2008/1017 / Mr C Palmen / Craig & Green Architects
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
Hindpool / Jason Hipkiss
01229 876485 / 21/08/2008
STATUTORY DATE:
15/10/2008
LOCATION:
12-22 Dalkeith Street, Barrow-in-Furness
PROPOSAL:Removal of existing roof and construction of 9 private flats at 2nd and 3rd floor levels above existing premises (resubmission of 2008/0444 in a revised form)
SAVED POLICIES OF THE FORMER LOCAL PLAN:
POLICY B3
Applications for residential development on unallocated sites will be permitted where they accord with the sequential approach of the Structure Plan and also satisfy the following criteria:
i) The site is located within the built up area of existing settlements or the development cordons identified in Policy B13; and
ii) The siting, scale, layout and design (in the materials and form of the buildings) of the development is sensitive to the local environment, it promotes the principles of ‘Secure by Design’ and adequate parking provision is made; and
iii) Adequate access arrangements can be provided, including servicing the site by the public transport and by cycle routes; and
iv) The development is laid out in a way that maximises energy efficiency; and
v) The development will not result in the loss of land which has a recognised or established nature conservation interest; and
vi) The development must not cause an undue increase in traffic passing through existing residential areas such as to be detrimental to residential amenity or highway safety; and
vii) Adequate water supplies, foul and surface water sewers and sewerage treatment facilities exist or can be provided; and
viii) 'A risk-based approach will be adopted for development in or affecting flood risk areas to minimise the risk of flooding associated with the site and the potential effect development of the site might have elsewhere through increased run off or a reduction in the capacity of flood plains. This shall be in accordance with the sequential characterisation of flood risk set out in Table 1 of Planning Policy Guidance Note 25 'Development and Flood Risk; and
ix) Where contamination is suspected, a desk study is undertaken and if necessary a site investigation is undertaken and remediation strategy submitted.
POLICY D21
In determining all applications submitted to it the local planning authority will have regard to the General Design Code set out in paragraph 5.4.27 of this plan.
In towns and villages, proposals shall relate to the context provided by buildings, street and plot patterns, building frontages, topography, established public views, landmark buildings and other townscape elements. Proposals that do not respect the local context and street pattern or the scale, height, proportions and materials of surrounding buildings and development which constitutes over development of the site by virtue of scale, height or bulk will not be permitted, unless there is specific justification, such as interests of sustainability, energy efficiency or crime prevention.
Development proposals in the countryside shall respect the diversity and distinctiveness of local landscape character. New farm buildings will, in general, be required to be sited within or adjacent to an existing farm building complex or in other well screened locations and to be subject to a complementary design and use of materials, with, where necessary, a ‘planting’ scheme.
POLICY E9
All development should provide for its car parking requirements. However, within the Barrow town centre block (indicated in Proposals map 4 and where A13, B7, C5, C6 & C7 apply) private parking provision will not be required on-site for residential or commercial development. Parking within that area will only be available on-street or within publicly provided off-street areas. This may require the payment of commuted sums towards the cost of publicly provided parking in lieu of on-site parking provision. Development proposals in the Barrow town centre block will further be considered having regard to the level of public transport provision in the area and any improvements to that provision proposed by developers.
SUMMARY OF MAIN ISSUES:The proposal has been redesigned so as to remove the previous reason for refusal
NON MATERIAL CONSIDERATIONS:REPRESENTATIONS:
The Occupiers of 1, 1a, 1b, 3, 3a, 5, 7, 9, 11, 13 Montague Street, 2-4, 4a, 5-15, 6, 8, 10, 12-22, 19, 24, 26, 28, D Stoker, Dalkeith Street, 15, 19 Buccleuch Street, Barrow in Furness all informed
CONSULTATIONS:Environmental Health
“The applicant may wish to consider trickle ventilation in the double glazed units to the Dalkeith Street façade, to minimise commercial and traffic noise intrusion”.
United Utilities
“No further comment to add to those contained in the enclosed letter of 6th May 2008 relating to Application No.B01/2008/0444.:-
“I have no objection to the proposal providing this site must be drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the watercourse/soakaway/surface water sewer and may require the consent of the Environment Agency. If surface water is allowed to be discharged to the public surface water sewerage system we may require the flow to be attenuated to a maximum discharge rate determined by United Utilities.
In order to provide an adequate supply to the two additional storeys, the developer will need to install pumps and a storage tank.
A separate metered supply to each unit will be required at the applicant's expense and all internal pipework must comply with current water supply (water fittings) regulations 1999. Should this planning application be approved, the applicant should contact our Service Enquiries on 0845 7462200 regarding connection to the water mains/public sewers.
United Utilities offers a fully supported mapping service at a modest cost for our electricity, water mains and sewerage assets. This is a service, which is constantly updated by our Map Services Team (Tel No: 0870 75 10101) and I recommend that the applicant give early consideration in project design as it is better value than traditional methods of data gathering. It is, however, the applicant's responsibility to demonstrate the exact relationship on site between any assets that may cross the site and any proposed development”.
OFFICERS REPORT:Members will see that this is a resubmission of a previously refused scheme. For ease of reference I have reproduced my report on 2008/0444 as appendix A.
Although the site is an existing town centre building enjoying a high level of accessibility to services and facilities, and thus meeting general policy guidance relating to sustainable development, the previous design fell short of the Authority’s standards in terms of its adverse impact upon occupiers of the houses in Montague Street at the rear. The building currently has a cement sheeted roof with a shallow pitch and which sits behind a brick parapet wall, and it was the increased height of this wall and the roof which caused the problems in that previous submission.
This application seeks to overcome the shortcomings of the previous scheme, which proposed seven flats at second floor level and raised the roof across the entire depth of the building to add three more flats above. The height of the building at the rear was subsequently judged to be oppressive and resulted in overlooking from the flats into the adjacent houses.
The scheme before you today reduces the overall scale of the development which now proposes seven flats at second floor level and two at third floor level. The roof is raised but only at the front, with the ridge line moved forward, and the rear roof plane runs towards the back street at a much shallower angle than at the front. This maintains the height of the rear eaves so as to be no higher than the existing parapet wall, with the top floor flats using the roof space and dormers for internal head height. The proposed roof cladding is indicated as grey slate. To provide natural lighting, a series of velux type roofs lights are proposed, whilst two flats will feature a dormer on the rear elevation. These are designed with a mix of clear glazing and translucent panels in order to preserve the amenity of occupiers and the privacy of adjacent residents. Overall, I am satisfied that the redesign overcomes the previous policy objections and the proposal should be supported.
RECOMMENDATION:I recommend that Planning Permission be GRANTED, subject to the Standard Duration Limit, and the following conditions;
Condition No. 2
No development shall take place until samples of the slate, cladding, timber boarding, and translucent panels to be used in the construction of the external surfaces of the proposal hereby permitted have been submitted to and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details and thereafter retained unless the Planning Authority gives prior written consent to any variation.
Reason
In order to ensure a satisfactory appearance to the development, and in order to minimise its impact upon the surrounding area.
Condition No 3
Drainage must be on the separate system with all foul drainage connected to the foul sewers and only uncontaminated surface water connected to the surface water system.
Reason
In order to ensure that the site is adequately drained and in order to control the potential for pollution of the water environment.
Reasons for granting consent
That having regard to the provisions of Section 38(6) of the Planning and Compulsory Purchase Act and all other material considerations, the development as proposed by reason of its location, design and orientation, will not have a detrimental impact upon the neighbouring properties or the visual amenities of the area. As such, the proposal complies with the Development Plan for the area, specifically policies;
RSS North West Plan policies DP7, DP9, CNL1,
Cumbria Joint Structure Plan 2001-2016 policy ST3,
Saved policies of the Borough of Barrow in Furness Local Plan policies B3, B5, D21.