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WEST DEVON BOROUGH COUNCIL PLANNING and LICENSING COMMITTEE 1 October 2013 ______

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WEST DEVON BOROUGH COUNCIL PLANNING and LICENSING COMMITTEE 1 October 2013 ______ WEST DEVON BOROUGH COUNCIL PLANNING AND LICENSING COMMITTEE 1 October 2013 ___________________________________________________________________ Page No. WARD NAME Tavistock South APPLICATION NUMBER 00216/2013 LOCATION Annan, Down Park Drive, Tavistock, Devon, PL19 9AH APPLICANT NAME Mr M Gray 16 WARD NAME Bere Ferrers APPLICATION NUMBER 00536/2013 LOCATION Hewton Nurseries, Bere Alston, PL20 7BW APPLICANT NAME Devon Growth Ltd 25 WARD NAME Exbourne APPLICATION NUMBER 00071/2013 LOCATION Land at SS578 090, Iddesleigh, Devon APPLICANT NAME Mr C Illman 35 WARD NAME Tavistock North APPLICATION NUMBER 00768/2013 LOCATION Land to rear of 18, Watts Road, Tavistock APPLICANT NAME Mr and Mrs R Baker 66 WARD NAME Drewsteignton APPLICATION NUMBER 00638/2013 LOCATION Martins Park, Exeter Road, Whiddon Down, Okehampton, Devon, EX20 2QL APPLICANT NAME Mrs J Ross 74 WARD NAME Buckland Monachorum APPLICATION NUMBER 00743/2013 LOCATION Uppaton Bungalow, Buckland Monachorum, Yelverton, PL20 7LL APPLICANT NAME Mrs J Halsall 78 WARD NAME Tavistock North APPLICATION NUMBER 00764/2013 LOCATION 20 Plymouth Road, Tavistock, Devon, PL19 8AY APPLICANT NAME Mrs E Baker 85 WARD NAME Milton Ford APPLICATION NUMBER 00089/2013 LOCATION Endsleigh Hotel, Milton Abbot, Tavistock, PL19 0PQ APPLICANT NAME Endsleigh Hotel Ltd 88 WEST DEVON BOROUGH COUNCIL PLANNING AND LICENSING COMMITTEE 1 October 2013 ___________________________________________________________________ WARD NAME Tavistock South (Cllrs M Ewings; R Oxborough; E Sherrell) APPLICATION NUMBER 00216/2013 LOCATION Annan, Down Park Drive, Tavistock, Devon PL19 9AH APPLICANT NAME Mr M Gray Site Address: Annan, Down Park Drive, Tavistock, Devon, PL19 9AH Development: Outline planning permission application for the erection of 6 residential units for occupation by over 55 year-olds only. This item is before Committee at the request of Cllr. Ewings who states that; “This application should have been decided by the 6th May and hasn’t due to difficulties with WDBC and the applicants agent. In light of their difficulties over the justification for the “occupancy of the units” and the “affordable housing” issue, I think it would be better decided by the P&L committee”. Recommendation: Refuse Reasons for refusal: 1. The proposed development fails to demonstrate why the occupancy of the units should be limited to persons 55+ years in age or that this is required to fulfil an indentified need which would be contrary to the aims of West Devon Core Strategy polices SP1 and SP8 which seek to create inclusive, balanced communities with an adaptable environment suitable for a range of occupiers which meets the long term housing needs of all. 2. The proposed development does not provide for affordable housing either on site or by way of financial contribution or provide evidence to indicate that the scheme would be rendered unviable by such provision. The proposed development is therefore considered to be contrary to Core Strategy policy SP9. Key issues for consideration: The key issues for assessment with regard to this application relate to the principle of development in relation to current development plan policy the most relevant matters relate to the provision of affordable housing and viability. Financial Implications (Potential New Homes Bonus or other as relevant): SP9 Affordable housing. Site Description: The site currently consist of a large detached dwelling (Annan) and its immediate curtliage which is a substantive mature garden. The proposal would require the demolition of the property in favour of the 6 proposed units which have been shown as an indicative plan as comprising 3 pairs of semi- detached units 9one block being of a link design toward the north of the site). WEST DEVON BOROUGH COUNCIL PLANNING AND LICENSING COMMITTEE 1 October 2013 ___________________________________________________________________ The site is bounded to the north by “Tatham House” and to the west by “Barafundle”. The site is bounded to the east by the properties of “Lindenfells” and No’s 1 and 2 Lang Grove. There is a group TPO on this site consisting of a Golden Cypress and a Yew which are positioned towards the front of the site. A previously TPO’d birch has been removed (with permission from the LPA), however its required replacement has not yet been planted. The site is currently accessed by a vehicular entrance connecting a short driveway to Down Park Drive. The proposed development is shown as being accessed via a new access more central to the plot; however it should be noted that this application is outline with matters reserved for future consideration. The site is not within a designated area and is within the settlement boundary for Tavistock. The Proposal: The application is an outline application for the erection of 6 residential units for occupation by over 55 year-olds only. Consultations: Tavistock Town Council: Support County Highways Authority: No objections but notes length of private drive in relation to waste collection Environment Agency: Standing advice South West Water Services: No comments received Countryside Officer: No objection and recommends conditions Environmental Health: No objection and recommends standard contaminated land conditions Affordable Housing: Support subject to provision of £47,250 towards affordable housing Landscape Officer: 1.Existing trees on site; Tree Preservation Order reference S252 protects a single Silver Birch T8 and a group of two trees G5 a Golden Lawson’s Cypress and a Yew. During a review of tree preservation orders in the Down Road area in 2009 these trees were identified by the Council’s tree consultant as having sufficient merit to protect. The Silver Birch received consent to fell in May 2012 as the property owner had strong concerns that the tree was dangerous, although the tree was not necessarily dangerous the vigour was poor and there appeared limited prospect for the tree. The consent was conditional on the planting of a replacement Birch, I WEST DEVON BOROUGH COUNCIL PLANNING AND LICENSING COMMITTEE 1 October 2013 ___________________________________________________________________ understand that this replacement has not been planted. In view of the position of the tree towards the front of the property this replacement planting will be pursued. 2.The Golden Lawson’s Cypress and Yew are located to the south west of the property. These two trees were seen by the tree consultant as being of medium size, with 40-100 years life expectancy, with some importance within the landscape, of fair form and very suitable for their setting. In view of their visibility from Down Park Drive the consultants assessment was supported and it is still officer opinion that these trees should be retained in any development proposal or heavily mitigated for if shown for removal. 3.Helpfully the application is accompanied by a professional tree survey, this shows that the better trees are located on the western and eastern boundaries and are not too much of a constraint to some development on this site. In my opinion the local landscape character and neighbouring plot size suggests; a. the retention of the existing property with the addition of a single detached property or b. the redevelopment of the entire site to a lower density. Both these options would allow scope for the better existing trees to develop together with the opportunity to set the new development into a more landscape led layout that provides scope for; a. the planting of new trees of some size and b. quality boundary treatments that are more in tune with the local character of the Down Road end of Down Park Drive. Strategic Planning: Objects – development is contrary to Core Strategy policies relating to inclusive communities and sustainable development including policies SP1 and SP8. Senior Engineer: No objection recommends standard drainage conditions Representations: Six letters of representations have been received with regard to this proposed development five letters objecting to the proposal and one letter suggesting consideration be given to stopping up of the existing access and both construction traffic and post completion traffic be through the proposed entry on Down Park Drive. Those objecting to the proposal raise the following points; - Density of 6 is too high, 4 would be better - Highways impacts - Sewer system will not cope with extra units - Overlooking and privacy issues - Removal of trees required - Existing property should be retained Relevant Planning History N/A ANALYSIS The key issues for assessment with regard to this application relate to the principle of development in relation to current development plan policy the most relevant matters relate to the provision of affordable housing and viability. The agent for the applicant has submitted a statement has argued that the proposed development is justified by the Core Strategy and the HMNA which states that WEST DEVON BOROUGH COUNCIL PLANNING AND LICENSING COMMITTEE 1 October 2013 ___________________________________________________________________ existing housing stock cannot meet the needs of the ageing population. He specifically identifies that the retired population of West Devon will rise by 56% and that this will equate to over 15,000 people above the age of 65. The LPA acknowledges the implications of an ageing population but also needs to consider how this proposal will address such matters within the context of Core Strategy policies SP8 and SP9. Affordable Housing and Inclusive Communities Developments consisting of 5-9 dwellings should provide 255 affordable housing on site as stated within SP9. When affordable housing policy results in part of a dwelling the part dwelling shall be provided as a financial contribution where this would not compromise the overall viability of the development. Of the 6 units proposed this would translate as 1.5 units meaning that 0.5 of a unit would need to be provided by way of a commuted sum and 1 dwelling located on site. The agent has not addressed this policy requirement within their statement instead directing their comments toward policy SP8. The LPA therefore has not received a s.106 to provide the required affordable housing.
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