APP 5 Application Number: 15/00522/FUL other Erection of a single storey three bed dwelling AT Land To West of Haversham First School, Manor Drive, Haversham FOR Mr Russell Broom Target: 22nd May 2015 Ward: Newport Pagnell North and Parish: Haversham Cum Little Linford Hanslope Parish Council Report Author/Case Officer: Paul Bartos Contact Details: 01908 258022 [email protected] Team Leader: Debbie Kirk Minor Applications Team Leader Contact Details: [email protected] 1.0 INTRODUCTION (A brief explanation of what the application is about) 1.1 The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together, planning history, additional matters and summaries of Consultees responses and public representations. Full details of the application, including plans, supplementary documents, consultee responses and public representations are available on the Councils Public Access system www.milton- keynes.gov.uk/publicaccess . All matters have been taken into account in writing this report and recommendation. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report. 1.2 The Site The application site is a narrow area of land measuring approximately 45 metres by 10 metres, located to the rear of numbers 52-62 Manor Drive. The land is elevated above these properties whose rear gardens slope uphill toward the site. There is an electricity substation to the front of the site adjacent to Manor Drive. To the east is a footpath leading to the Parish Recreation Ground, to the east of this footpath is the Haversham County Primary School. The area is predominantly residential in character with dwellings situated opposite the site. Access would be onto Manor Drive via an area of the site between the substation building and the boundary with the rear garden of 52 Wolverton Road Haversham. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report. 1.3 The Proposal This application seeks the erection of a single storey three bedroom dwelling. The bungalow has a generally rectangular footprint 22.05 metres long and 6.506 metres wide. The application was accompanied by a Design and Access Statement. Details of the proposal as described above can be seen in the plans appended to this report. 1.4 History The planning history for the site includes two approved planning applications and one refused, these are summarised below. 1. MK/735/92 Erection of single storey dwelling and construction of vehicular and pedestrian accesses (Outline) was permitted 17th November 1992. 2. 01/00705/FUL Erection of one detached dwelling and single detached garage which was refused for the following reason: The proposal would result in a cramped overdevelopment of the site, out of keeping with the character and density of surrounding development and would be likely to give rise to unacceptable overlooking of the rear garden of the adjoining property at 58 Wolverton Road. The proposal would thereby be contrary to the aims of Policies PH7, PH10, DC1 and DC3 of the Adopted Borough of Milton Keynes Local Plan and Policies D1 and D2 of the Second Deposit Version Milton Keynes Local Plan 2002. 3. 02/00276/FUL Erection of one detached dwelling was permitted 11th June 2002. This consent was never implemented and is no longer extant. This planning permission was for a dwelling of the same design and dimensions as that proposed for this application. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy National Planning Policy Framework 2012 Paragraph 7 – Requiring Good Design Paragraph 17 – High Quality Design Paragraph 64 – Impact of Character and Appearance of the Area 2.2 Local Policy Core Strategy Policy CS 13: Ensuring High Quality, Well Designed Places 2.3 Milton Keynes Local Plan 2001-2011(Saved Policies) D1 – Impact of Development Proposals D2 – Design of Buildings D2A - Urban Design aspects of new development H7 – Housing on Unidentified Sites S9 – Other Villages T10 - Traffic T15 – Parking provision 2.4 Supplementary Planning Guidance Addendum to Parking Standards For Milton Keynes (2009). 2.5 Supplementary Planning Document New Residential Development Design Guide (2012) 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 3.1 The principle of development The site is designated as residential in the of the Milton Keynes Local Plan 2001 – 2011 Proposal Map. The development would accord with policy saved policy H7 of Milton Keynes Local Plan 2001 - 2011. The principle of developing a residential unit on the site is acceptable. 3.2 Impact on the Character and Appearance of the Area. The scale and design of the dwelling, subject to conditions regarding boundaries, landscape and materials would, on balance, accord with saved policy D2 of the Milton Keynes Local Plan 2001 – 2011. 3.3 Impact on the Amenity of Neighbouring Properties. The proposed dwelling can be accommodated so as not to result in unacceptable visual impact, loss of privacy or sunlight/daylight, to the existing or neighbouring properties. The development would accord with saved policy D1 (iii) of the Milton Keynes Local Plan 2001 – 2011. 3.4 Impact on access and parking The Highway Engineer is satisfied that on-plot parking and the means of access to the dwelling can be provided to meet requirements and does not consider that the proposal would compromise highway safety on Manor Drive. The proposal is therefore considered acceptable having regards to saved policies D1 (iv), T10 and T15 of the adopted Milton Keynes Local Plan 2001 - 2011. 4.0 RECOMMENDATION (The decision that officers recommend to the Committee) 4.1 It is recommended that planning permission be approved subject to conditions set out in section 6 of the report. 5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer Recommendation) 5.1 The Principle of Development The site lies within the development boundary of New Haversham in an area designated as housing land. The proposal is for infill development and would accord with saved policy S9 of the Milton Keynes Local Plan 2001 – 2011. The area is predominantly residential and the proposed development would have the same access to shops, services and public transport as the other houses in the area. The site would accord with the principles set out under saved policy H7 of Milton Keynes Local Plan 2001 - 2011. Therefore the principle of residential a development on the site would be acceptable. 5.2 Impact upon character and appearance of the area The proposed development has a narrow street frontage with Manor Drive and the house itself will be set back approximately 17 metres from the edge of the pavement. As a bungalow, the building would have a generally low profile with an eaves height of 2.5 metres and a variable ridge height with a maximum of 4.7 metres. In design terms the property has been configured such as to give a series of different roof pitches and heights, which adds interest. The impact on the street scene would be minimal due the set-back, the narrow site and the fact that the substation building would remain to the front of the site. 5.3 Because the site is quite narrow, approximately 8.5 metres wide the bungalow would be close to its boundaries to the side of the site. It would be approximately 1.4 metres from the east boundary with the footpath to the Parish Recreation Ground and 0.8 metres to the west boundary with the rear gardens of houses on Wolverton Road. The impact on the character of the area from the footpath to the side and recreation ground to the rear would be significant but not necessarily harmful. The land is currently fenced off and unmaintained. With appropriate planting to the rear boundary and suitable boundary treatment adjacent to the footpath the impact of a new house could be mitigated. Neither boundary treatment nor planting has been specified in the application, a condition should be imposed on any planning permission requiring a detailed landscaping scheme to be provided before any development commences. The distance to the rear elevations of the houses on Wolverton Road is approximately 35 metres so the proposed bungalow would not have unacceptable bulk and massing in relation to these properties. The earlier application, 02/00276/FUL, was approved with a condition that permitted development rights with respect to extensions, roof alterations and outbuildings be removed. It was felt that the site was quite cramped and that further development of the site even within the constraints of permitted development could result in the site being unacceptably overdeveloped and out of character. It is recommended that a similar such condition be included on any planning permission. 5.4 Concern has been raised by neighbours regarding the impact of the development on the row of mature trees to the east of the site on the edge of the playing field for Haversham First School. These trees are an important aspect of the character of the area. The diameter of these trees is between approximately 40 and 50 centimetres which would give a root protection area of between 4.8 and 6 metres. The distance from the centre of trunks to the edge of the site is approximately 6 metres. In this light, it is felt that while formal root protection measures are not required, a precautionary condition detailing the method by which any roots encountered are dealt with should be imposed on any planning permission.