terms.

Impacts on Neighbouring Amenity

8.15 The proposed dwelling is set back into the site, and given the separation distance and orientation will not impact on the dwellings set on Windsor Way. The key consideration is the impact on No. 15A Windsor Way a split level house set on a previous infill plot to the immediate south-west of the application site.

8.16 The north-eastern flank wall of No.15A Windsor Way has three windows at ground floor that appear to light a garage. The garden to this property is to the south and west. Whilst the gap between the properties is small, 2.5m measured wall to wall, this is not atypical in the streetscene. The rear of the proposed dwelling respects the building line.

8.17 In relation to levels, plans have been submitted showing sections through the site and a finished floor level (FFL) of 49.10 above datum. These section plans demonstrate that the dwelling can be constructed, and access provided, without significant changes in levels. A streetscene section demonstrates that the proposal would have a ridge approximately 25cm lower than the main ridge of no. 15A Windsor Way. Given these factors the proposal would not cause overmassing of the adjacent property.

8.18 Turing to privacy; the rooflight in the south-western roofslope with serve an ensuite bathroom and will be obscure glazed. This will be secured by condition and further windows precluded at first floor level to preserve privacy for the residents of no. 15A Windsor Way.

8.19 Consideration has been given to the proposed development of two pairs of semi-detached properties subject of application 3/17/0347/FUL. Given the separation distances there are no overmassing, or overbearing issues concerns. In relation privacy, one of the rooflight windows in the north-eastern roofslope will light a bathroom and will be obscure glazed; the second window serving bedroom 3 would have the potential to overlook the rear gardens of the new properties proposed and accordingly a planning condition will be applied to ensure this window is also obscure glazed. Planning Committee 21 June 2017

8.20 The proposal will introduce an access and two parking spaces but in the context of the proximity to Windsor Way, and to the dwellings proposed to the north-east, this is not likely to result in disturbance which would result in demonstrable harm to amenity.

Impacts on Biodiversity 8.21 The site lies within 5km of Dorset Heathland which is protected by national and international designations so local plan policy ME2 ‘Protection of the Dorset Heathlands’ and NPPF paragraphs 118-119 are relevant. A unilateral undertaking has been submitted which secures the Strategic Access Management and Monitoring (SAMM) contribution. Other heathland mitigation infrastructure is secured via the Community Infrastructure Levy and the relevant CIL forms have been submitted. No significant harm to the integrity of the local heathlands sites is anticipated.

8.22 A Biodiversity Mitigation Survey and Plan certified by the Dorset Natural Environment Team accompanies the application for 4 semi-detached dwellings. This survey covered the garden area subject to this application for a dwelling. No evidence of protected species was found on the site at the time of the survey. The application complies with the requirements of Local Plan Policy ME1 ‘Safeguarding Biodiversity and Geodiversity’ and the requirements of NPPF paragraph 109.

Other considerations 8.23 A letter from the owners of 15A Windsor Way raised concerns about the previous destabilisation of the retaining wall between the application site and their property. This is a civil matter which lies outside of the planning process. An informative note will be added.

Conditions 8.24 The Parish Council has requested that three conditions be attached to any grant of consent:

- ‘Landscaping Plan’ Limited landscaping details have been submitted with the application so a condition requiring landscaping details is judged reasonable and necessary.

- ‘Boundary Treatments’ due to levels. The proposed boundary treatments have been provided and are considered acceptable. The consent will secure the approved plans which detail the height of the properties. A condition requiring finished floor level details is necessary on this plot where levels vary.

-‘Construction Traffic Management Plan’ A construction management plan is judged to be necessary in this instance due to the limited size of the site, and constrained access onto Windsor Way. Planning Committee 21 June 2017

Conclusion

8.25 Having assessed the material considerations as outlined within the report above, there are not considered to be any matters which would warrant a refusal of planning permission in this case. Approval subject to the following conditions is therefore recommended.

9.0 RECOMMENDATION - Grant, subject to the following:

Conditions:

1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2. (Approved Plans) The development hereby permitted shall be carried out in accordance with the following approved plans:

FB5710/200C FB5710/201A

Reason: For the avoidance of doubt and in the interests of proper planning.

3. (Samples of Materials) No work above foundation level shall take place before details of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. All works shall be undertaken strictly in accordance with the details as approved.

Reason: To ensure the satisfactory visual relationship of the new development in its context to accord with Policy HE2 of the Local Plan and Government Guidance contained in the National Planning Policy Framework

4. (Vehicle access construction) Before the development is first occupied or utilised the first 5.00 metres of the vehicle access, measured from the rear edge of the highway (excluding the vehicle crossing – see the Informative Note below), must be laid out and constructed to a specification submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that a suitably surfaced and constructed access to the site is provided that prevents loose material being dragged and/or deposited onto the adjacent carriageway causing a safety hazard. Planning Committee 21 June 2017

5. (Access gradient 1 in 15) Before the development is occupied or utilised, the first 5.00 metres of any access, access crossing and drive must be constructed to a gradient not exceeding 1 in 15.

Reason: To ensure that the public highway can be entered safely.

6. (Construction Management Plan) The development hereby permitted shall not be commenced until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority, in conjunction with the Local Highway Authority. The Plan shall include contractors' arrangements including site compound details, areas for deliveries and storage, parking and turning. The development shall be carried out strictly in accordance with the approved Construction Management Plan.

Reason: In the interests of highway safety.

7. (PD Rights Removed) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any subsequent re-enactment thereof no extension to the dwelling(s), garage or car port shall be erected without express planning permission first being obtained.

Reason: In the interests of controlling matters which may be detrimental to the original visual concept and the balance of private space.

8. (Window PD Removed) Both in the first instance and upon all subsequent occasions the:

(i) rooflight windows on the north-east elevation lighting the bedroom 3 and the ensuite bathroom, (ii) rooflight window on the south west elevation lighting the bathroom shall be glazed with obscure glass and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of overlooking.

Furthermore, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re- enactment no further windows or doors shall be constructed at first floor level (such expression to include the roof), unless otherwise agreed in writing by the Local Planning Authority.

Reason: To avoid loss of privacy to adjoining properties

9. (Finished Floor Level) The Finished Floor Level (FFL) of the dwelling hereby approved shall be constructed at 49.10 as referenced on plan FB5710/200C. All works shall be undertaken strictly in accordance with the details as approved. Planning Committee 21 June 2017

Reason: In order that the development assimilates into the streetscene and preserves neighbor amenity; to accord with Policies HE2 and HE3 of the Local Plan and Government Guidance contained in the National Planning Policy Framework.

10. (Landscaping) No development above foundation level shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include proposed means of enclosure; hard surfacing materials; planting plans and a time schedule for implementation. Any plants found damaged, dead of dying within 5 years of their planting shall be replaced.

Reason: To preserve the amenity of the locality in accordance with Policy HE2 of the Local Plan and Government Guidance contained in the National Planning Policy Framework

11. (Parking and Turning) Before the development hereby approved is occupied or utilised the turning and parking shown on Drawing Number FB5710/200 Rev C must have been constructed. Thereafter, these areas must be permanently maintained, kept free from obstruction and available for the purposes specified.

Reason: To ensure the proper and appropriate development of the site and to ensure that highway safety is not adversely impacted upon in accordance with policies KS11 and KS12.

Informatives:

1. Dorset Highways 2. SAMM Unilateral Undertaking 3. CIL 4. Retaining wall

Background Documents: N/A

Case Officer: Gareth Kitching

NB For full details of all papers submitted with this application please refer to the relevant Public Access pages on the council’s website.

The conditions set out in the report may be subject to such reasonable change as is necessary to ensure accuracy and enforceability.