Item Number: 5 Application Number
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ITEM NUMBER: 5 APPLICATION NUMBER: 13/09596/OUT APPLICANTS NAME(S): Ms Lucinda Hawkins-Adams SITE ADDRESS: Land adjoining St John's Close, Tretower, Crickhowell, Powys GRID REF: E: 318706 N:221270 COMMUNITY: DATE VALIDATED: 27 June 2013 DECISION DUE DATE: 22 August 2013 CASE OFFICER: Mr Lloyd Jones PROPOSAL Outline planning application for two residential units ADDRESS Land adjoining St John's Close, Tretower, Crickhowell, Powys CONSULTATIONS/COMMENTS Consultee Received Comments Cwmdu And District 14th Jun 2013 Strongly opposed to the application on the following Community Council grounds: 1. Traffic generation through St John's Close and impact upon the community; 2. Land required for access belong to Powys County Council Housing Department and is designated as recreational area for the residents of St John's Close 3. There is evidence that the proposed site is liable to flooding as seen during recent flooding. Cwmdu And District 22nd Jul 2013 Strongly opposed to the application on the following Community Council grounds: 1. Traffic generation through St John's Close and impact upon the community; 2. Land required for access belong to Powys County Council Housing Department and is designated as recreational area for the residents of St John's Close 3. There is evidence that the proposed site is liable to flooding as seen during recent flooding. Heritage Officer 11th Jun 2013 To ensure that any remains of archaeological (Archaeology) significance disturbed in the course of the development are excavated, recorded and reported in order to mitigate the impact of the development on the archaeological remains. The applicant will need to engage an archaeological contractor to undertake the Excavation, and I will need to produce a Brief for the work required to allow contractors to tender for the work and produce a written scheme of investigation for the work. Please let me know when/if the Brief is required. Heritage Officer 2nd Jul 2013 To ensure that any remains of archaeological (Archaeology) significance disturbed in the course of the development are excavated, recorded and reported in order to mitigate the impact of the development on the archaeological remains. The applicant will need to engage an archaeological contractor to undertake the Excavation, and I will need to produce a Brief for the work required to allow contractors to tender for the work and produce a written scheme of investigation for the work. Please let me know when/if the Brief is required. NP Head Of Strategy 4th Jun 2013 Given the difficulty accessing the development site Policy And Heritage from the A40, it seems reasonable to enable access from St John's Close. As such the development represents an acceptable departure from the development plan. The policy team have no objections to the principle of this development If you require any further comments on policy matters relating to this application not discussed above please do not hesitate to get in contact. NP Head Of Strategy 3rd Jul 2013 My previous comments in relation to this proposal Policy And Heritage still stand and I have no further comments to make. Powys County No response Council Building Regulations Powys County 14th Jun 2013 I have no objection, in principle, to this application Council Highways but must point out that a query has been raised regarding the true extent of the adopted highway. I note that the appropriate notice has been served. In any event the following conditions should be included on any permission granted. HC7 Within 5 days from the commencement of the development the area of the access to be used by vehicles is to be constructed to a minimum of 410mm depth, comprising a minimum of 250mm of sub-base material, 100mm of bituminous macadam base course material and 60mm of bituminous macadam binder course material for a distance of 5.5 metres from the edge of the adjoining carriageway. Any use of alternative materials is to be agreed in writing by the Local Planning Authority prior to the access being constructed. HC21 Prior to the occupation of the dwellings the area of the access to be used by vehicles is to be finished in a 40mm bituminous surface course for a distance of 5.5 metres from the edge of the adjoining carriageway. HC32 No storm water drainage from the site shall be allowed to discharge onto the county highway. Powys County 12th Jul 2013 I refer to the amended plans relating to the above Council Highways site and have no additional comments to make. Powys County No response Council Land Drainage Department Welsh Government 19th Jun 2013 The Welsh Government as highway authority for Transport the A479 trunk road does not issue a direction in Department respect of this application. Welsh Government 22nd Jul 2013 The Welsh Government as highway authority for Transport the A470 trunk road does not issue a direction in Department respect of this application. CONTRIBUTORS Graham Jenkins, 5 St John's Close, Tretower Cllr Kathryn Silk, [email protected], J.M Nicholls, 6 St Johns Close, Tretower A. J. Caton, 4 St Johns Close , Tretower G Grant, 4A St Johns Close , Tretower J.M Williams, 4B St Johns Close , Tretower Mrs H.G. Sweeting, 1 St John's Close, Tretower NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY A total of ten letters of objection have been received and can be summarised as: 1. Inappropriate development; 2. Lead to additional traffic and congestion; 3. Loss of amenity land; 4. Increased risk of flood risk; 5. Loss of parking for residents on St John's Close; 6. Dwellings for own personal gain; 7. Dwelling will not harmonise with bungalows and stone cottages; 8. Site is not vacant, grazed by sheep; 9. Should not have installed gate in existing fence; 10. Loss of view; 11. Poor drainage; 12. Not in keeping and not sympathetic; RELEVANT POLICIES G3: “Development in the National Park” (Unitary Development Plan 2007) G6: “Design” (Unitary Development Plan 2007) ES28: “Provision of Open Space in Housing Sites” (Unitary Development Plan 2007) Q11: “Sites of Archaeological Importance” (Unitary Development Plan 2007) Q12: “Archaeological Evaluation” (Unitary Development Plan 2007) LPG2: “Allocation of Land for development.” (Local Plan 1999) LPG3: “Development in the National Park.” (Local Plan 1999) LPG7: “Design and energy conservation.” (Local Plan 1999) LPCL9: “Archaeology and cultural features.” (Local Plan 1999) LPCL10: “Archaeology and cultural features.” (Local Plan 1999) LPH2: “New housing in larger settlements.” (Local Plan 1999) PLANNING HISTORY App Ref Description Decision Date 12/08786/FUL Erection of two dwellings. Application 8th Mar 2013 Refused 08/02046/OUT Proposed erection of 2 No. Application 22nd Apr 2009 dwellings Permitted 13/09463/OUT Outline planning application for Application 31st May 2013 two residential units Withdrawn OFFICER’S REPORT Introduction Outline planning permission with all matters reserved is sought for the provision of two dwellings on land adjacent to St John's Close, Tretower. The application is being reported to PAROW as the application comprises a technical departure from the development plan. Site Description The application site comprises an irregular shaped parcel of land that measures 0.18 hectares. The site lies at the edge of the settlement of Tretower, and has a direct frontage of 38.0m on to the A479. This boundary is demarked by a traditional stone wall, although the application site itself lies at a lower level and slopes gently downwards to its southern boundary. A stream runs along the north eastern boundary of the application site. Set at a minimum of 4.0m off the western boundary is a pair of semi-detached bungalows, Nos. 3 and 4 St John's Close, which is one of a pair of three similarly designed properties that are served by this cul-de-sac. Open countryside lies beyond the southern and eastern boundaries of the site. Tretower Court, a scheduled monument lies approximately 100m to the south. Members should note that at the end of the cul-de-sac, a grass verge separates the site from the metalled road. In the determination of the previous outline planning application (08/02046/OUT) Powys County Council Highway Section confirmed that this grass verge formed part of the adopted Highway network. Notwithstanding this, Powys County Council Legal Section advised on 11th June 2013 that this land forms an amenity area, which is maintained by the Council's Housing Department, for the benefit of the residents of St John's Close housing estate rather than being maintained as part of the adopted highway network. The applicant has completed Certificate B and served the appropriate notice on Powys County Council Housing Department. Planning History Outline planning permission (08/02046/OUT) for the provision of two dwellings on the site was approved on 22nd April 2009. A full planning application (12/08786/FUL) for the provision of two dwellings was refused on design grounds on 8th March 2013. More recently an outline planning application (13/09463/OUT) was withdrawn on 31st May 2013. Proposal The planning application is made in Outline with all matters reserved for subsequent approval. The submitted indicative layout identifies that the site will be accessed via St John's Close, Tretower. The application details the provision of two dwellings on land adjacent to St John's Close. The indicative layout indicates the provision of two dwellings with plot 1 set 1.8m off the north western boundary of No.3 St Johns Close and having the maximum dimensions of 15m by 8m. The dwelling will have a maximum height of 6.8m. The dwelling on plot 2 will be sited some 1.4m to the east of the dwelling on plot 1. The dwelling will have maximum dimensions of 12m by 9m.