Application Recommended for Delegation APP/2011/0154 Queensgate Ward Outline Planning Application Demolition of existing house and the erection of 18 dwellings comprising, 2no. 8- bedroom houses, 2no, 4-bedroom maisonettes, 4no. 3-bedroom maisonettes, 4no. 2- bedroom apartments, and 6 detached mews houses. (Landscaping reserved for future approval) [Relating to that part of the development within the Borough of Burnley] BRAMPTON HOUSE 500 COLNE ROAD BURNLEY Background: 1. The application relates to a large site at the northern edge of the Borough presently accommodating one large detached house set in a landscaped garden with protected trees. 2. A strip along the northern edge of the site is in Pendle Borough, so that although the whole description is as described above, part of two houses are in Pendle District, to whom a separate planning application has been submitted. 3. The application has been prepared in great detail and presents information that can be viewed on the planning website or in the planning office. 4. A high quality development is proposed, retaining trees and indicating comprehensive landscape treatment. 5. Objections have been received. Summary of Reason for Recommendation: The site is in an area which is predominantly composed of large detached and semi- detached dwelling houses set in substantial gardens. A replacement dwelling commensurate with the existing house on the site would not be in conflict with the development plan. The present proposal would provide a development that is larger in density of accommodation and in built form than many nearby properties. This is outweighed by its exceptionally high quality of built accommodation, external appearance and use of materials, and in particular, its provision for sustainability, adaptation, ecology, habitats, landscape and creation of a sense of place. Therefore, on a balanced consideration, the proposal is in accordance with the development plan in accordance with the Development Plan, in particular the policies listed below. There are no other material considerations to indicate that planning permission should not be granted: Relevant Policies: Burnley Local Plan Second Review E21 - Gateways and throughroutes E5 - Species protection E6 -Trees, hedgerows and woodlands E7 - Water bodies and water courses GP1 - Development within the Urban Boundary GP3 - Design and Quality GP6 - Landscaping and Incidental Open Space GP8 - Energy Conservation and Efficiency H2 -The sequential release of further housing land for development H3 - Quality and design in new housing development H4 - Providing a choice of housing in new development H5 - Local housing needs H6 - Housing density H7 – Open space in new housing development TM15 - Car parking standards National Planning Policy Planning Policy Statement 3 (PPS3) - Housing Site History (as relevant): TP4036: Use as offices – Granted (1957) TP7879: Use as Nursing Home – Granted (1963) TP8440: Erection of detached bungalow – Granted (1964) 81/0250: Erection of front boundary wall – Granted 96/0137: Change of use from dwelling house to 25 bed home for the elderly - Granted 2008/0231: Erection of 66 apartments – Withdrawn Consultation Responses: Highway Authority – No objection in principle. Recommend a condition be imposed requiring full details of arrangements for access and egress, and provision for gates. Pendle Borough Council – Consulted as adjoining planning authority, also in receipt of an application for part of the site. Informally indicated that the proposal is likely to be acceptable subject to conditions. United Utilities – No objection in principle. Separate surface water drainage should be provided. [These comments are essentially for the attention of the applicant, to whom the agency has sent a copy of the comments] Burnley Wildlife Conservation Forum – Appears a thoroughly researched application. There would be the additional wildlife benefit of a new pond. Lancashire Ecology Unit – Recently reviewed the additional ecology report provided by the applicant. Some potential impact on biodiversity and protected and priority species but this can be mitigated by imposition of planning conditions. Burnley Civic Trust – Object to the proposal on grounds that erection of 18 dwellings would over-develop the site, resulting in additional traffic on the busy main road and that may cause problems with services. Neighbouring residents - 13 letters making objections as follows (summarised): 1. Not in keeping architecturally with the area; re-defines the area in a negative way. 2. Large number of bedrooms per dwelling; area will be densely populated; flexible design could result in further dwellings. 3. Overshadow other dwellings; loss of privacy; overlooking from the roof- gardens; loss of view from Osborne House. 4. Additional traffic; highway safety; inadequate parking provision. 5. Other brownfield land available. 6. Burnley is short of larger, quality housing and the demolition of Brampton will make this worse. Brampton is a beautiful house that should be preserved; loss of the landscaped grounds. 7. Possible presence of historic coal mine workings on the site [The former house was apparently used as Coal Board offices in the late 1950s before its demolition. Any investigation of ground conditions, including possible coal workings, would be a matter for the applicant’s attention] Planning and Environmental Considerations: The application site is rectangular in shape, comprising around 0.63ha. It is set to the west of Colne Road to which it has a frontage of some 68m, with an overall depth of 95m. There is a significant fall in levels across the site. It presently accommodates a large 2-storey dwelling house, sited towards the rear of the site as shown on the plan reproduced below for ease of description. The Borough boundary with Pendle Borough crosses the northern part of the site. There is a belt of trees subject to a Tree Preservation Order along the southern boundary of the site. Application site Borough boundary Existing dwelling TPO trees Osborne House Form of existing dwelling Present proposal The development comprises a 4-storey building facing Colne Road towards the front of the site, and 2-storey houses to the rear. Proposed layout Proposed elevation from Colne Road Elevations of the detached mews houses Policies PPS3 sets national policy for housing development, stating the requirement: …… to ensure that housing is developed in suitable locations which offer a range of community facilities and with good access to jobs, key services and infrastructure. This should be achieved by making effective use of land, existing infrastructure and available public and private investment. Policy H1 identifies land for housing development Policy H2 sets a sequential approach to the release of land for housing development, requiring that higher priority be given to development of brownfield rather than greenfield sites, and to land in more sustainable locations. It requires that sites coming forward should not lead to an unacceptable oversupply of housing when assessed against Policy H1. The re-defining (PPS3, June 2010) of residential garden land as not previously developed land has given more opportunity for councils to make decisions that are best for their area. The Borough already has in excess of a five year supply of deliverable housing permissions; indeed, some residents have made reference to the availability of brownfield land. However the proposed site is in a sustainable area, on a main transport corridor, and it offers a form of development likely to contribute significantly to the variety, quality and therefore, choice of housing available in the Borough. This would be in line with Policy H4. On that basis, the proposal is not considered to be unacceptable. Policy H3 seeks quality in housing development and sets criteria summarised as follow: a) Suitable comparison with neighbouring property and the wider locality. b) Creation of a sense of place. c) Provision of a range of house types and designs. d) Protection of amenity of neighbouring properties, including privacy and outlook. e) Provision of adequate private garden space and landscaping. f) Safety of pedestrian access. g) Parking in accordance with parking standards. -------------------------------------------------------- The main planning issues are architectural treatment, design and character of the area; density of the development; impact on neighbouring residents; and, acceptability of provision regarding traffic and parking Architecture, design and character The design has been informed by a comprehensive design statement evidenced by research into local architectural styles and vernacular, and architectural best practice including Georgian terrace town houses. The buildings would be in two forms: Four-storey building on the front part of the site, comprising: Six townhouses containing accommodation as follows: Two Type A – eight bedroom houses. Two Type B – each comprising one 3-bed maisonette and two 2-bed apartments. Two Type C – each comprising one 3-bed maisonette and one 4-bed maisonette. The application demonstrates that the design is intended to provide for flexibility of the fabric of the buildings to allow for future adaptability. This in line with the quality requirements of Policy GP3. Visual impressions of the main building From Colne Road Rear view of Townhouse building Two-storey mews houses on the rear part of the site being a mix of six 4-bed and 5- bed units. The application indicates that attention has been given to