Agenda item

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

 

Addition of a new first floor to the existing building to facilitate conversion into 1x3-Bed and 3x2-Bed Flats with associated parking and cycle/refuse storage (description of development amended following amended plans received on 18th November 2010)

 

Mr Foster-Rice (Agent) Mr Moied (Applicant), Mr Tucker (Local Resident) and Councillors Harris and Samuels (Ward Councillors) were present and with the consent of the Chair, addressed the meeting.

 

The Panel noted the revised officer recommendation, to delegate authority to the Planning and Development Manager to grant conditional permission upon the expiry of the reconsultation period provided that no new material considerations were raised, owing to the decision to reconsult following the submission of amended plans resulting in a material change to the description of development representing a lesser form of development in terms of the mix of accommodation.

 

UPON BEING PUT TO THE VOTE THE AMENDED OFFICER RECOMMENDATION THAT AUTHORITY BE DELEGATED TO THE PLANNING AND DEVELOPMENT MANAGER TO GRANT CONDITIONAL PLANNING PERMISSION PROVIDED THAT  NO NEW MATERIAL CONSIDERATIONS ARE RAISED  DURING  THE  14 DAY RE-CONSULTATION PERIOD, WAS CARRIED WITH THE CHAIR’S SECOND AND CASTING VOTE

 

RECORDED VOTE:

FOR:  Councillors Fitzhenry, Letts and Thomas

AGAINST:  Councillors Jones, Mead and Osmond 

 

RESOLVED that authority be delegated to the Planning and Development Manager to grant conditional planning approval subject to:-

 

(i)  the conditions in the report and the amended and additional conditions set out below; and 

(ii)  no new material considerations following 14 day re consultation period.

 

Amended Conditions

 

4 - Amenity Space Access

The external amenity space serving the development hereby approved, and pedestrian access to it, shall be made available as a communal area prior to the first occupation of the development hereby permitted and shall be retained with access to it at all times for the use of the flat units numbered 3 and 4, except for the external private amenity spaces allocated to the flat units numbered 1 and 2 in accordance with the approved plans received by the Local Planning Authority on 18th November 2010.

REASON:

To ensure the provision of adequate amenity space in association with the approved flats.

 

5 - Landscaping, lighting and means of enclosure detailed plan

Notwithstanding the submitted details, before the commencement of any site works a detailed landscaping scheme and implementation timetable shall be submitted, for approval in writing by the local planning authority, which includes:-

 

(i)  car parking layouts; other vehicle pedestrian access and circulation areas;

(ii)  hard surfacing materials, structures and ancillary objects (refuse bins, lighting columns etc.);

(iii)  details of any proposed means of enclosure/boundary treatment, including retaining walls;

The approved details for the whole site shall be carried out prior to occupation of the building and thereafter be retained whilst the building is used for residential purposes.

REASON:

To improve the appearance of the site and enhance the character of the development in the interests of visual amenity, to ensure that the development makes a positive contribution to the local environment and, in accordance with the duty required of the Local Planning Authority by Section 197 of the Town and Country Planning Act 1990 (as amended).

 

12 - Storage / Removal of Refuse Material

The development hereby approved shall not be occupied until the provision has been made in accordance with the approved plans for refuse and recycling storage and collection area accessible with a level approach has been provided, including accommodation and provision of separate bins for the separation of waste to enable recycling. The refuse storage and collection area shall thereafter be retained whilst the building is used for residential purposes in accordance with the approved refuse management plan received by the Local Planning Authority on 18th November 2010. 

REASON:

In the interests of protecting highway safety and visual amenity, the amenities of future occupiers of the development and the amenities of occupiers of nearby properties.

 

13 - Cycle parking

The development hereby approved shall not be occupied until provision has been made within the site in accordance with approved plans for covered, enclosed and secure bicycle parking to provide for a minimum of 4 bicycles with the installation of Sheffield style stands and such space shall not thereafter be used other than for the purposes for which it is provided.

REASON:

To accord with sustainable transport policy aimed at providing a choice of travel mode available for the staff of the premises by enabling adequate provision of a facility which is likely to reduce the amount of vehicular traffic on existing roads.

 

Additional Conditions

 

15 - Glazing panel specification

 

The window in the side elevation of flat 3 hereby approved [to the room indicated as bathroom] shall be glazed in obscure glass and shall only have a top light opening. The window as specified shall be installed before the development hereby permitted is first occupied and shall be permanently maintained in that form.

REASON:

To protect the privacy enjoyed by the occupiers of the adjoining property.

 

16 - Replacement trees

Any trees to be felled pursuant to this decision notice will be replaced with species of trees to be agreed in writing with the Local Planning Authority at a ratio of two replacement tree for every single tree removed, unless it is agreed otherwise with the Local Planning Authority that there are sound arboricultural management reasons for not replacing trees on that basis.

 

The trees will be planted within the site or at a place agreed in writing with the Local Planning Authority.  The Developer shall be responsible for any replacements for a period of 5 years from the date of planting.  The replacement planting shall be carried out within the next planting season (between November and March) following the completion of construction. If the trees, within a period of 5 years from the date of planting die, fail to establish, are removed or become damaged or diseased, they will be replaced by the site owner / site developer or person responsible for the upkeep of the land in the next planting season with others of a similar size and species unless the Local Planning Authority gives written consent to any variation.

REASON: 

To improve the appearance of the site and enhance the character of the development in the interests of visual amenity, to ensure that the development makes a positive contribution to the local environment and, in accordance with the duty required of the Local Planning Authority by Section 197 of the Town and Country Planning Act 1990 (as amended).

 

17 - Accommodation mix

The mix of accommodation hereby approved shall remain as shown on the approved plans, and at no time shall the number of bedrooms in each unit shall be intensified. In particular, Flat 3 shall only have a maximum of 2 bedrooms in accordance with the applicant’s email dated 22nd November 2010.

REASON:

Because Policy CS16 of the City of Southampton’s Core Strategy (January 2010) requires 3 bedroomed dwellings to have direct access to their own private amenity space, which cannot be provided for flat 3 and also in the interests of protecting the residential amenity of the neighbouring occupiers from intensified use of the site.

 

18 – Contractors’ Compound

No commencement of work pertaining to this permission shall be carried out on the site unless and until there is available within the site, provision for all temporary contractors buildings, plant and storage of materials associated with the development and such provision shall be retained for these purposes throughout the period of work on the site; and the provision for the temporary parking of vehicles and the loading and unloading of vehicles associated with the phased works and other operations on the site throughout the period of work required to implement the development hereby permitted in accordance with details to be submitted to and agreed in writing by the Local Planning Authority.

REASON:

To avoid undue congestion on the site and consequent obstruction to the access in the interests of road safety.

 

19 - Construction Environment Management Plan 

Prior to the commencement of any development a written construction environment management plan shall be submitted to and approved by the LPA.  The plan shall contain method statements and site specific plans to prevent or minimise impacts from noise, vibration, dust and odour for all operations, as well as proposals to monitor these measures at the site boundary to ensure emissions are minimised beyond the site boundary.  All specified measures shall be available and implemented during any processes for which those measures are required.

REASON:

To protect the amenities of the occupiers of existing nearby properties and trees covered by the Tree Preservation Order covering the site.

 

20 - Wheel Cleaning Facilities

During the period of the preparation of the site, excavation for foundations or services and the construction of the development, wheel cleaning facilities shall be available on the site and no lorry shall leave the site until its wheels are sufficiently clean to prevent mud being carried onto the highway.

REASON:

In the interests of highway safety.

 

21 - Hours of work for Demolition / Clearance / Construction

All works relating to the demolition, clearance and construction of the development hereby granted shall only take place between the hours of;

Monday to Friday  08:00 hours to 18:00 hours (8.00am to 6.00pm)

Saturdays  09:00 hours to 13:00 hours (9.00am to 1.00pm)

And at no time on Sundays and recognised public holidays.

Any works outside the permitted hours shall be confined to the internal preparations of the buildings without audible noise from outside the building, unless otherwise agreed in writing by the Local Planning Authority.

REASON:

To protect the amenities of the occupiers of existing nearby residential properties.

 

22 – Access to Bassett Green Road

The development hereby approved shall not be occupied until details have been submitted and agreed in writing with the Local Planning Authority to stop up the existing access onto Bassett Green Road and thereafter implemented in accordance with the agreed details. No other means of access shall be provided to the site other than the existing access from Northwood Close.

REASON:

In the interests of providing a secure residential environment for the future residents, and protect the highway safety of the users of Bassett Green Road.

 

 

REASONS FOR THE DECISION

 

The development is acceptable taking into account the policies and proposals of the Development Plan as set out below. The design and scale of the development responds successfully to the context and character of the immediate area.  It results in no net loss of a family home by providing a unit suitable for family occupation with an additional mix of housing types, which make a positive contribution to the mix of housing available within this location.  It also provides an appropriate residential environment for future occupants of the site without adversely affecting the residential amenity of neighbouring dwellings. Other material considerations do not have sufficient weight to justify a refusal of the application.  In accordance with Section 38 (6) of the Planning & Compulsory Purchase Act 2004 Planning Permission should therefore be granted.

'Saved' Policies - SDP1, SDP5, SDP7, SDP9, H1, H2, H7, of the City of Southampton Local Plan Review - Adopted March 2006 as supported by the adopted LDF Core Strategy (2010) policies CS4, CS5, CS13, CS16, CS19, and CS20 and the Council’s current adopted Supplementary Planning Guidance.  National Planning Guidance contained within PPS1 (Delivering Sustainable Development) and PPS3 (Housing 2010) are also relevant to the determination of this planning application.