Agenda Item 6 PLANNING COMMITTEE Date: 19 July 2018 APPLICATIONS FOR PERMISSION TO CARRY OUT DEVELOPMENT OR TO DISPLAY ADVERTISEMENTS (PC 30/18) Schedule by Head of Planning and Coastal Management Number of items: 7 FOR THE PURPOSE OF THE LOCAL GOVERNMENT (ACCESS TO INFORMATION) ACT, 1985 THE RELEVANT BACKGROUND DOCUMENT IN RESPECT OF EACH ITEM IS THE PLANNING APPLICATION FILE, INCLUDING SUBMITTED PLANS, CONSULTATIONS AND LETTERS OF COMMENT, BUT EXCLUDING INFORMATION EXEMPTED UNDER THE PROVISIONS OF THE ACT AND IDENTIFIED AS SUCH. ANY REPRESENTATIONS AND ADDITIONAL INFORMATION SUBMITTED AFTER THE PREPARATION OF THIS SCHEDULE RECEIVED NO LATER THAN 24 HOURS PRIOR TO THE COMMITTEE MEETING WILL BE REPORTED VIA THE ALTERATIONS AND ADDITIONS REPORT CIRCULATED AT THE MEETING. PLEASE NOTE THAT THE ORDER OF THE ITEMS LISTED MAY BE CHANGED AT THE MEETING TO ACCOMMODATE PUBLIC SPEAKING. SHOULD ANY OF THE FOLLOWING APPLICATIONS BE SUBJECT TO A SITE VISIT, THIS WILL NORMALLY TAKE PLACE ON THE SECOND MONDAY FOLLOWING THE DATE OF THE MEETING. I N D E X Item Page Case Application Address No No Officer No 1 3 SM DC/18/0086/FUL Bank House, 177 High Street, Aldeburgh, IP15 5AN 2 12 SM DC/18/0881/FUL Johnnygate, Beach Farm Road, Thorpeness, Aldringham-cum-Thorpe, IP16 4NZ 3 19 JB DC/18/1636/FUL Land South of 24 Pound Cottages, Ipswich Road, Grundisburgh, IP13 6TP 4 28 SM DC/17/3742/FUL Land West of Electricity Sub-Station, Hacheston, IP13 9ND 5 66 IR DC/18/1027/FUL Home Farm, Halesworth Road, Heveningham, IP19 0EL 1 6 73 JB DC/18/1596/FUL 16 Roy Close, Kesgrave, IP5 1JR 7 77 NG DC/18/2068/FUL 8 Birch Grove, Martlesham Heath, Ipswich, IP5 3TD 2 1. ALDEBURGH – DC/18/0086/FUL – Demolition of existing outbuilding and garage. Erection of new dwelling (comprising basement and room-in-roof levels) with integral parking : Bank House, 177 High Street, Aldeburgh, IP15 5AN for Mr Richard Buss. Case Officer: Stephen Milligan Expiry Date: 27 July 2018 EXECUTIVE SUMMARY Full Planning Permission is sought for the erection of a dwelling to the rear of 177 High Street, Aldeburgh. The development lies within Aldeburgh Conservation Area, within the physical limits of Aldeburgh as defined within the Local Plan, within Aldeburgh Town Centre and within the Suffolk Coasts and Heaths AONB. This item has come before members following consideration by the Delegation Panel, to enable the consideration of the issues of parking and impact upon Aldeburgh Conservation Area. The application is recommended for Approval. 3 1. SITE DESCRIPTION 1.1. This application is for the erection of one dwelling on land to the rear of 177 High Street, Aldeburgh off The Terrace/Choppings Hill, Aldeburgh. The site contains a frontage wall and single garage. 1.2. This site lies within the physical limits of Aldeburgh, a Market Town as defined within the Suffolk Coastal District Local Plan: Core Strategy and Development Management Policies DPD 2013 (SCDLP) and within the wider AONB and Heritage Coast. The site is also within the Aldeburgh Conservation Area and nos. 175 and 175a High Street are listed buildings (Grade 2). 1.3. The site is within the designated Aldeburgh Town Centre but not within the primary shopping area. 1.4. The site forms part of the steeply sloping rear curtilage of 177 High Street. The site slopes downwards by approx. 5m west to east and has a frontage to The Terrace of approx. 10.5m. 1.5. The Aldeburgh Conservation Area Appraisal (SPD) identifies the site and other curtilage areas to the rear of the properties on the western side of the High Street, in its Appraisal Map, as an 'important open/green/tree space.' It states (p18 and 19): "Trees, hedges, boundaries and street greenery are important elements of the conservation area, not only in public places, but on private land as well. A large proportion of green space within the Aldeburgh Conservation Area is within the boundaries of the private gardens running along the Western edge. Views of the gardens are best appreciated from Church Walk, The Terrace and Champion Road. Most open spaces within the Conservation Area have views out towards the beach and sea and overlooking Aldeburgh's townscape, settings and important landmarks". "Gardens below and east of The Terrace. Provides a green buffer at the rear of buildings on the west side of the High Street and seen from The Terrace which enhances the linear form of the development and supports several fine garden trees, which are sparse within the conservation area." 1.6. The site has an attractive brick boundary wall on its frontage to the Terrace and provides some views of the rear of properties in the High Street from the Terrace and space around a mature Sycamore tree which historically overhung the site from the curtilage of 179 High Street to the south. The tree has been subject to crown reduction and has been trimmed up to the boundary of the site. 2 THE APPLICATION 2.1 The application seeks Full Planning Permission for a five storey two bedroomed dwelling of contemporary design. The dwelling is proposed to be built into the sloping ground at the rear of the High Street with two single aspect basement levels and three 4 stories above road level. The property is proposed to have a single integral garage space accessed from The Terrace. 2.2 The building was originally designed as a four bedroomed property with double integral garage. The design was amended to a two bedroomed design with single integral garage following an objection from the Highway Authority to the intensification of the use of a substandard access. 2.3 There is no relevant planning history. 3 CONSULTATIONS 3.1 Aldeburgh Town Council – Objects to this application stating: ATC Planning Committee does not support this application. The re-designation of rooms within the proposed development does not answer concerns expressed by the Planning Committee at its meeting on March 6 2018. At that meeting, the Planning Committee recognised the development was in a sensitive area for parking and believed the scale and mass of the proposed building was too large for the site and represented over-development. The Committee voted against this application UNANIMOUSLY. The comments from the meeting of March 6 2018 states: A member of the public, who owns an adjoining property, addressed the Planning Committee and said that while he was in favour of the development, he had great concerns about road safety – with particular reference to a garage opening nearer to Choppings Hill. The Planning Committee recognises that the development is in a sensitive area for parking and believes the scale and mass of the proposed building is too large for the site and represents over-development. The Committee feels that while the design is interesting, it should be much reduced and more inkeeping with the area. The Committee also drew attention to drawings showing the gradient of the roadway which it believed were inaccurate. The Committee noted correspondence from Suffolk County Highways objecting to this application. ATC Planning Committee unanimously OBJECTS to this application as it stads. 3.2 Suffolk County Council – Highway Authority: recommends that permission be refused, on the grounds of insufficient on site parking, leading to additional on-street parking, which may result in parking in unsuitable locations. The Suffolk Guidance for Parking requires two spaces per dwelling. If the Local Planning Authority is minded to approve, conditions relating to storage of refuse/recycling bins is recommended and for the turning and parking of vehicles. 3.3 SCDC - Head of Environmental Services and Port Health: No objections. 3.4 Aldeburgh Society : raise concerns about the proposal, stating that the amended scheme is in breach of the Conservation Area Policy and represents and unwelcome and intrusive development in a sensitive location. The proposals is too big for the plot, and the scheme should be refused. Recommend a site visit is undertaken. 3.5 Office of Nuclear Regulation (ONR) : Do not raise concerns. 5 3.6 Third Party Representations: Nineteen Letters of objection have been received raising the following matters: Impact upon the character of the area/Conservation Area, Impact to highway safety, Impact upon parking availability, Poor design, Overbearing impact/scale, Privacy and outlook from neighbours, There are springs/watercourses under terrace and construction will have deleterious impact upon neighbours, Severe impact upon neighbourhood during construction work with road closure, impact upon parking availability, and noise, Loss of views, Loss of open space, Impact upon important tree, Property will be second home/investment vehicle and unavailable to those in need. Third Party Representations: Six letters of support have been received raising the following matters: The design is exciting architecture, It will improve an unsightly plot, It will provide employment during construction phase, It will provide a much needed house. 4 RELEVANT POLICIES 4.1 NPPF (Framework) 4.2 NPPG 4.3 Suffolk Coastal District Local Plan – Core Strategy and Development Management Development Plan Document (adopted July 2013) policies: SP1a – Sustainable Development SP1 – Presumption in Favour of Sustainable Development SP15 – Landscape and Townscape SP19 – Settlement Policy SP22 – Aldeburgh DM7 – Infilling and Backland Development within Physical Limits Boundaries DM19 – Parking Standards DM21 – Design: Aesthetics DM22 – Design: Function 6 DM23 – Residential Amenity DM27 – Biodiversity and Geodiversity DM28 – Flood Risk 4.4 The Area Policies and Site Specific Policies Development Plan Document 2017. The relevant policies are: Policy SSP2 – Physical Limits Boundaries Policy SSP28 – Aldeburgh Town Centre 4.5 The following Supplementary Planning Guidance/Documents: Aldeburgh Conservation Area Appraisal 5 PLANNING CONSIDERATIONS Principle of Development 5.1 The proposal is for the erection of a dwelling which lies within the physical limits of Aldeburgh, a Market Town as defined within the Local Plan.