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White Croft 14 Breach Avenue Southbourne West Sussex PO10 8NB

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White Croft 14 Breach Avenue Southbourne West Sussex PO10 8NB Parish: Ward: Southbourne Southbourne SB/15/01827/FUL Proposal Erection of a detached chalet bungalow. Site White Croft 14 Breach Avenue Southbourne West Sussex PO10 8NB Map Ref (E) 477023 (N) 106593 Applicant Mr Christopher Snape RECOMMENDATION TO PERMIT WITH S106 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 Parish Objection - Officer recommends Permit 2.0 The Site and Surroundings 2.1 The application site lies to the southern side of Breach Avenue and to the east of Wentworth Drive, a private road serving 4 houses, with a Public Right of Way alongside. It is located within the settlement boundary of Southbourne, north of the south coast railway line. 2.2 The site comprises an existing detached chalet bungalow on a particularly wide plot for the street. There is a detached single garage to the west of the bungalow and a large overgrown garden, which extends to the south. The western boundary comprises of low level 1.2m high close boarded fencing and number of trees and shrubs. To the east and west of the site are detached bungalows, with gable ends and the property to the west has two east facing dormers. Breach Avenue is residential in character, with detached dwellings comprising of a mix of architectural styles and ages on each side of the road. 3.0 The Proposal 3.1 The proposal seeks to erect an additional dwelling on the area of garden land to the west of the existing chalet bungalow. The existing garage would be demolished and the existing property would also undergo renovations. The site measures 21m in width and 31m in length and would be divided in half, with each plot having a frontage of 10m. 3.2 The proposed new dwelling would be of a similar architectural style and scale as the existing property. The entrance to the property would be to the east, which would lead into hallway with open plan kitchen, dining area and lounge, separate study and W/C. Two flat roof dormers would be situated to either side roofslope, allowing for the provision of three bedrooms, with one ensuite and a family bathroom. The dwelling would have smooth rendered elevations beneath a clay tiled roof. The existing dwelling would be refurbished, with upgraded windows, a replacement slate roof and re-rendered. 3.3 To the front of each property there would be provision for three parking spaces and the access would be widened to accommodate this. The plum tree to the north west corner would be removed and replanted in the same location with a new specimen. 4.0 History Nil 5.0 Constraints Listed Building NO Conservation Area NO Rural Area NO AONB Buffer Zone Strategic Gap NO Tree Preservation OrderNO South Downs National NO Park EA Flood Zone NO - Flood Zone 2 - Flood Zone 3 Settlement Boundary YES Historic Parks and NO Gardens 6.0 Representations and Consultations 6.1 Parish Council Objection - the Parish Council considers that the plot size is too small for in filling. Substitute Plans Southbourne Parish Council's Planning Committee considered the revised plans for the application and reiterated what it said before, namely that the proposed development was too large for the size of the plot. 6.2 WSCC - Highways No objection The application seeks approval for a 4 bedroom chalet style bungalow adjacent to an existing bungalow. Through the proposals, 3 parking spaces will be made available for the new dwelling and existing dwelling, creating 6 off-street parking spaces in total on new private driveways. A turn on site for each dwelling will not be achievable, but given the class and nature of the road and the fact that neighbouring properties in the area operate similar driveways, this would not amount to a highway safety issue. The site will have an open frontage, allowing for suitable pedestrian visibility ensuring safety when crossing the adjacent footway. The site is within a sustainable location and cycle parking is also proposed for each dwelling, therefore mitigating the demand on parking in the area. No concerns wished to be raised to this application subject to a condition securing the parking and cycle parking. The applicant will need to apply for a crossover licence to secure the highways works prior to commencement. 6.3 Four Third Party Objections have been received concerning the following: a) Fails to meet aims of sustainable development b) Inappropriate density of development, c) Conflicts with policy, including Neighbourhood Plan. d) Overlooking 6.4 One Third Party comment has been received highlighting that car parking space is essential. 7.0 Planning Policy The Development Plan 7.1 The Development Plan for Chichester District comprises the saved policies of the Chichester District Local Plan First Review 1999 and all adopted neighbourhood plans. There is no adopted neighbourhood plan for Southbourne at this time, although there will be a referendum on 5th November 2015. 7.2 The principal planning policies relevant to the consideration of this application are as follows: Chichester Local Plan: Key Policies 2014-2029 Policy 1: Presumption in Favour of Sustainable Development Policy 2: Development Strategy and Settlement Hierarchy Policy 33: New Residential Development Policy 39: Transport, Accessibility and Parking Policy 49: Biodiversity Policy 50: Development and Disturbance of Birds in Chichester and Langstone Harbours Special Protection Areas National Policy and Guidance 7.3 Government planning policy comprises the National Planning Policy Framework (NPPF). At the heart of the NPPF is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. This means unless material considerations indicate otherwise development proposals that accord with the development plan should be approved without delay. 7.5 Consideration should also be given to paragraph 17 (Core Planning Principles), together with sections 6 and 7 generally. 7.6 The government's New Homes Bonus (NHB) which was set up in response to historically low levels of housebuilding, aims to reward local authorities who grant planning permissions for new housing. Through the NHB the government will match the additional council tax raised by each council for each new house built for each of the six years after that house is built. As a result, councils will receive an automatic, six-year, 100 per cent increase in the amount of revenue derived from each new house built in their area. It follows that by allowing more homes to be built in their area local councils will receive more money to pay for the increased services that will be required, to hold down council tax. The NHB is intended to be an incentive for local government and local people, to encourage rather than resist, new housing of types and in places that are sensitive to local concerns and with which local communities are, therefore, content. Section 143 of the Localism Act which amends S.70 of the Town and Country Planning Act makes certain financial considerations such as the NHB, material considerations in the determination of planning applications for new housing. The amount of weight to be attached to the NHB will be at the discretion of the decision taker when carrying out the final balancing exercise along with the other material considerations relevant to that application. Other Local Policy and Guidance 7.7 The aims and objectives of the Council's Sustainable Community Strategy are material to the determination of this planning application. These are: B1 - Managing a changing environment D1 - Increasing housing supply D3 - Housing fit for purpose 8.0 Planning Comments 8.1 The main issues arising from this proposal are: i) The principle of the development ii) Impact on the amenity of neighbouring occupiers iii) Character of street scene iv) Highway Safety v) Recreational Disturbance Mitigation Assessment i)Principle of development 8.2 The application site is located within the defined settlement boundary of Southbourne, as set out in the Chichester Local Plan (CLP), and within the emerging Soutbourne Neighbourhood Plan. Within the defined settlement boundary, the principle of new dwellings is considered acceptable, subject to compliance with other material considerations. Southbourne is considered a highly sustainable location and is designated as a service village in Policy 2 of the CLP. Southbourne has a wide range of services and facilities including access to regular public transport, primary, secondary and higher education and local shops. It is therefore considered that the site lies in a sustainable location, within a defined settlement for which the principle of additional dwellings is considered acceptable. ii) Impact on neighbouring amenity 8.3 The NPPF states in paragraph 17 that planning should ensure a good quality of amenity for all existing and future occupiers of land and buildings, and policy 33 of the CLP include requirements to protect the amenities of neighbouring properties. 8.4) The existing host dwelling includes two first floor habitable room windows on the west elevation, facing the proposed dwelling. The proposed dwelling to the west of the site includes a large, flat roofed dormer window on the east elevation comprising two bathroom windows, which would be conditioned to be obscure glazed, and a window providing light into the stairs. Due to the use of the spaces the windows are serving and the obscure glazing, it is not considered there would be any interlooking between the existing and proposed dwelling. 8.5) The proposed dwelling would have one habitable room window at first floor level on the west elevation.
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