PUBLIC ABC COMMITTEE REPORT Planning 03/09/2015 Committee: Target Date: 08/09/2015 Application No: FUL/2015/2076 Description: Erection of 3 No. 6 bedroom houses with associated parking and entrance piers. Site Address: Land to the rear of 22 Fairlands Park Applicant: Mr D O'Flanagan Ward: Wainbody RECOMMENDATION Planning Committee are recommended to grant planning permission subject to conditions INTRODUCTION This application is to be considered at Planning Committee in accordance with the Scheme of Delegation as representations have been received from occupiers of more than five properties. APPLICATION PROPOSAL Outline planning permission was granted last year for three dwellings with access and layout details approved and all other matters reserved. This is a full planning application for three dwelling which follows the same principles as the previously approved outline, but has a slightly revised siting. A single point of access is proposed along the frontage to Fairlands Park. The three dwellings will be of similar design and will be two storeys with rooms in the roof to provide a cinema room and sixth bedroom for each property and have integral double garages. The dwellings would reach a maximum height of 9.4 metres to the ridgeline and the properties would have single storey wings to the rear with flat roofs and roof lanterns. Each property will have a chimney feature to the side elevation, stone lintel features to the upper windows and brick corbel and stringer detail to the front gables. The following documents have been submitted in support of the application:- A Design and Access Statement which concludes that the development will provide high quality homes and contribute towards meeting the housing targets in the area. The development would utilise an area of unused land within an established residential area. The development would be in keeping with the surrounding area and reflect the existing grain and character of Fairlands Park. Whilst two trees are to be removed, there would be no significant ecological effects. The visual impact of the removal would be very limited and would not result in substantial harm as previously approved. The statement further concludes that the development is consistent with the NPPF. The benefit of the scheme is the creation of a high quality residential environment which respects the character of this part of the city. Ecological Impact Assessment. The nature conservation evaluation found the mature trees and hedgerows within the site are important to nature conservation in the context of the site. This habitat type is common and widespread within the UK and none of the species identified are rare or protected and support common and widespread fauna. The remaining habitats within the site consist of amenity grassland and bare ground which are of negligible value for nature conservation. The assessment recommends planting of native broadleaved trees to offset the loss of those removed, nest boxes to offset the loss of breeding bird habitat and the avoidance of works during the nesting season. If no works are undertaken on the site within 12 months a further survey is recommended due to potential colonisation by plant and animal species. Arboricultural Impact Assessment. An assessment of all trees on site captured 17 individual trees and four groups. Five trees were identified for removal as part of the proposals, four of which are category B and one is category C. The survey also identified two trees as category A which are high quality with an estimated life expectancy of at least 40 years. Drainage Strategy. This summarises that the site is a small greenfield development set within a predominantly clay subsoil which limits the use of many SUDs techniques. The site has therefore been designed on the basis of limiting runoff to an acceptable practical minimum flow rate with attenuation sized accordingly. SITE DESCRIPTION The site is within the Kenilworth Road Conservation Area. The area of the site is approximately 0.28 hectares and it has a frontage of approximately 75 metres to Fairlands Park. The northern section is approximately 22 metres deep, adjoining the rear boundary with No.14 Fairlands Park. The southern boundary is approximately 60 metres deep, located along the length of the rear boundaries of Nos. 22, 24 and part of 26 Fairlands Park. The site was part of the rear garden of Oaklands House at No. 56 Kenilworth Road. The rear boundary of Oaklands House forms the eastern boundary of the site. Oaklands House is a large detached building that has been operating as a nursing home since 1987. The site is in an elevated position in Fairlands Park and located between two cul-de- sacs, each containing detached two storey dwellings. There is a row of Lawsons Cypress trees along the length of the site to the west fronting the highway. These are the subject of group Tree Preservation Orders. On the opposite side of the highway there are bungalows set at a lower level than the application site. PLANNING HISTORY There have been a number of historic planning applications on this site; the following are the most recent/relevant. Application Description of Development Decision and Number Date OUT/2014/2934 Outline planning application for three dwellings Approved by with access and layout details provided and all Planning other matters reserved. Committee on 13th November 2014 POLICY National Policy Guidance National Planning Policy Framework (NPPF). The NPPF published in March 2012 replaced all previous national planning policy and sets out the Government’s planning policies for England and how these are expected to be applied. It sets out the Government’s requirements for the planning system only to the extent that is relevant, proportionate and necessary to do so. The NPPF promotes sustainable development and good design is recognised as a key aspect of this. The National Planning Practice Guidance (NPPG) 2014, this adds further context to the NPPF and it is intended that the two documents are read together Local Policy Guidance Coventry Development Plan 2001 (CDP): Policy OS4 – Creating a more sustainable city Coventry Development Plan 2001 (CDP) OS4 – Creating a more sustainable city OS6 – Change of land use EM5 – Pollution protection strategy BE2 – The principles of Urban Design BE9 – Development in conservation areas H12 – Design and density of housing development AM22 – Road safety in new developments Supplementary Planning Guidance/ Documents (SPG/ SPD): SPG Design Guidelines for New Residential Development SPD Delivering a more sustainable city SPG Kenilworth Road Control Plan CONSULTATION No Objections received from: Environmental Protection Officers (CCC) Conservation (CCC) Tree Preservation Officer (CCC) No objections subject to conditions have been received from: Flood Risk Management and Drainage Comments are awaited from: West Midlands Fire Service Ecology Severn Trent Highways (CCC) Immediate neighbours and local councillors have been notified; a site notice was posted on 23rd July 2015. A press notice was displayed in the Coventry Telegraph on 23rd July 2015. A letter with multiple signatures has been received, containing 12 signatures requesting the Council "save the trees and hedges on Fairlands Park and reduce house density". Five letters of objection have been received raising the following: Three six-bed houses will attract large families which will lead to increased vehicle use. The road is not wide enough to take a lot of traffic and there is no room for on-street parking. Three houses on site is overdevelopment and the houses are too large for the plots. One or two small bungalows would be more in keeping with the majority of properties already on this road. Overlooking of front bedroom windows in 21 Fairlands Park. Overlooking of 14 Fairlands Park from the first floor bedroom windows and those in the roof. Objections to the removal of trees and hedges. Overlooking of bungalows which are on lower ground. APPRAISAL The main issues in determining this application are the principle of development, design and impact on the Conservation Area, residential amenity, impact on trees and highway safety. Principle of development The site is within an established residential location where there is no direct conflict with the NPPF’s presumption in favour of sustainable development. Outline planning permission has already been granted for three dwellings with similar siting. The principle of development is therefore considered acceptable subject to consideration of other planning matters. Design and impact on the Conservation Area The site is located within the Kenilworth Road Conservation Area. Policy BE9 states that development within or affecting the setting of a Conservation Area will only be permitted if it would preserve or enhance the character or appearance of the Conservation Area. Policy BE9 further states that the City Council has a statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of a Conservation Area. There is a strong presumption against proposals which conflict with this objective. The Kenilworth Road Control Plan forms Supplementary Planning Guidance to the Coventry Development Plan. This describes the Kenilworth Road as one of the most attractive entrances to any city in the country. It has a heavily landscaped and well- wooded character. Development behind the landscaped screen is of a wide variety of types of housing on predominantly large plots. SPG sets out guidelines for those very exceptional cases where development or redevelopment is considered to be acceptable which seeks to retain the trees and protect the spinney. Development should be set at such a distance from the spinneys as to ensure that it is screened from Kenilworth Road. The height of buildings should not exceed two storeys and no new access shall be provided onto Kenilworth Road. SPG sets out other criteria including boundary treatment and materials. Policy BE2 of the CDP requires development to be of good design.