Agenda item

Report of the Planning and Development Manager recommending conditional approval be granted in respect of an application for a proposed development at the above address, attached.

The Panel considered the report of the Planning and Development Manager recommending conditional approval be granted in respect of an application for a proposed development at the above address.  (Copy of the report circulated with the agenda and appended to the signed minutes).

Retention of building works already undertaken, reconstruction and extension to form a block of five self-contained flats (four x two bedroom, one x three bedroom).

Stephen Loosemore (local resident / objecting) was present and with the consent of the Chair, addressed the meeting.

The presenting officer reported that the applicant had submitted an appeal for non determination with respect to this application and that the recommendation had been amended as, in order to defend the appeal the Local Planning Authority needed to indicate to the Planning Inspector what the Council’s decision would have been had an appeal for non-determination not been made prior to the Planning Committee’s consideration of the application.

The Planning Officer also reported that Condition 1 had been deleted and wording to Condition 9 regarding the Code for Sustainable Homes amended.

Amended Condition

09. APPROVAL CONDITION - Code for Sustainable Homes [Pre-Commencement Condition]

Before the commencement of any further site works, written documentary evidence demonstrating that the development will achieve at minimum Level 4 of the Code for Sustainable Homes in the form of a design stage assessment, shall be submitted to the Local Planning Authority for its approval, unless an otherwise agreed timeframe is agreed in writing by the LPA.

Reason:

To ensure the development minimises its overall demand for resources and to demonstrate compliance with policy CS20 of the Local Development Framework Core Strategy Development Plan Document Adopted Version (January 2010).

RESOLVEDto indicate to the Planning Inspector that the Council’s decision would have been to refuse the application had an appeal for non-determination not been made by the applicant prior to the Planning Committee meeting being held.

Reasons for Refusal

1. REFUSAL REASON - Overdevelopment of the site/Impact on Neighbour.

The proposed development by reason of its design, depth of two-storey rear projection, height, massing and proximity to the boundary with 13 Vinery Road would appear unduly dominant and overbearing when viewed from 13 Vinery Road and would be harmful to the character and appearance of the area. Furthermore the proposed roof extension by reason of bulk and massing and contrived dormer design would be out of keeping with the host building, harmful to the visual amenities of the area and would appear overbearing and unduly dominant when viewed from neighbouring occupiers. The aforementioned concerns are symptomatic of a site overdevelopment. The development proposal is therefore contrary to 'saved' Policies SDP1 (i), (and be contrary to paragraphs 2.2.1 and 2.2.18, 2.3.1, 2.3.2, 2.5.2 and 2.5.4 of the approved Residential Design Guide SPD 2006) SDP7 (iv) and (v) and SDP9 (i) and (v) of the adopted saved City of Southampton Local Plan March 2006 and Policy CS13 of the adopted Local Development Framework Core Strategy Development Plan Document (January 2010).

2. REFUSAL REASON - Parking.

In spite of the parking survey, the intensification of the use of the property with nil parking to support it would result in localised overspill parking from the development to the detriment of existing neighbours who are reliant on the street for parking and who would then face further competition for space and the possibility of parking further away from their homes.  The development proposal is therefore contrary to approved Policy SDP1 (i) of the saved City of Southampton Local Plan March 2006 and the requirements of the Council's Approved Parking Standards SPD (2011).