Committee and Date Item/Paper Central Planning Committee 8th July 2010 15 Public Development Management Report Application Number: 10/01816/FUL Parish: Shrewsbury Town Council Grid 350352 - 310464 Ref: Proposal: Sub-division of existing dwelling to form 2 dwellings; alterations to roofline to side elevation Site Address: 148 Sutton Road Shrewsbury Shropshire SY2 6QT Applicant: Mr J Tilling Case Officer: Amy Mottram email: [email protected] 1.0 THE PROPOSAL 1.1 This application is a resubmission and is seeking to subdivide the property into two separate units of residential accommodation – a 2bedroom unit and a 4bedroom unit with associated on street parking and private amenity space. The previous application sought planning permission for the subdivision of the property into 3 units of residential accommodation but was refused on intensification grounds. 2.0 SITE LOCATION/DESCRIPTION 2.1 The application site is located within the Sutton Farm area to the south of the town centre. The area is residential in character, with a mixture of house types around the dwelling – single storey bungalows to the side and rear and two storey terraced properties opposite. Properties along Sutton Road are set back from the highway with off street parking at the front. No. 148 has a double garage fronting Sutton Road and parking provision in front of the garage for up to 4 vehicles. 2.2 The dwelling benefits from a large garden at the side adjacent to the junction with Melrose Drive and a smaller area of amenity space at the rear. The scale and design of the property appears to have evolved over the years from a single storey dwelling to a two storey property having had several extensions approved in relation to a business use operating from the site for a chiropractor. 3.0 RECOMMENDATIONS 3.1 The application is approved. 4.0 REASON FOR COMMITTEE DETERMINATION OF APPLICATION 4.1 The scheme does not comply with the delegation to officers as set out in Part 8 on the Shropshire Council Constitution as 6 or more individual representations have been received relating to material planning reasons 5.0 RELEVANT PLANNING HISTORY 5.1 10/00453/FUL – Proposed sub division of dwelling into 3 apartments. Refused 25th march 2010. Appeal in progress. 5.2 SA/91/0005 - Extension to provide enlarged lounge with new bedroom and bathroom over and provision of staircase for access. Enlargement of existing entrance lobby. Refused 30th January 1991, 5.3 SA/90/0263 - Alterations and extensions to existing dwelling. Approved 24th May 1990. 5.4 SA/90/1191 – Extend existing lounge and construct new bedroom and bathroom over. Provision of staircase for access, and construction of a new porch. Refused 28th November 1990. 5.5 SA/87/0763 - Alterations and additions to provide a 2 storey rear extension forming living accommodation and the formation of a new pedestrian access. Refused 1st October 1987. 5.6 SA/79/0910 – Erection of an extension to provide lounge and study but to be used temporarily as an office and 2 consulting rooms at premises currently used on a temporary basis as chiropractic consulting rooms, formation of vehicular and pedestrian accesses and form temporary car park. Refused 30th October 1979. Dismissed at appeal. 5.7 SA/77/0281 - Change of Use of existing dwelling to Chiropractic Consulting Rooms. Approved 24th May 1977. 5.8 SA/76/1057 – Erection of an extension to provide consulting rooms. Refused 24th May 1977. 6.0 CONSULTEE RESPONSES 6.1 Shropshire Fire and Rescue Service - The fire service has no comment regarding the provision of access for appliances and water supplies for fire fighting. However the applicant is requested to consider the following advice. Sprinkler Systems - Residential Premises. 6.2 Tree Officer – No objection. 7.0 PUBLIC REPRESENTATIONS 7.1 Immediate neighbouring properties have been notified and site notice erected. 9 letters of objection have been received and are available to view in full on the planning file. The objections raised are as follows: Having studied the plans and consulted an architect, it is quite obvious that this application is to turn the property into a care home with up to 12 beds. That would require a change of use. A letter from a previous appeal Ref: - T/APP/5360/A/80/5465/G8 clearly states that the premises are to revert to a dwelling house when discontinued as a Chiropractor Clinic. The rear garden area is quite small and the open plan frontage would be fenced in to provide a light exercise area for the residents. Such a fence would contravene the open plan of this estate. With a knowledge of care homes, such a business would increase the already busy Sutton Road traffic and make Melrose Drive a parking, vehicle unloading and turning area and destroy the existing amenities. This site has been over developed and with the proposed alteration to the conservatory would look even more ridiculous, not to mention the extra strain on the footings which were not intended to carry such weight. This is a devious approach to get around the change of use restriction and to underhandedly carry out a business, disguised as affordable flats. There is no submitted evidence to show that the area needs smaller housing. The scheme is to ultimately operate a ‘care home’ business which will be horrendous, making it a 24/7 operation with parking, access and noise issues – hence the provision of ramped access. Substantial increased used of the rear access from Melrose Drive. Parking is show at the front of the property but residents wont want to walk all the way round to the rear so will obviously park on Melrose Drive to be closer. This will block the turning head and cause congestion problems. Issues with drainage across the area – this proposal will make the system worse. Unwelcome precedent where no other flats exist. Horrendous visual impact of new roof. Concern for over occupancy of the site. Parking and related noise issues. Maintenance of front garden area. Storage of refuse bins. The motive and real reason for the proposal. 8.0 PLANNING POLICY 8.1 Central Government Guidance: PPS1: Delivering sustainable development PPS3: Housing 8.2 West Midlands Regional Spatial Strategy Policies: QE2: Restoring degraded areas and managing and creating high quality new environments for all. 8.3 Local Plan: GP1: General requirements for development GP2: Character and setting GP4: Alterations and extensions HS2: Residential development on sites within Shrewsbury not allocated under policy HS1. 9.0 THE MAIN ISSUES Principle of development Design, scale and character Impact on neighbours residential amenity 10.0 OFFICER APPRAISAL 10.1 Principal of Development 10.1.1 It should be noted that the submitted application is seeking to sub-divide a single residential dwelling into two separate units of residential accommodation. The application forms make no reference to a care home facility being provided within the building and assessment of the scheme has been made purely on the suitability of the property to be sub-divided into two smaller residential units. A change of use application would be required to change the domestic use of the building into a care facility as claimed by objections received. 10.1.2 The principle of the proposal is acceptable given the location of the site within a residential area. The external form and character of the building would not change significantly, with the replacement of a flat roof (with a pitch) being the only alterations to the external fabric of the building. 10.2 Design, Scale and Character 10.2.1 Given that the foot print would remain the same and the external appearance of the property would remain predominantly unaltered by the development, the visual impact of the proposal upon the character of the surrounding area is not considered to be significant. 10.2.2 The internal layout of the property appears to lend itself quite well to being subdivided into two flats. Unit 1 would be a 4-bed unit on the ground floor, with one garage space and parking for two vehicles off the road. Unit 1 would have a separate rear garden area and timber summer house available for use also. Unit 2 would incorporate the first floor accommodation of the existing dwelling. It would be access from the rear of the building with a kitchen and lounge area/dining area on the ground floor and two bedrooms above with a shared balcony overlooking the junction of Sutton Road and Melrose Drive. 10.2.3 Concerns were raised during the previous application with regard to the potential impact of the parking area upon the root system of a tree located within the boundary of the site and no.1 Melrose Drive to the rear. Whilst the use of the area at the rear of the site would not require planning permission if used for additional parking, the impact of additional parking may have a negative impact upon the root structure of the tree. A condition has been attached to address this. 10.3 Impact on neighbours/residential amenity 10.3.1 The scheme provides a sufficient level of off street parking and additional parking could also be provided at the rear of the site without requiring planning permission. Concerns therefore regarding additional parking and congestion issues within Melrose Drive are therefore not deemed to be significant. The site is also well served public transport links and Officers therefore conclude that adequate parking provision can be made for the size of development proposed without impact detrimentally upon highway safety or the living conditions of neighbouring residents. 10.3.2 The size of the units proposed are considered to be in keeping with the overall character of the area – no additional floor space is being created within the development, utilising existing available floor area to create useable living space for both units of accommodation.