Civic Centre, Riverside, Stafford Contact Andrew Bailey Direct Dial 01785 619212 Email [email protected] Dear Members Planning Committee A meeting of the Planning Committee will be held in the Craddock Room, Civic Suite, Civic Centre, Riverside, Stafford on Wednesday, 14 August 2019 at 6.30pm to deal with the business as set out on the agenda. Please note that this meeting will be recorded. Members are reminded that contact officers are shown in each report and members are welcome to raise questions etc in advance of the meeting with the appropriate officer. Interim Head of Law and Administration PLANNING COMMITTEE - 14 AUGUST 2019 Chairman - Councillor R M Sutherland Vice-Chairman - Councillor A S Harp A G E N D A 1 Minutes 2 Apologies 3 Declaration of Member’s Interests/Lobbying 4 Delegated Applications Details of Delegated applications are/will be set out in Section 6 of Digest No 259 due to be published on 6 September 2019. Page Nos 5 Planning Applications 3 - 24 6 Planning Appeals 25 - 32 7 Enforcement Matters 33 - 39 8 Draft Planning Application Validation Critieria 40 - 81 MEMBERSHIP Chairman - Councillor R M Sutherland B M Cross W J Kemp M G Dodson A Nixon A P Edgeller A N Pearce A S Harp M Phillips A D Hobbs R M Sutherland J Hood (Substitutes - F Beatty, A T A Godfrey, P W Jones, R Kenney) V1 05/08/2019 ITEM NO 5 ITEM NO 5 ___________________________________________________________________ PLANNING COMMITTEE - 14 AUGUST 2019 ___________________________________________________________________ Ward Interest - Nil Planning Applications Report of Head of Development Purpose of Report To consider the following planning applications, the reports for which are set out in the attached APPENDICES:- Page Nos 19/30787/HOU 225 Sandon Road, Stafford, ST16 3HQ 4 - 8 This application was called in by Councillor W J Kemp. Officer Contact - Sarah Poxon, Development Lead (Small Scale) - Telephone 01785 619507. 19/30448/FUL Land off Little Tixall Lane, Lichfield 9 - 24 Road, Great Haywood This application was called in by Councillor A R G Brown. Officer Contact - Richard Wood, Development Lead (Large Scale) - Telephone 01785 619324. Previous Consideration Nil Background Papers Planning application files are available for Members to inspect, by prior arrangement, in the Development Management Section. The applications including the background papers, information and correspondence received during the consideration of the application, consultation replies, neighbour representations are scanned and are available to view on the Council website. 19/30787/HOU - 1 Application 19/30787/HOU Case Officer Jessica Allsopp Date Registered 24 June 2019 Target Decision Date 19 August 2019 Extended To N/A Address 225 Sandon Road Ward Coton Stafford Staffordshire Parish Stafford M B ST16 3HQ Proposal Proposed demolition of existing kitchen and conservatory with the construction of kitchen, sitting and bedroom extension Applicant Mr & Ms Addison & Hanmer Recommendation Approve, subject to conditions. REASON FOR REFERRAL TO COMMITTEE This application has been called in by Councillor W J Kemp (Ward Member for Coton) for the following reasons:- "Concern over potential impact on neighbour's amenities" Context 225 Sandon Road is a semi-detached property located within the Stafford Settlement Boundary. The property has previously been extended to the rear to form an enlarged kitchen and a conservatory however there is no available planning history for this extension but it is likely that these additions were constructed under permitted development. The proposal is for the demolition of the existing conservatory and kitchen extensions to the rear of the dwelling and replacing them with two extensions to the rear. The first extension measures 3m (length) x 2.63m (width) x 3m (height) and has only one storey. This extension has a single storey and could be constructed under permitted development. The second extension measures 3m (length) x 2.75m (width) x 6.66m (height). It has two storeys and features a hipped roof. The ground floor extension will create an extension to the sitting room and the kitchen and the first floor will create an additional bedroom to the property. 19/30787/HOU - 2 Officer Assessment – Key Considerations 1. Character & Appearance Sandon Road is characterised by semi-detached properties that feature hipped-roofs. The proposal is not considered to harm the character and appearance of the surrounding area or the host dwelling. The street scene will remain unchanged. The two storey element of this proposal features a hipped roof that is subservient and in keeping with the character and style of the existing dwelling. The levelling out of the rear elevation will also create a similar design that would have featured on the original dwelling as it was first built. It is therefore considered that the proposal is a proportionate addition to the property. Property 219 Sandon Road has been extended in a similar design that is being proposed under this application. Permission was granted in 2003 for a two storey rear extension and a single storey conservatory. The use of matching materials that are being proposed under this application will assist in integrating the proposed extension with the host dwelling. In terms of character and appearance this proposal is considered to be acceptable. Policies and Guidance:- National Planning Policy Framework (NPPF) – Section 12. Achieving well-designed places The Plan for Stafford Borough (TPSB) 2011-2031 – Policies N1 Design, N8 Landscape Character Supplementary Planning Document (SPD) – Design 2. Amenity Concerns have been raised regarding the amenity to principal windows of 227 Sandon Road. There is a breach of the 45 degree rule at a distance of 2m to the dining room window of 227 Sandon Road. However, the extension that is breached could be built under permitted development and is replacing an existing conservatory that is of the same height and is 0.25m longer, therefore the proposed development is not considered to cause any additional harm to the amenity of the neighbouring property. Concerns were also raised over the 25 degree rule being breached and that the development does not lie 12m away from the principal windows of 227. Neither of these guidelines applies to this proposal as they refer to principal windows that face one another. There are no breaches of amenity to property 223 Sandon Road. Therefore it is considered that in terms of amenity this proposal is considered to be acceptable. Policies and Guidance:- National Planning Policy Framework (NPPF) – Paragraph 127 The Plan for Stafford Borough (TPSB) 2011-2031 – Policy N1 Design Supplementary Planning Document (SPD) - Design 19/30787/HOU - 3 3. Parking No additional parking is required for the additional bedroom that is being proposed under this application. There is sufficient parking for two cars, therefore this proposal meets the standards set out in Appendix B of The Plan for Stafford Borough. Policies and Guidance:- National Planning Policy Framework (NPPF) – Section 9. Promoting sustainable transport The Plan for Stafford Borough (TPSB) 2011-2031 – Policies T1 Transport, T2 Parking and Manoeuvring Facilities, Appendix B – Car Parking Standards 4. Neighbour Consultation The neighbour consultation response that has been received raises various concerns over the proposed extensions. 5. Conclusion The proposal is not considered to harm the character and appearance of the host dwelling or the wider area. It avoids negatively impacting visual amenity or neighbour amenity, and does not impact upon parking requirements and provision. Considering the above it is recommended that planning permission be granted, subject to conditions. Consultations Highway Authority: No objection Neighbours (4 consulted): 1 response received: Material planning considerations summarised below: - Concerns raised over the bulk and massing of the extension. - Concerns raised over loss of light to principle windows Relevant Planning History None 19/30787/HOU - 4 Recommendation Approve, subject to the following conditions: 1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted. 2. This permission relates to the originally submitted details and specification and to the following drawings, except where indicated otherwise by a condition attached to this consent, in which case the condition shall take precedence:- Drawing Numbers; 2029/2, 2029/3, 2029/4. Location Plan - Scale 1:1250 (Received 26.06.2019) The reasons for the Council’s decision to approve the development subject to the above conditions are: 1. To comply with the requirements of Section 51 of the Planning and Compulsory Purchase Act 2004. 2. To define the permission. Informative(s) 1 The Local Planning Authority consider the proposal to be a sustainable form of development and therefore complies with the provisions of the National Planning Policy Framework. 19/30787/HOU - 5 19/30787/HOU 225 Sandon Road Stafford 19/30448/FUL - 1 Application 19/30448/FUL Case Officer: Sian Wright Date Registered 23 April 2019 Target Decision Date 23 July 2019 Address Land Off Little Tixall Ward Haywood and Hixon Lane Lichfield Road Great Haywood Parish Colwich Proposal Variation of condition 2,11 and 12 of 18/28266/FUL Applicant Lovell Partnerships Limited Recommendation Approve, subject to the applicant entering into a planning obligation to secure the obligations under outline permission 14/20886/OUT and the conditions listed REASON FOR REFERRAL TO COMMITTEE This application has been called in by Councillor A R G Brown (Ward Member for Haywood and Hixon) for the following reason:- "It is my belief that the road closure would undoubtedly increase traffic on Coley Lane, it would also separate the development from the rest of Great Haywood". Context This application relates to a site off Little Tixall Lane. Outline planning permission was approved for 77 dwellings under reference 14/20886/OUT. The outline permission also approved a new vehicular access from the A51. Reserved matters application reference 17/25920/REM subseuqently approved appearance, landscaping, layout and scale.