DEVELOPMENT MANAGEMENT PANEL 18 JULY 2011
Case No: 1100659FUL (FULL PLANNING APPLICATION)
Proposal: ERECTION OF THREE DWELLINGS (2 COTTAGES AND 1 COACH HOUSE) WITH PARKING, TURNING AND LANDSCAPING
Location: LAND REAR OF 7 EATON FORD GREEN OFF MILL HILL ROAD EATON FORD
Applicant: MR M USHER
Grid Ref: 517674 260144
Date of Registration: 03.05.2011
Parish: ST NEOTS
RECOMMENDATION - APPROVE
1. DESCRIPTION OF SITE AND APPLICATION
1.1 This proposal is being presented to panel for 2 reasons:
1) To be considered by members of the Development Management Panel alongside 1100698FUL – an application for planning permission to erect 13 dwellings and associated works. 2) This proposal includes land owned by the Council.
1.2 This application relates to a parcel of land within the built-up area of St. Neots, west of the town centre. The land, subject of this application comprises part of No. 7 Eaton Ford Green and a small parcel of Council owned land. The eastern part of the site lies within the St. Neots Conservation Area.
1.3 To the north of the site is the scout hut, to the north east is additional garden land in the ownership of No. 7 Eaton Ford Green. To the south lies No. 7 Eaton Ford Green. To the south east is a commercial business. Beyond Mill Hill Road to the west lie residential properties.
1.4 This proposal is for the erection of 3 dwellings comprising 1 pair of semi detached, 2 storey dwellings fronting Mill Hill Road and 1 flat over garage unit to the rear of the dwellings. The garage included will provide car port parking for 4 vehicles, with 4 additional spaces indicated in front of that building.
1.5 For the avoidance of doubt, the three plots subject of this application are also plots 1, 2 and 6 of application 1100698FUL.
2. NATIONAL GUIDANCE
2.1 PPS1: “Delivering Sustainable Development” (2005) contains advice on the operation of the plan-led system.
2.2 PPS3: “Housing” (2011) sets out how the planning system supports the growth in housing completions needed in England.
2.3 PPS5: Planning for the Historic Environment (2010) sets out the Government's planning policies on the conservation of the historic environment.
2.4 PPG13: “Transport” (2011) provides guidance in relation to transport and particularly the integration of planning and transport.
2.5 PPS25: “Development and Flood Risk” (2010) sets out Government policy on development and flood risk. Its aims are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas of highest risk. Where new development is, exceptionally, necessary in such areas, policy aims to make it safe, without increasing flood risk elsewhere, and, where possible, reducing flood risk overall.
For full details visit the government website http://www.communities.gov.uk and follow the links to planning, Building and Environment, Planning, Planning Policy.
3. PLANNING POLICIES
Further information on the role of planning policies in deciding planning applications can also be found at the following website: http://www.communities.gov.uk then follow links Planning, Building and Environment, Planning, Planning Information and Guidance, Planning Guidance and Advice and then Creating and Better Place to Live
3.1 East of England Plan - Revision to the Regional Spatial Strategy (May 2008) Policies viewable at http://www.go-east.gov.uk then follow links to Planning, Regional Planning then Related Documents
ENV7: “Quality in the Built Environment” - requires new development to be of high quality which complements the distinctive character and best qualities of the local area and promotes urban renaissance and regeneration
SS1: “Achieving Sustainable Development” – the strategy seeks to bring about sustainable development by applying: the guiding principles of the UK Sustainable Development Strategy 2005 and the elements contributing to the creation of sustainable communities described in Sustainable Communities: Homes for All.
WAT4: “Flood Risk Management” – River flooding is a significant risk in parts. The priorities are to defend existing
properties from flooding and locate new development where there is little or no flooding.
3.2 Cambridgeshire and Peterborough Structure Plan (2003) Saved policies from the Cambridgeshire and Peterborough Structure Plan 2003 are relevant and viewable at http://www.cambridgeshire.gov.uk follow the links to environment, planning, planning policy and Structure Plan 2003.
None applicable.
3.3 Huntingdonshire Local Plan (1995) Saved policies from the Huntingdonshire Local Plan 1995 are relevant and viewable at www.huntingdonshire.gov.uk/localplan95
En5: “Conservation Area Character” - development within or directly affecting conservation areas will be required to preserve or enhance their character and appearance
En6: “Design standards in Conservation Areas” – in conservation areas, the District Council will require high standards of design with careful consideration being given to the scale and form of development in the area and to the use of sympathetic materials of appropriate colour and texture.
En9: “Conservation Areas” - development should not impair open spaces, trees, street scenes and views into and out of Conservation Areas.
En12: “Archaeological Implications” – permission on sites of archaeological interest may be conditional on the implementation of a scheme of archaeological recording prior to development commencing.
En18: “Protection of countryside features” – Offers protection for important site features including trees, woodlands, hedges and meadowland.
En20: Landscaping Scheme. - Wherever appropriate a development will be subject to the conditions requiring the execution of a landscaping scheme.
En25: "General Design Criteria" - indicates that the District Council will expect new development to respect the scale, form, materials and design of established buildings in the locality and make adequate provision for landscaping and amenity areas.
H31: “Residential privacy and amenity standards” – Indicates that new dwellings will only be permitted where appropriate standards of privacy can be maintained and adequate parking provided.
H32: "Sub-division of large curtilages" states support will be offered only where the resultant dwelling and its curtilage are of a size and form sympathetic to the locality.
H33: “Sub-division of large curtilages affecting protected buildings or features” states the subdivision of curtilages will not be supported where development will adversely affect the qualities of a Conservation Area or affect trees worthy of protection.
3.4 Huntingdonshire Local Plan Alterations (2002) Saved policies from the Huntingdon Local Plan Alterations 2002 are relevant and viewable at www.huntingdonshire.gov.uk/localplan - Then click on "Local Plan Alteration (2002)
* HL5 – Quality and Density of Development - sets out the criteria to take into account in assessing whether a proposal represents a good design and layout.
3.5 Policies from the Adopted Huntingdonshire Local Development Framework Core Strategy 2009 are relevant and viewable at http://www.huntsdc.gov.uk click on Environment and Planning then click on Planning then click on Planning Policy and then click on Core Strategy where there is a link to the Adopted Core Strategy.
CS1: “Sustainable development in Huntingdonshire” – all developments will contribute to the pursuit of sustainable development, having regard to social, environmental and economic issues. All aspects will be considered including design, implementation and function of development.
CS3: “The Settlement Hierarchy” – Identifies Huntingdon, St Neots, St Ives and Ramsey and Bury as Market Towns in which development schemes of all scales may be appropriate in built up areas.
3.6 Policies from the Development Management DPD: Proposed Submission 2010 are relevant.
E1: “Development Context” – development proposals shall demonstrate consideration of the character and appearance of the surrounding environment and the potential impact of the proposal.
E2: “Built-up Areas” – development will be limited to within the built-up areas of the settlements identified in Core Strategy policy C3, in order to protect the surrounding countryside and to promote wider sustainability objectives.
E3: “Heritage Assets” – proposals which affect the District’s heritage assets or their setting should demonstrate how these assets will be protected, conserved and where appropriate enhanced.
E5: “Trees, Woodland and Hedgerows” – proposals shall avoid the loss of, and minimise the risk of, harm to trees, woodland or hedgerows of visual, historic or nature conservation value and these should be incorporated effectively within the landscape elements of the scheme wherever possible.
E10: “Parking Provision” – car and cycle parking should accord with the levels and layout requirements set out in Appendix 1 ‘Parking Provision’. Adequate vehicle and cycle parking facilities shall be provided to serve the needs of the development.
C5: “Flood Risk and Water Management” – development proposals should include suitable flood protection / mitigation to not increase risk of flooding elsewhere. Sustainable drainage systems should be used where technically feasible. There should be no adverse impact on or risk to quantity or quality of water resources.
H1: “Efficient Use of Housing Land” – to help reduce the need to travel, proposals will be supported which include higher densities in locations in close proximity to concentrations of services and facilities and integrate commercial and community uses amongst new homes of a scale and nature appropriate to their location.
H2: “Housing Mix” – a mix of housing is required that can reasonably meet the future needs of a wide range of household types in Huntingdonshire and reflect the advice and guidance provided within the Cambridgeshire and Peterborough SHMAs and relevant local housing studies. Regard must also be given to other materials factors specific to the site.
H3: “Adaptability and Accessibility” – the location and design of development should consider the requirements of users and residents that are likely to occur during the lifetime of the development.
H7: “Amenity” – development proposals should safeguard the living conditions for residents and people occupying adjoining or nearby properties.
3.7 Supplementary Planning Document: The Huntingdonshire Design Guide 2007.
4. PLANNING HISTORY
1002000FUL – Extension to Scout Hut – Addition of single storey side/rear extension, re-location of vehicular access, formation of formal parking/turning area and retention of resultant building on permanent basis (variation of previous consent 0503815S73)- permission granted.
1100135FUL - Erection of 13 houses and apartments with associated parking, turning and landscaping – permission refused.
1100698FUL – Erection of 13 homes (houses, apartments and coach house) with associated works and landscaping – application on this agenda.
5. CONSULTATIONS
5.1 St. Neots Town Council recommend APPROVAL (COPY ATTACHED)
5.2 The Environment Agency – No OBJECTION subject to floor level, surface water drainage and foul water drainage conditions.
5.3 HDC Environmental Health – NO OBJECTION subject to an advisory note to applicant that if contamination is identified, the developer must contact the Local Planning Authority.
5.4 Cambridgeshire County Council Highway Authority – NO OBJECTION subject to conditions relating to no gates on the access, a scheme for the highway crossover and parking & turning shall be agreed with the Local Planning Authority and the visibility splays as submitted shall be implemented.
5.5 Cambridgeshire County Council Archaeology - NO OBJECTION – subject to a condition to investigate archaeology and mitigate any findings.
6. REPRESENTATIONS
5 Letters of representation objecting to the proposal on the grounds of:
* Increased traffic movements * Overlooking of properties on opposite side of Mill Hill Road * Position of plots 1 & 2 would impact on visibility for entering/leaving the site. * Can the parking, as indicted, accommodate 8 vehicles? * Plots 1 & 2 should be stepped further back to reflect the properties on the opposite side of Mill Hill Road. * Impact on the visual amenity of Mill Hill Road * Trees have already been lost as a result of this proposal. * Loss of privacy to communal garden to retirement living complex to north of the garden to No. 7 Eaton Ford Green. * Impact on residential amenity of the retirement complex to the north by way of noise and traffic. * Enough availability of newly built properties in St. Neots.
7. SUMMARY OF ISSUES
7.1 This site is to be served by the previously approved new vehicular access to be shared with the scout hut. However, plans within this application also show the location of the access. For the avoidance of doubt the access also forms part of this application and will be considered accordingly.
7.2 The other main issues for consideration are the principle of development, impact on residential amenity, layout and design, impact on Conservation Area, parking matters, flooding matters, contamination matters and third party representations.
Principle:
7.3 PPS3 advises that housing should be in sustainable locations with good access to facilities, infrastructure and jobs. This site lies within
the built-up area of St. Neots, as defined by policy E2 of the Huntingdonshire Local Development Framework Development Management DPD: Proposed submission 2010. Policy CS3 of the Huntingdonshire LDF advises that development of all scales may be appropriate in the built-up area. For that reason the development of this site, subject of this application for residential development is acceptable in principle.
Impact on residential amenity:
7.4 Comments have been received from the retirement complex to the north of the garden area to No. 7 Eaton Ford Green. These points are noted and considered under application 1100698FUL. However, in the context of this application it is not considered that 3 dwellings to the south of the site will be detrimental to those neighbours.
7.5 Objections have been submitted with regard to impact on privacy by way of bright headlights shining into properties opposite the site and noise resulting from traffic movements. Mill Hill Road is a main thoroughfare from St. Neots Road to Great North Road with a 30mph speed limit. It is considered that it would not be a sustainable reason for refusal to suggest that the vehicular access in this position would be significantly detrimental to the amenity of neighbours by way of glare from vehicular traffic entering/leaving the site.
7.6 With regard to plots 1 & 2, there is approximately 19m between the front elevation of these proposed plots and the dwellings immediately opposite. Taking into consideration the distance and the public realm separating the properties, it is not considered that a refusal of this scheme on the grounds of impact on existing dwellings on Mill Hill Road would be sustainable.
7.7 The ‘flat over garage’ unit, plot 6 will lie to the rear of No. 7 Eaton Ford Green. The means of light on the rear elevation will be via velux windows. Given the distance between this unit and the dwelling at No.7 together with its position north of No.7, it is considered that unit 6 would not have a significant impact on the amenities of the occupiers of No.7.
Layout, design and impact on Conservation Area:
7.8 Plots 1 and 2 have been designed to be in keeping with the locality, replicating the linear pattern of development found on the opposite side of Mill Hill Road, albeit closer to the road than the dwellings opposite. The dwellings will stand approximately 3m from the back of the footpath. Both plots include chimney stacks and a 1st floor window on the side elevations, creating interesting gable ends, particularly when viewed along Mill Hill Road, to the south and north of this proposal. The unimposing cottage style of the frontage buildings is reinforced by way of soft landscaping forward of the dwellings and large bay windows overlooking the public realm.
7.9 With regard to the ‘flat over garage’ (FOG) unit to the rear of these plots, it is considered that this will be in keeping with the locality, subject to use of appropriate materials which can be controlled by way of planning conditions.
7.10 It is considered that plots 1, 2 and 6, as designed, are acceptable and will not detract from the visual amenity of Mill Hill Road or the Conservation Area. The frontage dwellings would have very small gardens. Whilst, on balance, this is not considered to be reason to refuse this application, it does increase the importance of ensuring that development on the land to the northwest takes account of this and provides an overall development that is sympathetic to the area. It is also important to ensure that the boundary treatments are of a very high standard, creating a soft boundary on the access road, upon entering the wider site.
Vehicular Access/Highway safety:
7.11 A plan showing the highway geometry, including visibility splays and location of properties opposite the site has been submitted as part of this application. Cambridgeshire County Council has no objection to this proposal subject to conditions relating to implementation of visibility splays, the vehicular access shall remain ungated, a minimum width for the access road, parking, turning and access arrangements to the highway to be agreed.
Parking matters:
7.12 As part of the scheme 8 parking spaces are proposed. Appendix 1 of the Huntingdonshire LDF Development Management DPD sets out maximum standards and advises that schemes should provide up to 2 car spaces per dwelling and up to 1 visitor space per 4 units. Parking standards for this scheme alone require a maximum of 7 parking spaces. The parking bays provided measure 2.2m x 4.9m. Parking standards indicate that a parking space should measure 2.4m x 5m. It is acknowledged that these spaces are marginally smaller than standard, however the applicant has provided more spaces than required by policy. Whilst there are concerns regarding existing and any additional parking on Mill Hill Road, it would be difficult to refuse this application, which proposes slightly above the maximum number of parking spaces, on this basis.
Flooding matters:
7.13 This site lies in EA floodzone 2, a vulnerable location as identified by the Environment Agency (EA). The Flood Risk Assessment meets the requirements of PPS25 and for that reason the EA have no objection to this proposal.
Contamination Matters:
7.14 Environmental Health have advised that if the Local Planning Authority was minded to approved this scheme, an advisory note should be included to advise the developer that if any contamination is found, they should contact the Council with immediate effect.
Archaeology:
7.15 Cambridgeshire County Council has identified that this site may contain archaeology and therefore recommends that the site is subject to a programme of archaeological investigation. This can be controlled by planning condition.
Other matters raised:
7.16 One concerned neighbour referred to the loss of trees on the frontage of the site. The front of the site, on Mill Hill Road is outside the St. Neots Conservation Area. The trees referred to were not subject of a Tree Preservation Order. Planning permission was not required to remove those trees.
Need for new dwellings:
7.17 The issue of need is not a matter for consideration as part of this scheme. The policy position supports some form of development of this site. This application must therefore be considered on its own merits, against planning policy and any other material considerations presented. Market forces are a matter for consideration for the developer.
Conclusion:
7.18 Plots 1, 2 and 6 are considered acceptable. It is not considered that these 3 dwellings will be detrimental to the residential amenity of residents to the north of the site, on the opposite side of Mill Hill Road or to the south. This development will not be detrimental to flood risk or highway safety. These plots, as designed, will improve the visual amenity of this part of Mill Hill road and are not considered to be detrimental to the setting, character or appearance of the Conservation Area. In light of National Guidance, Development Plan policies and other material considerations, permission may be granted for the development as submitted.
7.19 If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs.
8. RECOMMENDATION – APPROVE, subject to conditions to include the following:
02003 Time Limit (3yrs)
Nonstand - materials
Nonstand- eaves, verges, flues and meterboxes
Nonstand- Access ungated
Nonstand- minimum access width
Nonstand- Highway crossover
Nonstand- parking and turning
Nonstand- facilities clear of the highway
Nonstand- Visibility Splays
Nonstand- radius kerbs
Nonstand- Finished Floor Levels
Nonstand- Surface Water Drainage
Nonstand- Foul water drainage
Nonstand- Archaeology
Nonstand Landscape design
Nonstand Boundary treatment
Nonstand Lighting scheme before installation
CONTACT OFFICER: Enquiries about this report to Clara Kerr Development Management Officer 01480 388434
Development Management Panel Application Ref: 1100659FUL Location: St Neots Date: 18th July 2011
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