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Doncaster Metropolitan Borough Council DONCASTER METROPOLITAN BOROUGH COUNCIL PLANNING COMMITTEE - 7th June 2011 Application 6 Application 11/00712/FUL Application 29th April 2011 Number: Expiry Date: Application Full Application Type: Proposal Erection of 4 detached houses with associated parking and 1 detached Description: bungalow with detached garage on approx. 0.19ha of land, following demolition of existing dwelling (AMENDED NUMBER, TYPE, STYLE AND LAYOUT OF DWELLINGS) At: Hill Crest Barnsley Road Scawsby Doncaster For: Mr Neil Porritt Third Party Reps: 14 Parish: Brodsworth Parish Council Ward: Great North Road Author of Report Teresa Hubery MAIN RECOMMENDATION: GRANT 1.0 Reason for Report 1.1 This application is being presented to committee at the request of Councillor Mordue, also the proposal has received a number of observations in opposition. 2.0 Proposal and Background 2.1 The proposal is for the erection of 4 detached houses with associated parking and 1 detached bungalow with detached garage on approx. 0.19ha of land, a total of 5 dwellings. Initially, the proposal was submitted for the erection of 2 blocks of 3 town houses and 1 detached bungalow; 7 houses. The original proposal has been amended to eliminate concerns from officers and neighbours with regards the highways access, density, type, design, layout and character of dwellings in order that that complement surrounding properties. 2.2 The existing detached dwelling on the site is known as ‘Hill Crest’, Barnsley Road, Scawsby. The dwelling is proposed to be demolished as part of this development and its large garden re-developed. 2.3 The site is situated along Barnsley Road, which is located within the established residential area of Scawsby. The site has a direct frontage onto Barnsley Road [A635], which is an adopted public highway. The site is screened on all boundaries with varying methods, the front (south) is hedgerow approximately 1.4m high, the side (west) is a brick wall approximately 1m high, the rear boundary has a wooden fence 2m high and the side (east) has a mixture of wooden fencing and hedgerows at 2m high. The levels of the land slope down west to east. 3.0 Relevant Planning History 3.1 No relevant planning history. 4.0 Representations 4.1 The application was advertised by means of letters to neighbours notifying them of the proposal. This is in accordance with Circular 15/92 Publicity for Planning Applications. 4.2 The proposal has received a total of 23 individual letters of objection. Councillor B Mordue has also objected to the proposal. 4.3 The initial proposal for 7 dwellings received 13 individual letters of objections raising concerns regarding: - increase traffic onto Barnsley Road (A368) - over development of site in terms of dwellings and potential occupiers - town houses being out of character - front existing building line of Barnsley Road, Scawsby - parking to front of properties, out of character and has an adverse effect on the appearance of Barnsley Road - loss of privacy and light to neighbouring properties - proposed demolition of existing dwelling 4.4 The amended proposals for 5 dwellings has received a further 8 letters of objections raising concerns regarding: - increase traffic onto Barnsley Road (A368) - front existing building line of Barnsley Road, Scawsby - over development of site in terms of dwellings and potential occupiers - proposed demolition of existing dwelling - loss of privacy and light to neighbouring properties 5.0 Parish Council 5.1 The site lies within Brodsworth Parish. The Parish has strongly objected to the original plans for 7 dwellings and the amended proposal for 5 dwellings. The amended proposal was heard at the April meeting, where local residents and Councillors were present to voice their concerns. The concerns include that despite the fact that the number of dwellings has been reduced from 7 to 5 the problems remain almost the same as the previous proposals. Which include; - out of character - highway and road safety issues - closeness of properties will seriously impair any maintenance, - the provision of fencing seems to have been omitted - implications for sewage and water supplies, exacerbating existing problems 6.0 Relevant Consultations 6.1 Environmental Health - Pollution Control No indication on the historic maps of any previous industrial use, however, as the application is for a sensitive end use, in line with current guidance (PPS23) a site investigation should be carried out. Therefore, standard conditions are recommended. 6.2 Internal Drainage Engineer’s No objections, however, would recommend standard conditions with regards the submission of full details of proposed surface water run-off and ground permeability tests to be carried out before the commencement of development. 6.3 Yorkshire Water - No objections. 6.4 Environmental Planning (Ecology) - No objections. 6.5 Transportation - Highways Development Control Initially, objections to the proposal for 7 dwellings and two access points were received because the layout failed to provide basic highway requirements and if approved, would have resulted in potentially serious highway conditions. The amended proposal for 5 dwellings has now been assessed and the current layout with a private drive is sufficient in size. Standard conditions are recommended relating to surfacing and sealing of the site and a condition controlling construction of the crossing over the footpath/verge. 7.0 Relevant Policy and Strategic Context 7.1 National Planning Policy relevant to the consideration of this application includes: PPS1: Planning Policy Statement 1 (Delivering Sustainable Development) PPS3: Planning Policy Statement 3 (Housing) 7.2 Local Planning Policy relevant to the consideration of this application includes: Unitary Development Plan (Adopted July 1998) PH11: Residential Uses and Residential Policy Areas PH13: Residential Standards ENV52: Design of New Buildings T5: Highways Supplementary Planning Document - Residential Backland and Infill Development Core Strategy 2011-2026 Local Development Framework (material consideration). The following policies are applicable: Policy 1 - Quality of Life Policy 2 – Growth and Regeneration Strategy Policy 14 - Design and Sustainable Construction 8.0 Planning Issues and Discussion The main issues for consideration are the principle of development, the impact of the proposal on neighbouring properties, whether the layout and design is appropriate to the character and appearance of the area and the highways and parking implications. Principle of Development 8.1 PPS3, which is a national policy statement, provides generalised advice on proposals for residential development. PPS3 advises that preference should be for building residential properties in areas that have access to a wide range of community facilities including public transport. Preference should also be given to developments which make the efficient and effective use of land including using previously developed land where appropriate. In land use terms, the proposal would be sited on land deemed to be the curtilage of an existing dwelling house so it would be classed as Greenfield land. Nevertheless, there is no objection to building on Greenfield land, particularly when sites are in sustainable locations such as this site. 8.2 Locally, policy PH 11 (a) states that development for housing will normally be permitted except where; the development would be at a density or of a form which would be detrimental to the character of the surrounding area or would result in an over intensive development of the site. 8.3 With regard to part (a), the density of the proposal is approximately 26.3dph, whilst PPS 3 no longer states an indicative national standard in terms of density, it was previously 30 dph, therefore the proposed density is low and does not constitute an over development of the site. The proposal is therefore considered to be in accordance with PPS3 and policy PH 11(a). Impact to Neighbouring Properties 8.4 Local Planning Policy PH13 advises that developments should take into consideration privacy and PH11 states that residential developments should not be accepted if "the effect of the development on the amenities of occupiers of nearby properties would be unacceptable". The main considerations would be overlooking, aspect and overshadowing. 8.5 With regards to overlooking, the Council’s residential development SPD sets recommended distances between houses in order to preserve a good standard of privacy for both new and existing occupiers. The main relevant distances are 21metres between high occupancy rooms, 10meters from any high occupancy windows to the boundary of neighbour’s gardens and 11 metres from a main elevation to a gable end. The proposed development conforms to these distances, for both proposed properties within the site and immediate neighbouring properties. Objections have been received with regards over looking from the properties along the rear of the site on Drummond Avenue, this issue has been discussed and the amended plans do take account of these concerns and now measure the minimum distances therefore meeting the requirements of the SPD. 8.6 Officers raised concerns about the initial impact the development would have on surrounding properties. The proposed plans have now been amended to improve the relationship and the development is now considered acceptable from an amenity point of view. The amendments included improving separation distances, hipping the roof of all proposed dwellings, changing the type of dwellings, reducing the number
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