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.
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.
Redevelopment of the site. Demolition of the existing building and erection of a part 3-storey, part 4-storey and part 5-storey building to provide 20 flats (7 x 1-bedroom, 7 x 2-bedroom and 6 x 3-bedroom) with associated storage and parking. (Copy of the report circulated with the agenda and appended to the signed minutes).
Mr Puplampu (Agent), Ms Wilson and Mr Wilson (objecting) (Local Residents) were present and with the consent of the Chair, addressed the meeting.
The presenting officer reported an adjustment to Condition 23 so that it should read:
23. APPROVAL CONDITION - Obscure Glazed Windows [performance condition]
Before the development first comes into occupation, the windows on the east-facing side elevation of the development hereby approved shall be obscurely glazed and non-opening up to a height of 1.7 metres from the internal floor level. The windows shall be thereafter retained in this manner.
REASON
In the interests of the privacy of the neighbouring residential occupiers.
RESOLVED that planning permission be refused for the following reasons:
RECORDED VOTE:
FOR: Councillors Cunio, B Harris, L Harris, Jones
AGAINST: Councillor Osmond
ABSTAINED: Councillor Mrs Blatchford, Thomas
1. Refusal reason – Inadequate level of car parking
Notwithstanding the council’s adopted Supplementary Planning Document (SPD) on Parking Standards, which are expressed as maximum quantums of parking that can be proposed to serve new development, the council considers that the provision of 10 parking spaces would be inadequate to help meet the travel demands of occupiers of the new flats. In particular, it is considered that this would provide a poor level of amenity for occupiers of the new flats with poor surveillance of any vehicles that would need to be parked off-site. And it is considered that it would harm the amenity of adjoining residents by exacerbating on-street parking difficulties, owing to overspill parking being generated by the new flats, which cannot be accommodated on site. As such, the proposed development is considered to be contrary to the following Policies from the Development Plan for Southampton:-
City of Southampton Local Plan Review (March 2006) ‘saved’ policies SDP1 (i – particularly the guidance set out in paragraphs 5.2.12-5.2.13 of the Residential Design Guide SPD [September 2006]) and SDP10 (ii);
City of Southampton Local Development Framework Core Strategy Document (January 2010) policies CS13 (4)/(10/(11).
2. Refusal reason - Poor quality of design
The proposed development is considered to exhibit the following aspects of poor quality design, which are considered harmful to the character and appearance of the surrounding area and amenities of adjoining residential occupiers:-
(i) The elevational treatment of the building appears to have been drawn from surrounding modern built form that is considered to be unattractive – particularly Overdell Court, opposite the site. The Residential Design Guide SPD, at paragraph 3.10.2, calls for new high quality 21st Century contemporary architecture for the city that makes appropriate reference to the local vernacular architecture.
(ii) Notwithstanding the closer proximity of the existing building on the site to No. 37 Archers Road, the council considers that the new building would produce harmful shading to existing habitable room windows in the side elevation of 37 Archers Road, as it faces the application site. This would be particularly so at ground floor level in the mid to late afternoon.
The proposals are therefore considered to be contrary to the following Policies from the Development Plan for Southampton:-
City of Southampton Local Plan Review (March 2006) ‘saved’ policies SDP1 (i – particularly the guidance set out in paragraphs 2.2.1, 2.2.12 and 3.10.2 of the Residential Design Guide SPD [September 2006]) and SDP7 (v), SDP9 (i)/(v) and H2 (iii);
City of Southampton Local Development Framework Core Strategy Document (January 2010) policies CS13 (1)/(2)/(11).
Supporting documents: