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Wherstead Coach Road (North) Westhampnett West Sussex PO18

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Wherstead Coach Road (North) Westhampnett West Sussex PO18 Parish: Ward: Westhampnett Lavant WH/16/01103/FUL Proposal Proposed dwelling on land adjacent to Wherstead and proposed vehicular access to existing dwelling. Site Wherstead Coach Road(North) Westhampnett West Sussex PO18 0NX Map Ref (E) 488278 (N) 106174 Applicant Mr Adie Girdler RECOMMENDATION TO PERMIT Note: Do not scale from map. For information only. Reproduced NOT TO from the Ordnance Survey Mapping with the permission of the SCALE controller of Her Majesty's Stationery Office, Crown Copyright. License No. 100018803 1.0 Reason for Committee Referral 1.0 Reason for Committee Referral Parish Objection - Officer recommends Permit 2.0 The Site and Surroundings 2.1 The application site is located within the Settlement Boundary and Parish of Westhampnett - located on a corner plot to the south of Stane Street and west of Coach Road. 2.2 The application site is adjoined by residential properties and gardens to the south and west. 3.0 The Proposal 3.1 The application proposes the retention of the existing two storey property and the construction of a further dwellinghouse within the garden of Wherstead. The proposed property would be sited to the east of the current main house beyond the river, set slightly forward of Wherstead and centrally between the east and west boundaries. The proposed dwelling would comprise of a one and a half storey detached dwelling, set back from Stane Street, with a pitched roof, cat slide to the principle elevations and slightly offset glaze gable element. The maximum ridge and eaves heights would measure 6.7m and 3.5m to the south east and west and 2.5 to the north. 3.3 Internally the proposed property would include a ground floor lounge, kitchen, dining room, family room, utility and w.c. with hall way and staircase leading to three first floor bedrooms and two bathrooms. 3.4 A vehicular access is also proposed from Stane Street that would serve the existing property. Connected to this access would be a driveway, parking and turning space. The existing vehicular access from Coach Road, to the new plot, would be retained and would also accommodate parking and turning space for the new property. 3.6 This is an amended scheme to planning permission 14/01895/FUL that was approved in the 13.11.2014 for; '1 no. detached dwelling, demolition of sub-standard garage, proposed new access for Wherstead and a double garage'. 4.0 History 04/03088/OUT PER Outline application for one detached dwelling, demolition of substandard garage, proposed new access for Wherstead and one double garage. 81/00024/WH PER Remove existing thorn hedge and replace with 4 ft high fence fronting Coach Road. 14/01895/FUL PER106 1 no. detached dwelling, demolition of sub-standard garage, proposed new access for Wherstead and a double garage. 5.0 Constraints Listed Building No Conservation Area No Countryside No AONB No Strategic Gap No Tree Preservation OrderNo South Downs National No Park EA Flood Zone - Flood Zone 2 No - Flood Zone 3 No Historic Parks and No Gardens 6.0 Representations and Consultations 6.1 Parish Council Response received 19.07.2016 The Parish Council wishes to sustain it's previous comments, thus, Objects to the proposed vehicle access from Stane Street and urges that the application is refused for safety reasons. Having reviewed the planning application, Westhampnett Parish Council endorses the safety concerns expressed by Mr & Mrs Craven in respect of the proximity of the proposed vehicle access from Stane Street, which is close to the very busy junction with Coach Road. Stane Street is already an extremely busy road and vehicle movements will increase when the 100 homes on the former hanging basket site to the east, WH/12/02360/OUT are completed (already under construction); and the 300 homes to the west between Stane Street / Madgwick Lane, WH/15/03524/OUTEIA, approved in the Local Plan, have been completed. Additionally, commercial and domestic vehicles associated with the Rolls Royce factory (east) and CDC depot and Transit site (west) exacerbate the dangers at the junction with Coach Road and vehicles turning to access the amenity tip. The Parish Council considers that vehicle access to the site should be from Coach Road, as approved under application 14/01895/FUL Response received 06.05.2016 The Parish Council Objects to the proposed vehicle access from Stane Street and urges that the application is refused for safety reasons. Having reviewed the planning application, Westhampnett Parish Council endorses the safety concerns expressed by Mr & Mrs Craven in respect of the proximity of the proposed vehicle access from Stane Street, which is close to the very busy junction with Coach Road. Stane Street is already an extremely busy road and vehicle movements will increase when the 100 homes on the former hanging basket site to the east, WH/12/02360/OUT are completed (already under construction); and the 300 homes to the west between Stane Street/Madgwick Lane, WH/15/03524/OUTEIA, approved in the Local Plan, have been completed. Additionally, commercial and domestic vehicles associated with the Rolls Royce factory (east) and CDC depot and Transit site (west) exacerbate the dangers at the junction with Coach Road and vehicles turning to access the amenity tip. The Parish Council considers that vehicle access to the site should be from Coach Road, as approved under application 14/01895/FUL. 6.2 WSCC Highways Response received 18.07.2016 This application has been dealt with in accordance with the Development Control Scheme protocol for small scale proposals which include up to 5 residential units or extensions to single units accessed from roads that do not form part of the Strategic Road Network (SRN). As such the comments provided by Strategic Planning should be considered to be advice only, with respect to this planning application. This proposal has been considered by means of a desktop study, using the information and plans submitted with this application, in conjunction with other available WSCC map information. A site visit can be arranged on request. Summary West Sussex County Council, as the Local Highway Authority (LHA), have been re-consulted on the above application for proposed new dwelling and new access point on to the public highway to serve existing dwelling. In our comments of 12/05/2016 the LHA requested modification to the new access width, pedestrian visibility and clarification on parking and turning arrangements for the existing dwelling. Access The vehicular access point has been widened to approximately 3.4 metre to provide sufficient width for a car to pass in/out of the site. The applicant will need to apply for a licence from WSCC Highways for these works on to the public highway. It is also noted that an area of block paving approximately 4 metre into the site has been demonstrated to ensure that loose gravel/material does not disperse on to the highway. The pedestrian access into the new dwelling from Stane Street appears to be approximately 1 metre wide. Department for Transport guidance on Inclusive Mobility advises that "…a blind person using a long cane or with an assistance dog needs 1100mm. A visually impaired person who is being guided needs a width of 1200mm. A wheelchair user and an ambulant person side-by-side need 1500mm width". The applicant may wish to consider the pedestrian accessibility in to the site. Any gate across this entrance should not open on to the highway. Vehicular Visibility The applicant has demonstrated vehicular visibility from 2.4 metre back from the edge of the carriageway into the centre of the new access point. The plan annotates these splays at 43 metre as per Manual for Streets (MfS) standards for a road subject to a 30 mph speed restriction. However, the plan cuts these splays off at approximately 37 metre in the east and 22 metre in the west direction. Nevertheless, as stated in our previous response the LHA are satisfied that sufficient visibility is achievable in this location and that the required 43 metre could be demonstrated. The Local Planning Authority (LPA) may wish to secure this as a condition to ensure the full splays are demonstrated on a plan. Pedestrian Visibility The applicant was advised to demonstrate a clear area of 2m by 2m (from the edge of the footway in to the site) to provide a pedestrian visibility splay so that vehicles can see users of the footway as they exit the site. This has not been demonstrated on the plan but can be secured via condition. Parking and Turning The applicant has amended the plans to demonstrate the parking and turning of cars on site. Although a floor plan for the existing house has not been provided, the Application Form states that it is a 4+ bedroom property. On the basis of it being a four bedroom dwelling in this location the WSCC Car Parking Demand Calculator envisions that three spaces should be provided. The LHA is satisfied that three cars could park and turn on site and exit in forward gear. Summary The applicant has addressed the LHA concerns regards access, parking and turning. Pedestrian visibility splays should be demonstrated to ensure the safety of users of the footway adjacent to the site; this can be secured via condition. The LHA does not consider that the proposal would have 'severe' impact on the operation of the Highway network, therefore is not contrary to the National Planning Policy Framework (paragraph 32), and that there are no transport grounds to resist the proposal. Response received 12/05/16 West Sussex County Council, as the Local Highway Authority (LHA), was consulted previously on Highway matters for this location under planning application 14/01895/FUL to which no objections were raised and was permitted by the Local Planning Authority (LPA).
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