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Planning Applications Report

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Planning Applications Report Planning Applications Report Planning and Highways Committee 06 September 2007 Bolton Council has approved a Guide to Good Practice for Members and Officers Involved in the Planning Process. Appendix 1 of the Guide sets down guidance on what should be included in Officer Reports to Committee on planning applications. This Report is written in accordance with that guidance. Copies of the Guide to Good Practice are available from the Development and Regeneration Department, Town Hall, Bolton. Bolton Council also has a Code of Practice for publicising planning applications and other submissions for approval. As part of this Code, neighbour notification letters will have been sent to all owners and occupiers whose premises adjoin the site of these applications. In residential areas, or in areas where there are dwellings in the vicinity of these sites, letters will also have been sent to all owners and occupiers of residential land or premises, which directly overlook a proposed development. The plans in this report have been annotated with the symbol ● to show where a letter of objection has been received from an owner or occupier of a property shown on the Report Plan. The plans in this report have been annotated with the symbol to show where a letter of support has been received from an owner or occupier of a property shown on the Report Plan. The plans in the report are for location only and are not to scale. The application site will generally be in the centre of the plan edged with a bold line. The following abbreviations are used within this report: - UDP The adopted Unitary Development Plan 2005 RSS Regional Spatial Strategy for the North West of England PCPN A Bolton Council Planning Control Policy Note PPG Department of Communities and Local Government Planning Policy Guidance Note MPG Department of Communities and Local GovernmentMinerals Planning Guidance Note SPG Bolton Council Supplementary Planning Guidance PPS Department of Communities and Local Government Planning Policy Statement TPO Tree Preservation Order EA Environment Agency SBI Site of Biological Importance SSSI Site of Special Scientific Interest GMEU The Greater Manchester Ecology Unit The background documents for this Report are the respective planning application documents which can be found at:- www.bolton.gov.uk/planapps 2 INDEX Ref. No Page Item Ward Location 77555/07 1 BRCR LAND ADJACENT, 596 DARWEN ROAD, TURTON, BOLTON, GREATER MANCHESTER, BL7 9RY 78007/07 2 BRCR BARWOOD HOUSE, BRADSHAW BROW, BOLTON, GREATER MANCHESTER, BL2 3DD 77797/07 3 CROM 82 WOLFENDEN STREET, BOLTON, GREATER MANCHESTER, BL1 3QE 77428/07 4 FARN LAND AT HALL LANE / WHITLEY STREET / LOXHAM STREET, FARNWORTH, BOLTON. BL4 7QE 77485/07 5 GRLE 19 MELVILLE STREET, BOLTON, GREATER MANCHESTER, BL3 2BB 77775/07 6 GRLE 13 MANCROFT AVENUE, BOLTON, GREATER MANCHESTER, BL3 3AA 77707/07 7 HELO LAND AT MOORSIDE AND THE MARKLANDS, 99- 101 MARKLAND HILL LANE, BOLTON, GREATER MANCHESTER, BL1 5NH 77956/07 8 HELO REAR OF 64 NEW HALL LANE, BOLTON, GREATER MANCHESTER, BL1 5LG 75979/06 9 HOBL LAND AT LOSTOCK LANE, LOSTOCK, BOLTON 77798/07 10 HOBL LAND ADJACENT THE LINKWAY, HORWICH, BOLTON. 76862/07 11 HONE BROWN COW, 36 CHURCH STREET, HORWICH, BOLTON, BL6 6AD 78010/07 12 HONE LAND OFF PENNINE ROAD / CHILTERN CLOSE, HORWICH, BOLTON 77980/07 13 HULT 34 NEWSTEAD DRIVE, BOLTON, GREATER MANCHESTER, BL3 3RE 77871/07 14 RUMW LAND AT ROGERSTEAD, BOLTON 77935/07 15 SMIT 74 BENNETTS LANE, BOLTON, GREATER MANCHESTER, BL1 6JE 3 4 77793/07 16 TOHA 16 TONGE OLD ROAD, BOLTON, GREATER MANCHESTER, BL2 6BH 77969/07 17 WESO 75-77 MARKET STREET, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 3AA 77471/07 18 WESO LAND ADJACENT TO 82 HINDLEY ROAD, WESTHOUGHTON, BOLTON, GREATER MANCHESTER, BL5 2JS 76619/07 19 WNCM LADYBRIDGE SPORTS AND LEISURE CLUB, TEMPEST ROAD AND OPEN FIELDS OPPOSITE EXISTING FOOTBALL CLUB, TEMPEST ROAD, CHEW MOOR BOLTON. 77927/07 20 WNCM STATION HOUSE FARM, CHORLEY ROAD, WESTHOUGHTON, BOLTON. 77843/07 21 WNCM WINGATES PLAY PARK, HOLDEN LEA, WESTHOUGHTON, BOLTON 77824/07 22 WNCM LAND TO THE EAST OF CHEW MOOR LANE AND ADJACENT TO AND SOUTH OF THE M61, LOSTOCK 5 Date of Meeting: 06 September 2007 Item Number: 1 Application Reference: 77555/07 Type of Application: Full Planning Application Registration Date: 05/07/2007 Decision Due By: 30/08/2007 Responsible Oliver West Officer: Location: LAND ADJACENT, 596 DARWEN ROAD, TURTON, BOLTON, GREATER MANCHESTER, BL7 9RY Proposal: DEMOLITION OF GARAGE AND ERECTION OF A DETACHED HOUSE Ward: Bromley Cross Applicant: Mr Jones Agent : Neil Pike Architecture Limited Officers Report Proposal This proposal is for a large detached house to be built within the existing garden area of 598 Darwen Road, Egerton, Bolton. This is a revised scheme following negotiations with the architect. Site Characteristics The site is part of the mature garden area of 598 Darwen Road. This is an older bungalow set within a large garden. A recent planning permission has allowed dormer windows to be created. The site is at the Egerton end of Darwen Road near Blackburn Road. The property fronts onto Darwen Road with the green belt beyond. Modern detached houses are to the rear and side. The site is steeply sloping up from Darwen Road. Policy The development plan policies and supplementary planning guidance used in the determination of this planning application were:- 2005 UDP policies: G1, G2 Green Belt, N1 Nature Conservation, N7 Trees, Woodland and Hedgerows, EM4 Contaminated Land, EM6 Energy Conservation, EM10 Surface Water Run Off, D1, D2 Design, D3 Landscaping, A5 Road Network, A6 Car Parking Standards, A7 Cycle Parking, H3 Housing Applications, 7 H5 Net Site Density. Planning Control Policy Notes: No.1 - Car and Cycle Parking Standards, No.2 - Space Around Dwellings, No.7 - Trees: Protection and Planting in New Developments. History Planning application 68629/04 for outline application for the demolition of an existing garage and erection of one dwelling (means of access details only) was refused in September 2004 due to overdevelopment and lack of information with regard to highway visibility. Outline planning application 68009/04 for the demolition of existing garage and erection of one dwelling on land at 596 Darwen road (means of access details only) was withdrawn in June 2004. Planning permission 58644/01 for the erection of a detached garage was approved with conditions in March 2001. Technical Consultations Bolton Council - Highway Engineers:- the submitted plans do not indicate visibility onto Darwen Road. NB these comments relate to the original scheme and comments are awaited for the revised scheme. Bolton Council - Environmental Health Officers:- a Phase 1 study should be included as a condition. There is the potential for gas to be present on the site as a result of a nearby rubbish dump and this may necessitate mitigation measures. Bolton Council - Tree and Woodland Officers:- have not objected. Bolton Council - Conservation and Urban Design Officers:- have made a number of design recommendations. The applicant has produced a revised scheme that incorporates some but not all of these recommendations. The revised scheme is smaller than the original design and overcomes most of the design issues. United Utilities:- have no objections but recommend that the site is drained on a separate system with only foul water drained by the mains sewer. The agent has agreed to this and a condition should be included. Representations Letters:- a number of letters of objection have been received from the neighbour at 596 Darwen Road. A letter has also been received from a neighbour at 2 Conisber Close to the rear of the site. They raise a number of issues including: • excessive height and resulting imposing design and loss of privacy • overbearing effect on neighbouring properties • substandard access due to poor visibility 8 Elected Members:- Cllr Greenhalgh has requested that the application is considered by the planning committee with an advance site visit if it is recommended for approval. Analysis Section 38 of the Planning and Compulsory Purchase Act 2004 requires applications to be determined in accordance with policies in the Development Plan unless material considerations indicate otherwise. Applications which are not in accordance with Development Plan policies should be refused unless material considerations justify granting permission. Similarly, proposals which accord with Development Plan policies should be approved unless there are material considerations which would justify a refusal of permission. It is therefore necessary to decide whether this proposal is in accordance with the Development Plan and then take account of other material considerations. The main impacts of the proposal are:- * impact on design * impact on highways and access Impact on design Policy D2 requires proposals to contribute to good urban design. Proposals should be compatible with their surroundings in terms of layout, density, height, massing, architectural style, materials and landscaping. The original proposals were unacceptable as the design was too large for the plot and was too close and overbearing to neighbouring dwellings. The revised scheme, although similar, is smaller and reduces the impact on neighbouring dwellings. It is a tall structure that will be highly visible from the road following the reduction of boundary hedges. However, the raised ground means that the existing bungalow is also highly visible from the road and the proposed dwelling will have a roof line slightly lower than the existing property, although higher than the other neighbour at 598 Darwen Road. The design references the style of the bungalow and is acceptable in design terms. The trees at the rear of the site should be retained to ensure privacy is maintained to the rear. The applicant has submitted a landscaping plan indicating that adequate screening will be retained. The property would be close to the side elevation of 598 Darwen Road.
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