Agenda item

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, attached.

 

Conversion and extension of the existing building, erection of a new two-storey building on the West End Road frontage and two bungalows fronting Panwell Road to provide a total of 10 residential units (2 x three bedroom houses, 7 x two bedroom flats and 1 x three bedroom flat) with associated parking, vehicular access and landscaping.

 

Mr Oldfield, Mr Goodwill (Agent), Ms Aldington (Asda Homes Housing Association), Mr Dawson, Ms Reed, Mr Andscombe, Mrs Hogan, Mr Warn (Local residents) and Councillor Smith (Ward Councillor) were present and with the consent of the Chair, addressed the meeting.

 

The Panel discussed an amendment to condition no 17 and six additional conditions, detailed below:

 

Amended Condition

 

17.  APPROVAL CONDITION - Delivery times [Pre-Occupation Condition]

No deliveries (including construction materials) shall be taken in or dispatched from the premises outside the following times 7.30am -9.30am and 4pm - 6pm and no vehicles associated with the demolition, clearance and re-development of the site shall at any time use Panwell Road.

 

Reason: To avoid obstruction and congestion of this road and to protect the amenities of residents of that road.

 

Additional Conditions

 

19. APPROVAL CONDITION – Archaeological building-recording [Pre-Commencement Condition]

No development shall take place within the site until the implementation of a programme of archaeological building recording has been secured in accordance with a written scheme of investigation which has been submitted to and approved by the Local planning Authority.

 

Reason: To ensure that the recording of the building is initiated at an appropriate point in demolition procedure.

 

20. APPROVAL CONDITION – Archaeological work programme [Performance Condition]

The developer will secure the completion of a programme of archaeological building recording and assessment work in accordance with a written scheme of investigation which has been submitted to and approved by the Local planning Authority.

 

Reason: To ensure that the archaeological building recording is completed.

 

21. APPROVAL CONDITION - Surface / foul water drainage [Pre-commencement Condition]

No development approved by this permission shall commence until a scheme for the disposal of foul water and surface water drainage have been submitted to and approved in writing by the Local Planning Authority and no building shall be occupied unless and until all drainage works have been carried out in accordance with such details as approved by the Local Planning Authority and subsequently implemented and maintained for use for the life of the development.

 

Reason: To ensure satisfactory drainage provision for the area.

 

22. APPROVAL CONDITION - Boundary fence [Pre-occupation Condition]

Notwithstanding the landscaping plan hereby approved, prior to the occupation of the development hereby approved, details of the design and specifications of the boundary treatment of the site shall be submitted to and approved in writing by the Local Planning Authority. The agreed boundary enclosure details shall be subsequently erected prior to the occupation of any of the units provided under this permission and such boundary treatment shall thereafter be retained and maintained to the boundaries of the site.

 

Reason: In the interests of the visual amenities of the area and to protect the amenities and privacy of the occupiers of adjoining property.

 

23. Approval Condition - Tree works (Performance Condition)

The development hereby approved must be carried out in accordance with the approved tree protection plan ref: dfc/0220 and arboricultural Impact Study and method statement dated 02.09.2011.

 

Reason: To ensure the adequate protection of trees on site.

 

24. APPROVAL CONDITION – Refuse store provision (Pre-Occupation Condition)

Notwithstanding the submitted plans amended details of the design and siting of the refuse storage serving the development hereby approved, and pedestrian access to it, shall be submitted to and approved in writing by the Local Planning Authority  and thereafter be made available prior to the first occupation of the development hereby approved and shall be retained with access to it at all times for the use of the residential units.

 

Reason: To ensure adequate refuse storage facilitates are provided in accordance with policy SDP1 and SDP5 of the adopted local plan review (March 2006).

 

UPON BEING PUT TO THE VOTE THE OFFICER RECOMMENDATION TO DELEGATE AUTHORITY TO THE PLANNING AND DEVELOPMENT MANAGER TO GRANT CONDITIONAL PLANNING PERMISSION SUBJECT TO THE APPLICANT ENTERING INTO A SECTION 106 LEGAL AGREEMENT WAS LOST

 

RECORDED VOTE:

FOR: Councillor Mrs Blatchford

AGAINST: Councillor Jones, Claisse, Cunio, L Harris, Osmond and Thomas

 

A FURTHER MOTION PROPOSED BY COUNCILLOR JONES AND SECONDED BY COUNCILLOR L HARRIS THAT THE APPLICATION BE REFUSED FOR THE REASONS SET OUT BELOW WAS CARRIED

 

RECORDED VOTE:

FOR: Councillors Jones, Claisse, Cunio, L Harris, Osmond and Thomas

AGAINST: Councillor Mrs Blatchford

 

RESOLVED that planning approval be refused for the reasons set out below.

 

REASONS FOR REFUSAL

 

1.  The proposal is considered to be an overdevelopment of the site as evidenced by the location of the bin store, the loss of the tree subject to a Tree Preservation Order, and is likely to lead to inconvenience to existing residents in Panwell Road due to the two family dwellings be accessed from Panwell Road.  The proposals are therefore contrary to Policies SDP1, SDP7 and SDP9 of the City of Southampton Local Plan Review 2006 and CS13 of the Core Strategy 2010.

 

2.  Failure to secure S.106 provisions

The proposals fail to mitigate against their direct impacts or satisfy the provisions of policy CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (January 2010), the named saved policies from the Local Plan Review (March 2006) and the provisions of the Council's adopted Supplementary Planning Guidance on Planning Obligations (August 2005 as amended) in the following ways:-

 

i.   Financial contributions towards site specific highway improvements in the vicinity of the site in accordance with polices CS18, CS19 & CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (January 2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended);

 

ii.  A financial contribution towards strategic transport improvements in the wider area in accordance with policies  CS18 & CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (January 2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended);

 

iii.   Financial contributions towards the relevant elements of public open space required by the development in line with polices CLT5, CLT6 of the City of Southampton Local Plan Review (March 2006), Policy CS25 of the adopted LDF Core Strategy (2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended) with regard to

·  Amenity Open Space (“open space”);

·  Play Space and;

·  Playing Field.

 

iv.  Provision of affordable housing in accordance with Policies CS15, CS16 & CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (January 2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended);

 

v.  Submission of a highway condition survey to ensure any damage to the adjacent highway network attributable to the build process is repaired by the developer; and

 

vi.  A Site Waste Management Plan