Report of the Planning and Development Manager recommending that delegated authoritybe granted in respect of an application for a proposed development at the above address, attached.
Minutes:
The Panel considered the report of the Planning and Development Manager recommending delegated authority be granted in respect of an application for a proposed development at the above address.
Erection of a two-storey side extension to create two x two-bed flats with associated parking and cycle/refuse storage and retain existing dwelling.
Gordon Rogers (Agent), Howard Bown (local resident/objecting), Councillor Payne and Councillor Hammond (Ward Councillors/objecting) were present and with the consent of the Chair, addressed the meeting.
The presenting officer reported an amended condition and additional conditions listed below.
Amended Condition
4. APPROVAL CONDITION - Residential - Permitted Development Restriction [Performance Condition]
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), or any Order amending, revoking or re-enacting that Order, no building or structures within Schedule 2, Part 1, Classes as listed below shall be erected or carried out to the existing dwelling house on-site without the prior written consent of the Local Planning Authority:
Class A (enlargement of a dwelling house), including a garage or extensions,
Class B (roof alteration),
Class C (other alteration to the roof),
Class E (curtilage structures), including a garage, shed, greenhouse, etc.,
Class F (hard surface area)
Reason:
In order that the Local Planning Authority may exercise further control in this locality given the small private garden and amenity areas provided as part of this development in the interests of the comprehensive development and visual amenities of the area.
Additional Conditions
APPROVAL CONDITION – Sites Sections [Pre-Commencement Condition]
Prior to the commencement of development additional plans detailing the finished levels and sections of the proposed development shall be submitted to and be approved in writing by the Local Planning Authority. The proposed development shall be carried out in accordance with the approved plans unless otherwise agreed in writing.
Reason:
To improve the appearance of the site and enhance the character of the development in the interests of visual amenity.
APPROVAL CONDITION - Sustainable Drainage Systems
(Pre-Commencement Condition)
Prior to the commencement of development (except site set up and demolition) a feasibility study demonstrating an assessment of the potential for the creation of a sustainable drainage system on site shall be carried out and submitted to the Local Planning Authority. Any measures shown to be feasible shall be verified in writing by the Local Planning Authority and implemented prior to first occupation of the development hereby granted consent. If the study demonstrates the site has the capacity for the implementation of a sustainable drainage system, a specification shall be agreed in writing with the Local Planning Authority. A sustainable drainage system to the approved specification must be installed and rendered fully operational prior to the first occupation of the development hereby granted consent and retained thereafter. In the development hereby granted consent, peak run-off rates and annual volumes of run-off shall be no greater than the previous conditions for the site.
Reason:
To conserve valuable water resources, in compliance with and to demonstrate compliance with policy CS20 of the Local Development Framework Core Strategy Development Plan Document Adopted Version (January 2010) and to prevent an increase in surface run-off and reduce flood risk.
RESOLVED to refuse planning permission for the reasons set out below.
Reasons for Refusal
1. REFUSAL REASON - Residential environment
The proposed extension to provide two additional residential units by reason of its physical appearance in terms of its bulk, mass and footprint results in an overdevelopment of the site that is harmful to the general character of the area due to its prominence in the streetscene. As such the proposal creates an unacceptable residential environment contrary to Policies CS13 and CS16 of the Southampton Core Strategy (2010), SDP1 (Saved Policy) of the Southampton Local Plan Review (2006) and Section 2 and Section 4.4 of the Council's 'Residential Design Guide' Supplementary Planning Document (2006).
2. REFUSAL REASON -Standard Solent Disturbance Mitigation Project
Failure to provide financial contribution to secure planning obligations.
In the absence of a financial contribution or alternative provision to support the development the application fails to mitigate against its wider direct impact with regards to the additional pressure that further residential development will place upon the Special Protection Areas of the Solent Coastline. Failure to secure mitigation towards the 'Solent Disturbance Mitigation Project' in order to mitigate the adverse impact of new residential development (within 5.6km of the Solent coastline) on internationally protected birds and habitat is contrary to Policy CS22 of the Council's adopted LDF Core Strategy (2012) as supported by the Habitats Regulations.
Supporting documents: