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 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 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 of properties and altering the siting of Plot 4 and 5. The officers consider that these amendments are sufficient to withdraw their concerns about residential amenity.

Layout and Design

8.7 Policy ENV52 states that new buildings should respect their townscape and landscape setting with layout, siting, form, scale, detailing and materials being appropriate to the character of the surrounding area and any adjoining properties. The Borough Council will reject obviously poor designs which are out of scale or character with their surroundings.

8.8 The Council’s adopted SPD for Backland and Infill Development provides guidance and states that backland development can usually be defined as development on land behind the rear building line of existing housing or other development, and is usually land that is formally used as gardens, or is partially enclosed by gardens.

8.9 The SPD states that proposed building plots should generally be of similar dimensions, in size and shape to the existing plots within the immediate locality. Proposals that would lead to over-development of a site or the appearance of cramming will generally be resisted.

8.10 The overall design of the proposed dwellings have been carefully considered and amended to incorporate the details found within surrounding properties along Barnsley Road. These include include the hipped roofs, art stone arch ways on the front of the properties and bay windows, all characteristics of dwellings along Barnsley Road.

8.11 The overall character and relationship with the existing dwellings on Barnsley Road has also influenced the sitting and layout of the frontage dwellings. The spacious character between dwellings has been maintained so that the new dwellings look proportionate within the streetscene, and officers have agreed to a slight projection to the building frontage, beyond that of the existing dwellings, to allow sufficient separation between the rear plots. This slight projection is not considered to cause undue harm to the streetscene and the detached dwellings (as opposed to the original town houses) lessen the impact and massing to the steetscene. The scheme still maintains the general building line and includes the characteristic large front gardens to the frontage dwellings. 8.12 The amended scheme has resulted in a change in the overall heights, massing and scale of the proposed dwellings, resulting in a form of development more consistent with the characteristics of the surrounding area.

8.13 It is considered that the proposal would not adversely affect the character of the surrounding area by virtue of the proposal’s design, form and massing and would adhere to policy ENV52 of Doncaster’s Unitary Development Plan, adopted in 1998.

Highways and Parking

8.14 Policy T5 states that the borough council will seek to ensure that any proposals for new development are located where the traffic generated can be satisfactorily accommodated by existing highways and will not create or materially add to problems of road safety, environmental quality, congestion or amenity.

8.15 As previously stated surrounding residents have raised concerns with regard to the impact of the proposal on highway safety given the speed of the road and proximity to local bus stops. Concerns have also been raised with regards the amount of traffic the proposal may generate.

8.16 Concerning the issue raised from objectors with regards to the safety of the Barnsley Road (A635), consultation has been carried out with the Council’s Highways Management Team, they confirm that the A635 Barnsley Road, between its junctions with A638 York Road and Scawsby Lane, was prioritised for road safety improvement works over the last two years (2009/10 and 2010/11) as part of the Council's Red Route programme. The route was highlighted as giving cause for concern due to the numbers of road traffic casualties which had occurred over the previous three years, particularly those involving serious injuries. Improvement works carried out have been implemented in two phases, these consisted of new and improved existing pedestrian refuge islands, improved signing provision, and changes to the road marking layout, which were implemented during 2009/10. This was followed by the installation of a new traffic signal controlled pedestrian crossing near Ridgewood School in 2010/11.

8.17 Highways Development Control has also been re-consulted on the amended layout. Initially, technical objections were raised, regarding two access points and the functioning of the site, in that the layout failed to provide basic highway requirements resulting potentially in serious highway conditions. The additional access has been omitted and now proposes improvements within the site and to the existing access. This has been assessed and the private drive area is sufficient in size to accommodate the access and turning of an emergency vehicle, although, not a refuse collection vehicle. Therefore the provision of a bin store has been located closer to the highway, to assist in the collection of refuse.

8.18 Also, initial concerns were raised regarding the car parking and lack of visitor spaces, which would result in inconvenience to both visitors and residential alike and may result in road side parking on Barnsley Road. Therefore, amendments have been made to include visitor parking along the front of Plots 4 and 5 for the use of their visitors and other visitors to the site. 8.19 Given the submission of an amended plan dated 12th May 2011, Highways Development Control officer has raised no further objections and suitably worded conditions have been suggested should the application be approved relating to surfacing and sealing of the site and a condition controlling construction of the crossing over the footpath/verge. It is therefore considered that the proposal accords with Policy T5 of Doncaster's Unitary Development Plan.

9.0 Local Development Framework - Core Strategy Considerations

9.1 The Core Strategy is based on the latest national policy and, reflects the policies and evidence base at a regional level. Policy 1 gives broad support to proposals which will improve the quality of life as a means to securing and improving economic prosperity, enhancing the quality of place. This proposal provides a mix of good housing to an existing area benefiting from existing amenities.

9.2 Policy 2 supports growth and regeneration and states that new housing will be located according to the settlement hierarchy. Scawbsy lies within the Main Urban Area, which complies with this policy.

9.3 Policy 14 (Design and Sustainable Construction) provides support to proposals of high quality design and that contributes to local distinctiveness, reinforcing the character of local landscapes and building traditions. The policy includes the components of development which will make a positive contribution to achieving qualities of a successful place. The components include character, continuity and enclosure of streets and spaces, safety and security, permeability, inclusive, vital and sustainable. The design and layout has been fully assed above against the current UDP policies, however, officers are satisfied that this proposal contributes to the character of the area and the design has taken account of local distinctiveness siting in harmony along Barsnley Road.

10. Summary and Conclusion

10.1 The site is within a residential area and accessible to a range of services so a housing development is acceptable in principle. The development is at a density which is acceptable although higher than surrounding houses although this does not cause a detrimental impact on the character given the design of the proposed dwellings. The proposed houses have also been sited to ensure that privacy is respected for the occupiers of the new properties and surrounding properties. Finally, there are no highways issues.

The above objections, considerations and resulting recommendation have had regard to Article 8 and Article 1 of the First Protocol of the European Convention for Human Rights Act 1998. The recommendation will not interfere with the applicant’s and/or objector’s right to respect for his private and family life, his home and his correspondence.

11. RECOMMENDATION

Planning Permission GRANTED subject to the following conditions.

01. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. REASON Condition required to be imposed by Section 91(as amended) of the Town and Country Planning Act 1990.

02. The development hereby permitted shall be carried out in complete accordance with the details shown on the amended plans referenced and dated as follows Ref. 11.001.6 (NP97) Feb 2011, 11.001.5 (NP113) April 2011, 11.001.4 (NP127) April 2011 and 11.001.3 RevB Jan 2011. REASON To ensure that the development is carried out in accordance with the application as approved.

03. Before the development commences, samples of the proposed external materials shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved materials. REASON To ensure that the materials are appropriate to the area in accordance with policy ENV52 of the Doncaster Unitary Development Plan.

04. The vehicle turning space as shown on the approved plans shall be constructed before the development is brought into use and shall thereafter be maintained as such. REASON To avoid the necessity of vehicles reversing on to or from the highway and creating a highway hazard and to comply with policy T5 of the Doncaster Unitary Development Plan.

05. The development hereby approved shall not be brought into use until a crossing over the footpath/verge has been constructed in accordance with a scheme previously approved in writing by the local planning authority. REASON To avoid damage to the verge and to comply with policy T5 of the Doncaster Unitary Development Plan.

06. The access road serving the development should be constructed in such a manner as to withstand a 12.5 tonne axle load without deflection. REASON In the interests of highway road safety.

07. Adequate measures shall be so designed into the proposed access to avoid the discharge of surface water from the site onto the highway. REASON In the interests of highway road safety.

08. Provision shall be made to prevent all surface water run-off from the development having an adverse impact upon neighbouring property and vice versa. REASON To prevent surface water flooding. 09. The development shall not commence until full details of the proposed surface water run-off works have been submitted to and approved by the LPA. These works shall be carried out concurrently with the development and shall be operating to the satisfaction of the Local Planning Authority prior to the occupancy of the development. REASON To prevent surface water flooding.

10. Ground permeability tests (refer to BRE 365 or other similar approved method) shall be carried out, and certified results and calculations, submitted to and approved by the Local Planning Authority prior to the commencement of the development. Note: The BRE standard of 1 in 10 years is not acceptable refer to CIRIA 609 P80). REASON To ensure that the proposed site is capable of acting as a soakaway in a manner that is acceptable to the LPA. N.B. The proposed soakaway should not be located within 5m of a structure/highway.

11. No development approved by this permission shall be commenced prior to a contaminated land assessment and associated remedial strategy, together with a timetable of works, being accepted and approved by the Local Planning Authority (LPA), unless otherwise approved in writing with the LPA. a) The Phase I desktop study, site walkover and initial assessment must be submitted to the LPA for approval. Potential risks to human health, property (existing or proposed) including buildings, livestock, pets, crops, woodland, service lines and pipes, adjoining ground, groundwater, surface water, ecological systems, archaeological sites and ancient monuments must be considered. The Phase 1 shall include a full site history, details of a site walkover and initial risk assessment. The Phase 1 shall propose further Phase 2 site investigation and risk assessment works, if appropriate, based on the relevant information discovered during the initial Phase 1 assessment. b) The Phase 2 site investigation and risk assessment, if appropriate, must be approved by the LPA prior to investigations commencing on site. The Phase 2 investigation shall include relevant soil, soil gas, surface and groundwater sampling and shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a quality assured sampling and analysis methodology and current best practice. All the investigative works and sampling on site, together with the results of analysis, and risk assessment to any receptors shall be submitted to the LPA for approval. c) The Phase 3 remediation report shall be approved by the LPA prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters, the site must not qualify as contaminated land under Part 2A of the Environment Protection Act 1990 in relation to the intended use of the land after remediation. d) The approved Phase 3 remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. The LPA must be given two weeks written notification of commencement of the remediation scheme works. If during the works, contamination is encountered which has not previously been identified, then all associated works shall cease until the additional contamination is fully assessed and an appropriate remediation scheme approved by the LPA. e) Upon completion of the Phase 3 works, a Phase 4 verification report shall be submitted to and approved by the LPA. The verification report shall include details of the remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean- up criteria shall be included in the verification report together with the necessary documentation detailing what waste materials have been removed from the site. The site shall not be brought into use until such time as all verification data has been approved by the LPA. REASON To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to Planning Policy Statement 23 Planning and Pollution Control.

12. Should any unexpected significant contamination be encountered during development, all associated works shall cease and the Local Planning Authority (LPA) be notified in writing immediately. A Phase 3 remediation and Phase 4 verification report shall be submitted to the LPA for approval. The associated works shall not re- commence until the reports have been approved by the LPA. REASON To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to Planning Policy Statement 23 Planning and Pollution Control.

13. Any soil or soil forming materials brought to site for use in garden areas, soft landscaping, filing and level raising shall be tested for contamination and suitability for use on site. Proposals for contamination testing including testing schedules, sampling frequencies and allowable contaminant concentrations (as determined by appropriate risk assessment) and source material information shall be submitted to and be approved in writing by the LPA prior to any soil or soil forming materials being brought onto site. The approved contamination testing shall then be carried out and verification evidence submitted to and approved in writing by the LPA prior to any soil and soil forming material being brought on to site. REASON To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to Planning Policy Statement 23 Planning and Pollution Control.

14. Details of all unbuilt areas, boundary walls and fences shall be submitted to and approved by the Local Planning Authority before the development hereby permitted is commenced, and such details as approved shall be completed before the buildings, or any parts thereof are occupied or used. REASON In order that the Council may be satisfied as to the details of the proposal.

15. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) Order 2008, Article 3, Schedule 2: Part 1 (or any subsequent order or statutory provision revoking or re-enacting that order) no additions, extensions or other alterations other than that expressly authorised by this permission shall be carried out without prior permission of the local planning authority. REASON The local planning authority considers that further development could cause detriment to the amenities of the occupiers of nearby properties or to the character of the area and for this reason would wish to control any future development to comply with policy PH11 of the Doncaster Unitary Development Plan.

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) England Order 2008, Article 3, Schedule 2: Part 1 (or any subsequent order or statutory provision revoking or re-enacting that order) no development shall be carried out on any part of the land other than that hereby permitted without the prior permission of the local planning authority. REASON The local planning authority considers that further development could cause detriment to the amenities of the occupiers of nearby properties or to the character of the area and for this reason would wish to control any future development to comply with policy PH11 of the Doncaster Unitary Development Plan.

01. INFORMATIVE Prior to preparing any reports in support of conditions relating to land contamination, the applicant is strongly advised to refer to the document entitled Development on land affected by contamination. Technical Guidance for Developers, Landowners and Consultants. Yorkshire and Humberside Pollution Advisory Council.

The document can be found at the following web address: http://dmbcintranet2:8082/Intranet/living/environment/Pollution/Contaminated_Land/Conta minated_Land_Strategy.asp Or alternatively you can request a paper copy from the LPA.

02. INFORMATIVE The developer shall consider incorporating all possible sustainability features into the design of the proposed development.

Reasons(s) for Granting Planning Permission:

STATEMENT OF REASONS FOR DECISION TO GRANT PERMISSION

The Local Planning Authority has decided to grant planning permission:-

1. Having regard to the policies and proposals in the adopted Doncaster Unitary Development Plan set out below, and all relevant material planning considerations:

PH11: Residential Uses and Residential Policy Areas PH13: Residential Standards ENV52: Design of New Buildings T5: Highways Also, Supplementary Planning Document - Residential Backland and Infill Development 2. For the following reasons:

Having taken into account all the planning considerations raised in the consultations and representations, against the policy background referred to above, it has been concluded that the proposed erection of 4 detached houses with associated parking and 1 detached bungalow with detached garage on approx 0.19ha is acceptable. In particular, the Local Planning Authority is of the view that its accordance with the relevant policies of the Doncaster Unitary Development Plan, taken together with advice in the relevant national planning policy guidance, justifies the development.

The proposed development is within a residential area and accessible to a range of services so a housing development is acceptable in principle. The development is at a density which is acceptable although higher than surrounding houses although this does not cause a detrimental impact on the character given the design of the proposed dwellings. The proposed houses have also been sited to ensure that privacy is respected for the occupiers of the new properties and surrounding properties. Finally, there are no highways issues.

N.B. The foregoing Statement is a summary of the main considerations leading to the decision to grant permission. More detailed information may be obtained from the Planning Officer's Report and the application case file and associated documents, which may be inspected, by appointment, at the offices of the Development and Planning Service (for address see Decision Notice). Appendix 1 – Existing Site Plan

Appendix 2 – Proposed Site plan Appendix 3 – Elevations of Plot 3 (Bungalow)

Appendix 4 – Elevations of Plot 1, 2, 4 and 5

Appendix 5 – Front entrance of site showing neighbouring property (Rhossili) Appendix 6 – Existing property (Hill Crest)

Appendix 7 – Neighbouring properties (Cartref and Grenlyn) Appendix 8 – View from east to west along Barnsley Road

Appendix 9 – Aerial photograph