101 Report to Planning Committee Date 11 August 2016 by Director Of
Total Page:16
File Type:pdf, Size:1020Kb
Agenda Item 10 Report PC39/16 Report to Planning Committee Date 11 August 2016 By Director of Planning Local Authority Winchester City Council Application Number SDNP/16/02757/FUL Applicant Mr Armstrong Application Demolition of part of Vernon House, new road and 5 new detached houses comprising 4 no.3 bedroom and 1 no.5 bedroom dwelling. Address Vernon House, Warnford Road, Corhampton, SO32 3ND. Recommendation: That planning permission be refused for the reasons set out in Paragraph 10.1 of this report. Executive Summary The application site is located in the village of Corhampton in the Meon Valley. It comprises an area the large rear garden land of a dwelling known as Vernon House and adjacent land to the south. It covers 0.27ha. Vernon House fronts onto Warnford Road (the A32), which runs through the village. It is in a residential area where there are dwellings to the east, west and south, whilst there is a haulage yard known as Houghtons Yard immediately to the north. An appeal has recently been allowed at Houghtons Yard for it to be redeveloped for 8 dwellings (Appendix 2). The application proposes 5 dwellings. All of them would be two storey detached properties and would range from 2 to 4 bedrooms. They would have a traditional character and appearance. They would be accessed via a new shared private drive alongside Vernon House. This would involve widening the existing driveway by demolishing part of Vernon House, which would result in this dwelling becoming a 2 bedroom property. Concerns from local residents and the Parish Council include impact upon surrounding amenities, drainage, and pedestrian access. Corhampton has a defined settlement policy boundary. The site falls within this boundary. Whilst the site is not wholly classed as previously developed land, as defined in the NPPF, current development plan policy supports the principle of its development. Corhampton has a draft allocation of 11 dwellings in the SDNPA Preferred Options Local Plan but a specific site has not been identified. The scheme has been proposed alongside a separate application on land immediately to the north. This separate application also proposes 5 dwellings. The two sites are intrinsically linked because their design is read as one overall scheme. The adjoining application is also being considered in Agenda Item 9. The application is recommended for refusal on highway safety grounds in regard to an inadequate access onto Warnford Road (A32), insufficient on site turning space and visitor parking. A third reason for refusal relates to the absence of a completed Legal Agreement to secure affordable housing and public open space requirements. The application is placed before committee due to the significance of the proposals in relation to the neighbouring sites, context of the surrounding area and potential impact. 101 1. Site Description 1.1 The application site is in the village of Corhampton, which is in the Meon Valley. The River Meon flows approximately north-south through the village, as does Warnford Road (A32) which is a main road between Fareham to the south and the A31 at Chawton to the north. Corhampton has a centre around two churches and a village store, with a post office, close to the roundabout junction of the A32 and Corhampton Lane (B3035). This area is designated as a conservation area, which the site is approximately 350m from its boundaries to the north. There is a residential area north of the centre on either side of Warnford Road, whilst the southern part of the village is on the eastern side of this road and separated from it by fields. The southern part extends parallel with the A32 which gives the village a linear pattern of development. The village also has a ‘loose knit’ settlement edge with residential gardens backing onto a mosaic of fields bordered by mature hedgerow boundaries. 1.2 There is a mix of dwellings in Corhampton in terms of their age and character, which includes more modern development of flats and terraced properties, but overall the village is predominantly made up of detached and semi-detached properties. There is also a wide range of sizes and garden sizes. There is a more recent development close to the site at Millside to the south. 1.3 The site is located in the northern part of the village and on the eastern side of Warnford Road. Vernon House is a two storey semi-detached property which fronts onto Warnford Road. It has a front driveway which runs past the side of the house up to a timber gate. Beyond the gate is an extensive rear garden which is predominantly laid to lawn. There are also single storey outbuildings and a vegetable garden. 1.4 The application site is a largely rectangular area of land behind Vernon House, Wayside and Hazelmead which front onto Warnford Road. It encompasses Vernon House, its driveway, part of its garden and a grassed area which has previously been used for horse grazing. It can only be accessed via the private driveway of Vernon House. The site is bordered by hedging and trees. The land rises up from Warnford Road and by the eastern site boundary the land is 3m higher than the road. 1.5 South of the site are semi-detached dwellings which front onto St Andrews Green. East of the site are dwellings which front onto Rectory Lane. West of the site are the three dwellings highlighted in paragraph 1.4 above, whilst to the north is the remainder of the large rear garden of Vernon House and Houghtons Yard beyond. There are very limited wider views of the site from the surrounding countryside. 1.6 An appeal has been allowed at Houghtons Yard for a development of 8 dwellings. Further north of the yard is a cul-de-sac of large properties on De Port Heights, which would be used for access by the appeal scheme. 2. Relevant Planning History 2.1 SDNP/15/04302/FUL: Demolition of part of Vernon House and construction of 5 new dwellings (2x no.3 bed detached and 3x no.5/6 bed detached house) with revised access. Currently undetermined. 2.2 SDNP/16/00967/FUL: The demolition of part of Vernon House, and construction of 17 houses comprising 13x no.3 bed and 4x no.4 bedroom houses, revised access and landscaping details. Application undetermined. The application site is the same land as the application being considered in this report and the site immediately north. 2.3 A separate planning application on land immediately north of the application site is also currently being considered (SDNP/16/02767/FUL). Please see Report PC38/16, Agenda Item 9, for further information. 2.4 SDNP/15/05227/FUL: Cessation of haulage yard and demolition of existing commercial buildings. Construction of 10 dwellings with parking, cycle and refuse collection provision with access off Warnford Road and De Port Heights. Refused May 2016. 102 2.5 SDNP/15/01181/FUL: Cessation of transport haulage yard and demolition of existing commercial buildings. Construction of eight dwellings with parking, cycle and refuse collection provision with access off Warnford Road and De Port Heights. Appeal allowed 18 May 2016. 3. Proposal 3.1 The application proposes 5 detached dwellings on the site, which comprises part of the rear garden of Vernon House and land immediately south. They would comprise: • 4x no.3 bed detached dwellings (plots C1 – C4). • 1x no.4 bedroom dwelling (plot C5). The proposed layout 3.2 The dwellings would be accessed via a new shared driveway which would consist of the existing driveway of Vernon House and widening it by the part demolition of Vernon House. The access would be 4.1m wide. Vernon House would be retained as a 2 bedroom dwelling and it would have new parking spaces at the end of a new rear garden boundary. The shared drive would have a length of pavement alongside its southern edge next to Vernon House which would continue along Warnford Road up to in front of a dwelling known as Wayside. 3.3 The 5 dwellings (plots C1 to C5) would be sited in a row and would face northwards onto the shared driveway. The driveway would extend from the site entrance to the private drive of plot C5, where there would be no turning head. The dwellings on plots C1 to C4 would be 2.4m apart and there would be a 2.8m distance between the dwellings on plots C4 and C5. The length of their rear gardens would range from 10.4m to 12.2m. Plots C5 would have the largest garden and it is also the biggest dwelling. All of the dwellings would have private drives. On plots C1 to C4 the dwellings would have attached garages whilst on C5 there would be a detached two bay car port. 3.4 The garage on the western side of the dwelling on plot C1 would be 1.4m from the rear garden boundary of neighbouring Wayside. At the opposite end of the site, the dwelling on plot C5 would be 9.3m from the rear garden boundary of the neighbouring property. 3.5 The proposals show an indicative landscaping scheme. Some of the existing boundary trees are proposed to be retained whilst others are proposed to be felled. The proposals would use a sewerage treatment plant on site as there is no mains drainage. Design of the dwellings 3.6 The dwellings would have a traditional appearance. All of the dwellings would be two storey. Their roofs would be gabled and the dwellings on plots C1 to C4 would have ridge heights of 9.3m and the ridge height of plot C5 would be 9m.