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Development Management Committee - 18 December 2017

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Development Management Committee - 18 December 2017 DEVELOPMENT MANAGEMENT COMMITTEE - 18 DECEMBER 2017 Case No: 17/02233/S73 (RENEWAL OF CONSENT/VARY CONDITIONS) Proposal: MINOR MATERIAL AMENDMENT TO 16/02007/FUL : REPLACE APPROVED SITE LOCATION PLAN 16/59/1C WITH PLAN 16/59/1D Location: 59 THRAPSTON ROAD, BRAMPTON Applicant: MR & MRS G STEEL Grid Ref: 520980 271153 Date of Registration: 24.10.2017 Parish: BRAMPTON RECOMMENDATION - APPROVE This application is referred to the Development Management Committee (DMC) as Brampton Parish Council's recommendation of refusal is contrary to the officer recommendation of approval. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 This application relates to the site of 59 Thrapston Road, Brampton. 1.2 The application site lies on the south side of Thrapston Road, Brampton with a pedestrian crossing and bus stop lay by in the vicinity. The site does not fall within or adjacent to a Conservation Area. The nearest listed building is located approx. 49m to the west. 1.3 Residential units are positioned on both sides of the road. Whilst a grouping of six pairs of semi-detached dwellings to the north provides a small section of Thrapston Road with a relatively uniform arrangement, the majority of plots do not follow a rhythmical arrangement. Positioning within individual plots is also varied. 1.4 This S73 application seeks to replace the site plan previously approved under 16/02007/FUL (16/59/1C) with 16/59/1D. This revision would entail the repositioning of the dwelling by approx. 3m further toward the north boundary of the site, closer to the highway. The scale, massing and overall design of the dwelling remains as previously approved. 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for: building a strong, competitive economy; ensuring the vitality of town centres; supporting a prosperous rural economy; promoting sustainable transport; supporting high quality communications infrastructure; delivering a wide choice of high quality homes; requiring good design; promoting healthy communities; protecting Green Belt land; meeting the challenge of climate change, flooding and coastal change; conserving and enhancing the natural environment; conserving and enhancing the historic environment; and facilitating the sustainable use of minerals. 3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995) • EN25: General Design Criteria • H31: Residential Amenity and Privacy Standards • H32: Sub-division of Large Curtilages • T18: Access requirements for new development 3.2 Saved policies from the Huntingdonshire Local Plan Alterations (2002) • HL5: Quality and Density of Development • HL10: Housing Provision 3.3 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable Development in Huntingdonshire • CS3: The Settlement Hierarchy • CS10: Contributions to Infrastructure Requirements 3.4 Huntingdonshire's Local Plan to 2036: Consultation Draft 2017 • LP1: Strategy for Development • LP5: Spatial Planning Areas • LP10: Design Context • LP11: Design Implementation • LP13: Amenity • LP15: Sustainable travel • LP16: Parking Provision • LP24: Housing Mix 3.5 Supplementary Planning Documents: • Huntingdonshire Design Guide Supplementary Planning Document 2017 For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities- and-local-government 4. PLANNING HISTORY 4.1 16/02007/FUL - Erection of two semi-detached dwellings with associated car parking, following demolition of existing bungalow and double (tandem) garage. Approved - 23.12.2016 5. CONSULTATIONS 5.1 Brampton Parish Council: "In response to the planning application for a minor material amendment to the planned build at 59 Thrapston Road we are providing a strong and detailed recommendation for refusal. Firstly, the application documentation has been compiled by the developer in what can only be classified as an underhand and deceitful manner. The 'amended' diagram does NOT actually show the new location of the new-build house with measurements: all it states on the replaced plan is that: "Revision D = 23/08/17 - Amended to as-built Alternative Layout". So you then look closely at the measurements the original plan has a 5.3m distance to the front face of the house: however and importantly, this amended diagram has the same dimension quoted BUT the measurement on the plot is just 2.1m. So the whole house has in effect been moved 3.2 metres forward of the original line. As a Parish Council we contend that this significant change in layout on the site cannot be classified as a "minor material amendment". Secondly, the Parish Council would like to know exactly what the developer submitted to the District Council as this "minor material amendment" - were you aware at the time that the house was to be moved by 3.2 metres? Or were you deceived by the lack of the appropriate measurements and descriptors on the diagram? This is an important point that deserves an answer - and we will be expecting one. Thirdly, we are left with an eyesore of a building position as you approach the site from the west along Thrapston Road. It is not in keeping with the rest of the street scene, which is exacerbated by its type of design when seen alongside its neighbours. And here too their considerations have been ignored in the view they have from their own frontages. Finally, and just as importantly, we have a regulated set of planning procedures for such developments: if this is allowed to go unchallenged and the house is not moved back to its original position then what is the purpose of said planning procedures? [The proposal] will set an extremely poor precedent and [Brampton Parish Council] would not be at all surprised if letters to the Huntingdon paper were to follow. In conclusion Brampton Parish Council strongly disagree with this proposal and the way it has been undertaken (ie build first and ask for approval later). It is NOT recommended for approval". Officer response to Brampton Parish Council comment: At the time of writing, the Case Officer has not had the opportunity to undertake specific measurements on site. An update will be provided in the Late Reps document. The NPPF outlines that the purpose of planning is to help achieve sustainable development, ensuring positive growth which takes into account economic, environmental and social factors and the planning system provides the opportunity for previously approved plans to be amended, in order to avoid the delay, cost and uncertainty which may arise from a further application for planning permission. Planning Practice Guidance states that "there is no statutory definition of a 'minor material amendment', but it is likely to include any amendment which is not substantially different from the one which has been approved". As such, a determination as to whether an amendment is 'minor' must be based on the unique circumstances presented with individual applications. The subject application was discussed at length with senior officers who unanimously confirmed that the minor material amendment process is appropriate in this instance. It is unclear as to the precedent which the Parish Council's comment refers. All applications are considered on their individual planning merits taking account of the particular circumstances. As outlined above, the planning system affords the opportunity for approved plans to be amended and the LPA has a statutory duty to decide each application in accordance with the development plan unless material considerations indicate otherwise. Given the distinct circumstances which surround this application, it is considered that the risk of creating any precedent is relatively low. The dimensions on the revised site plan (16/59/1 D) are considered to scale correctly. This plan is considered to adequately demonstrate that the dwelling is positioned approx. 3m closer to the boundary to the north than the previously approved dwelling (16/59/1 C). Design considerations and the impact upon the street scene are addressed in the relevant section below. An impact upon view is not a material planning consideration. 5.2 Cambridgeshire County Council Highways: "…the proposed replacement site plan will still allow two way movement in and out of the site…therefore [there are] no objections to that proposed…the lack of one of the pedestrian splay is minimal in nature given the driver position and could not be objected to given the minimal number of vehicle movements associated with the increase of a single dwelling…append conditions to any consent granted". 6. REPRESENTATIONS 6.1 Six representations have been received, objecting to the proposal and highlighting concerns relating to: *Visual impact of the dwelling - not in keeping with the street scene; *Loss of light *Feeling of enclosure *Planning application makes a mockery of the whole process; *No room for vehicles to be parked at the property - impact on highway *Neighbours should be allowed full consultation - amendment renders the original neighbour consultation redundant *Revision is not a minor material amendment *Amendment will invalidate landscaping conditions *LPA should discharge Planning Enforcement responsibilities and insist on a rebuild *Development continues whilst
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