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Agenda item

Application No. & Parish: 18/00332/FULD - Pamber Green, Blandys Lane, Upper Basildon

Proposal:

Replacement house type for previously approved plot 1 under application 17/02446/FULD

Location:

Pamber Green, Blandys Lane, Upper Basildon, Reading, Berkshire RG8 8PG

Applicant:

Bellmore Homes

Recommendation:

To DELEGATE to the Head of Development and Planning to GRANT PLANNING PERMISSION subject to the conditions set out in Section 8.1 of the report.

 

Minutes:

The Committee considered a report (Agenda Item 4(4)) concerning Planning Application 18/00332/FULD in respect of a replacement house type for previously approved plot 1 under application 17/02446/FULD.

In accordance with the Council’s Constitution, Mr Ian Parsons, Parish Council representative, and Mr Mark Williamson, objector, addressed the Committee on this application.

Mr Parsons in addressing the Committee raised the following points:

·         The Parish Council had consistently objected to proposals for the site and viewed there to be problematic features with this planning application.

·         It was felt that this application represented an attempt to maximise profit from the site at the expense of the immediate environment and local residents, as well as negatively impacting on those living more widely in the village and the Area of Outstanding Natural Beauty (AONB). The proposal was out of keeping for the area.

·         Larger windows were proposed. This would result in overlooking of neighbouring properties. It was proposed that the house for plot 1 would be built closer to the road, increasing the overlooking/overbearing concern.

·         It was also the case that the hedge, which had previously covered the frontage of the plot, had been removed in its entirety as had some trees, prior to the submission of any planning applications for housing.

·         There would be an increased loss of the view for walkers in Blandys Lane.

·         An amendment was proposed to the roof which was a concern for the Parish, as was the small increase in the overall floor area.

·         The Parish Council considered that approval of this application would result in a worsened impact on neighbours than that arising from the already approved dwelling.

Councillor Alan Law sought to understand the extent to which the dwelling would be moved from that already approved. Mr Parsons confirmed that the frontage of the property would be moved a matter of metres towards the road.

Mr Williamson in addressing the Committee raised the following points:

·         He lived in the neighbouring Moorings property and was also speaking on behalf of other directly affected neighbours.

·         The windows proposed for the front of the property had been changed. They would be increased in size and moved. The move of the master bedroom window would result in his property being directly overlooked, impacting on their privacy.

·         The proposed location of the bay windows on the ground floor would impact on the privacy of his Moorings property by overlooking the bathroom. There would be a two metre difference between the ground floor windows of his and the proposed property.

·         No screening would be in place during the winter months.

·         The design had been changed and the plot size increase from that approved.

·         If this application was approved, the two new dwellings would be symmetrical. This would not be in keeping with the area, which was one of unique character properties.

·         Approval of the application would do nothing to enhance the AONB any more than the already approved application. Refusal was requested.

Councillor Richard Crumly asked whether overlooking could be avoided if evergreen foliage was planted. Mr Williamson explained that the existing protected trees would provide screening for half of the year. Additional planting within his land would result in an unfair loss of land from his garden.

Councillor Pamela Bale queried if a degree of screening was also provided by a remaining hedge. Mr Williamson confirmed this was the case, but it was very old and did not hold leaves during the winter when many sections of the hedge were bare. He added that there was a straight line of sight between his bathroom window and the ground floor bay windows of the proposed dwelling.

Councillor Graham Pask queried the difference made to the privacy of Mr Williamson’s property when compared to the existing permission. Mr Williamson advised that the introduction of bay windows would have a negative impact as would the proposal to move the front door closer towards his boundary, increasing the overlooking concern, particularly upon his bathroom.

Councillor Pask felt that clarity in relation to the movement of the property and its height/levels should be sought from Officers.

Councillor Law, speaking as Ward Member, made the following points:

·         The objections made were as per those highlighted when the previous application was approved by Committee in November 2017.

·         The proposal was within the settlement boundary and the site could potentially accommodate four or five houses. The two large executive style houses would be similar in size to existing neighbouring properties.

·         He shared the concern of the Parish Council in relation to the removal of the hedge which had previously covered the frontage of the plot. This was very regrettable.

·         Councillor Law acknowledged concerns of overlooking. However, revised plans showed that the total height and floor levels were as already approved. This was protected via conditions.

·         He considered that the amendments proposed with this application were relatively minor. The proposed house would be slightly larger and deeper than that already approved.

·         The proposed movement of windows would result in an urbanising affect but development of this type was not unusual in Upper Basildon.

·         Councillor Law felt that this proposal was not as satisfactory as the dwelling already approved, but he did not feel this provided grounds on which to refuse the application.

·         He did however agree that clarity was needed on the amount that the location of the proposed dwelling had been moved and the impact of this. Councillor Law could then reconsider his view.

Councillor Pask asked Officers to comment on the level of movement for the proposed property from the dwelling already approved and its height.

Simon Till (Senior Planning Officer) reminded Members that there was a request for the height to be reduced when the existing application was approved in November 2017. A one metre reduction to the ridge height, ground floor and first floor height was secured via a condition. The levels proposed in this application were fully in line with that height.

In terms of the location of the dwelling, Mr Till demonstrated the alteration by referring the Committee to the site plans. He explained that the front gable of the previously approved dwelling was three metres in front of the rest of the front elevation. This was set at a distance of seven metres from the road, which was the distance assessed by Officers in recommending approval of that application. Therefore, the shortest gap between the house and the road would be unchanged, but the rest of the front elevation would come forward by three metres to match this seven metre setback from the road. It was therefore not the case that the dwelling itself would be located closer to the road.

Councillor Graham Bridgman noted the removal of a hedgerow, but referred to the condition for a landscaping plan which indicated a new hedgerow. He queried the planting proposed. Mr Till clarified that the condition would ensure that new planting would be retained for a five year period following completion of the development.

Mr Till then referred Members to revised information in the update report in relation to hedging. This confirmed new hedging proposed alongside the southern boundary with the Moorings property.

In response to a point made earlier in relation to evergreen planting, Mr Till confirmed that it was proposed that 25% of the new hedge would be evergreen, thereby providing some screening throughout the year. He also confirmed the planting would be indigenous.

Councillor Law highlighted the need to ensure appropriate site lines were achieved alongside new planting.

Councillor Emma Webster proposed acceptance of Officers’ recommendation to grant planning permission. This was seconded by Councillor Richard Crumly.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions

 

1.

Full planning permission time limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004); to enable the Local Planning Authority to review the desirability of the development should it not be started within a reasonable time.

 

2.

Standard approved plans

The development hereby permitted shall be carried out in accordance with drawing numbers 1066.18A received by email on 21 April 2018 and 1066.11A received 14 May 2018.

 

Reason: For the avoidance of doubt and in the interest of proper planning.

 

3.

Samples of materials

 

Development of the approved dwelling shall be carried out in accordance with the schedule of materials shown on drawing number 1066.18A.

 

Reason: Additional information on materials is required due to the visual sensitivity of surrounding views from the AONB. This condition is imposed in accordance with the National Planning Policy Framework (2012) and Policies CS14 and CS19 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

4.

Construction method statement

 

The development hereby approved shall be carried out in accordance with the construction method statement received on 14 May 2018.

 

Reason: To safeguard the amenity of adjoining land uses and occupiers and in the interests of highway safety.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS5 and CS13 of the West Berkshire Core Strategy (2006-2026), Policy TRANS 1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

5.

Parking in accordance

 

No dwelling shall be occupied until the vehicle parking and turning spaces have been surfaced, marked out and provided in accordance with the details shown on drawing number 1066.11A.  The parking and turning spaces shall thereafter be kept available for parking of private motor cars at all times.

 

Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

6.

Drive gradient

 

The gradient of the private drives on the site shall not exceed 1 in 8.

 

Reason: To ensure that adequate access to parking spaces and garages is provided. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

7.

Access surfacing

 

The approved dwelling shall not be occupied until the access has been surfaced in accordance with the details shown on drawing number 1066.11A received 14 May 2018. The access surface shall thereafter be retained in accordance with the approved drawing.

                                                   

Reason: To avoid migration of loose material onto the highway in the interest of road safety. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

8.

Visibility splays

 

No development of the dwellings hereby approved shall take place until visibility splays of 2.4 metres by 43 metres have been provided at the access.   The visibility splays shall thereafter be kept free of all obstructions to visibility above a height of 0.6 metres above carriageway level.

 

Reason: In the interests of road safety.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

9.

Cycle storage

 

No dwelling shall be occupied until the cycle parking and storage space has been provided in accordance with the details shown on drawing number 1066.11A. The cycle parking shall thereafter be retained in accordance with the approved details and kept available for purposes of providing cycle parking and storage at all times.

 

Reason: To ensure that there is adequate and safe cycle storage space within the site.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

10.

Landscaping plan

 

The landscaping scheme for the approved development shall be undertaken in accordance with the details shown on drawing 1066.11A and shall ensure:

 

a)         Completion of the approved landscape scheme within the first planting season following completion of development.

           

b)         Any trees shrubs or plants that die or become seriously damaged within five years of this development shall be replaced in the following year by plants of the same size and species.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping in accordance with the NPPF and Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy 2006-2026.

 

11.

Tree protection

 

No development of the dwelling hereby approved shall commence until the tree protection for the site has been erected in accordance with the details shown on drawing number 1066.11A and at least 2 working days’ notice shall be given to the Local Planning Authority that it has been erected. It shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities or storage of materials whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority.

 

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with the objectives of  the NPPF and Policies CS14, CS18 and CS19 of West Berkshire Core Strategy 2006-2026.

 

12.

Removal of Permitted Development Rights for extensions and outbuildings

 

Irrespective of the provisions of the Town and Country (General Permitted Development) Order 2015 (as amended), or any subsequent revision thereof no extensions or outbuildings shall be erected in the curtilage of the dwellings hereby approved without planning permission having first been granted on a planning application made for this purpose.

 

Reason: The site is in a visually sensitive location in the AONB and adjacent to the curtilage of a Grade II Listed building. This condition is imposed in order to prevent the overdevelopment of the site, detrimental visual impacts in a sensitive location in the AONB on the edge of the settlement or adverse visual impacts on the setting of the adjacent Grade II Listed building in accordance with the National Planning Policy Framework (2012), and Policies CS14 and CS19 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

13.

Removal of Permitted Development Rights for alterations to roof

 

Irrespective of the provisions of the Town and Country (General Permitted Development) Order 2015 (as amended), or any subsequent revision thereof no alterations or extensions to the roofs of the dwellings hereby approved without planning permission having first been granted on a planning application made for this purpose.

 

Reason: The site is in a visually sensitive location in the AONB and adjacent to the curtilage of a Grade II Listed building. This condition is imposed in order to prevent detrimental visual impacts in a sensitive location in the AONB on the edge of the settlement or adverse visual impacts on the setting of the adjacent Grade II Listed building in accordance with the National Planning Policy Framework (2012), and Policies CS14 and CS19 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

14.

Removal of Permitted Development Rights for side windows in south facing elevation of plot 1

 

Irrespective of the provisions of the Town and Country (General Permitted Development) Order 2015 (as amended), or any subsequent revision thereof no additional windows shall be installed in the south facing elevation of the dwelling hereby approved unless they are obscure glazed and fixed shut except for parts that are more than 1.7 metres above the floor level of the room served.

 

Reason: In order to prevent any adverse impact on the privacy and amenity of the neighbouring dwelling, Moorings in accordance with the National Planning Policy Framework (2012) and Policy CS14 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

15.

Levels

 

The dwelling hereby approved shall not be occupied until the ground and floor levels have been developed in accordance with the approved drawings. The levels on the site shall thereafter be retained in accordance with the approved drawings.

 

Reason: In the interests of visual amenity on a sensitive site within the North Wessex Downs AONB and adjacent to the curtilage of a Grade II Listed building in accordance with the National Planning Policy Framework (2012) and Policies CS14 and CS19 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

16.

Set back of gates

 

No gates shall be installed across the access drive to the site shall unless they are erected at a distance of at least 5 metres from the highway edge. Any such gates shall open inwards.

 

Reason: To prevent the obstruction of the highway, in the interests of highway safety in accordance with the National Planning Policy Framework (2012) and Policy CS13 of the West Berkshire Local Plan Core Strategy (2006-2026) 2012.

 

17.

 

Surface water drainage

 

The dwelling hereby approved shall not be occupied until drainage measures for the site have been constructed in accordance with the drainage details received on 14 May 2018. The drainage measures shall thereafter be retained in accordance with the approved details.

 

Reason: To ensure that surface water will be managed in a sustainable manner. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS16 of the West Berkshire Core Strategy (2006-2026) and Supplementary Planning Document Quality Design - Part 4 Sustainable Design Techniques (June 2006).”

 

Supporting documents: