Borough of Poole
Planning Committee
List of Planning Applications
25 August, 2011
BOROUGH OF POOLE
Planning Committee
DATE: 25 August 2011 at 14.00
NOTES:
1. Items may be taken out of order and therefore no certain advice can be provided about the time at which any item may be considered.
2. Applications can be determined in any manner notwithstanding the recommendation being made.
3. Councillors who are not members of the Planning Committee but who wish to attend to make comments on any application on this list or accompanying agenda are required to give notice by informing the chairman or Head of Planning and Regeneration Services before the meeting.
4. Councillors who are interested in the detail of any matter to be considered should consult the files with the relevant officers to avoid queries at the meeting.
5. Any members of the public wishing to make late additional representations should do so in writing or by contacting their Ward Councillors prior to the meeting.
6. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting.
7. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report, “background papers” in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received (including correspondence from all internal Borough Council Service Units).
8. Councillors are advised that if they wish to refer to specific drawings/plans which are not part of these papers to contact the relevant case officer at least 24 hours before the meeting to ensure these can be made available.
9. Members are advised that, in order to reduce the size of the agenda, where conditions are marked on the plans list as Standard these will no longer be reported in full. The full wording of the condition can be found either in hard copy in the Members rooms, or via the following link on the Loop http://bopwss3/sus/ww/Shared%20Documents/Standard%20Conditions.doc
TABLE OF CONTENTS
Planning Committee
25 August 2011 at 14.00
Not before 14:0001 / Spur Gate, 24 Spur Hill Avenue, Poole, BH14 9PH / APP/11/00507/F / DH
02 / 26 Birchwood Road, Poole, BH14 9NP / APP/11/00779/F / JRG
03 / Former Grain Silo Site, Poole Quay, BH15 1HA / APP/11/00763/C / JRG
04 / 9 Churchfield Crescent, Poole, BH15 2QS / APP/11/00810/F / KAC
Not before 15:00
05 / 4A Elmstead Road, Poole, BH13 7EZ / APP/11/00797/F / JMLS
06 / 4A Elmstead Road, Poole, BH13 7EZ / APP/11/00793/F / JMLS
07 / 18 Bournemouth Road, Poole, BH14 0ES / APP/11/00872/C / DH
08 / 42 Sopers Lane, Poole, BH17 7ES / APP/11/00350/F / JL
09 / 21 Pound Lane, Poole, BH15 3PS / APP/11/00688/F / LA
10 Land at Holly Hedge Lane, rear of 77 - 81 APP/11/00253/F CP
Waterloo Road, Poole BH17 7JY
ITEM NO / 01APPLICATION NO. / APP/11/00507/F
APPLICATION TYPE / Full
SITE ADDRESS / Spur Gate, 24 Spur Hill Avenue, Poole, BH14 9PH
PROPOSALS / Construction of 2no. 3-bed detached houses.
REGISTERED / 20 May, 2011
APPLICANT / Mr Bolson
AGENT / Maughan Architecture
WARD / Penn Hill
CASE OFFICER / Darryl Howells
INTRODUCTION
This application is brought before committee by Councillor Parker due to concerns expressed by residents.
Recommendation for Grant with Upfront Payment
THE PROPOSAL
Construction of two 3-bed detached houses.
MAIN ISSUES
Consider the impact of the development on the local distinctiveness of the area, and on neighbouring residential amenities.
SITE DESCRIPTION
The application site is located on the western side of Spur Hill Avenue, benefiting from vehicular access off a narrow driveway leading between 22 & 26 Spur Hill Avenue. The driveway leads to a large piece of land positioned behind and above properties fronting Kings Avenue and Munster Road. The site is split into 3 sites, 2 of which have been built upon by virtue of houses approved under Planning Permission 05/05331/007/F. Their architectural style and appearance are 2 storey, contemporary with large flats roofs. Their private amenity areas takes account of the topography of the site, leading to terraced gardens. The 3rd plot is currently vacant., surrounded by mature trees which are covered by a Tree Preservation Order.
RELEVANT PLANNING HISTORY
2006: Planning permission 05/05331/007/F was granted to demolish the existing bungalow and erect 3 detached dwellings with garaging and vehicular access from Spur Hill Avenue. This planning permission has been implemented by reason of the 2 houses already erected. The 3rd house will continue to benefit from this planning permission and could therefore be built at any time.
2008: Planning permission 07/05331/009/F was granted to erect a revised dwelling on plot 3 with garaging and vehicular access from Spur Hill Avenue. This planning permission has now lapsed without having been implemented.
PRE-APPLICATION ADVICE
2010 - The applicant sought approval in principle for 2 detached houses on the site former known as plot 3. The advice given stated that subject to design details including siting, height, design, appearance and access, the principle of the 2 houses was acceptable.
COMMUNITY CONSULTATION
None.
CONSULTATIONS
None.
REPRESENTATIONS
The Head of Transportation Services - The proposed development will be adequately served by on site car parking provision to satisfy the Council's adopted standards. The vehicular access of 4 off a private drive is also acceptable.
Natural England - No objection.
3 Letters of representation has been received, representing 2 individual householders. Their representations object to the proposed development on the grounds that: -
· there is a covenant that restricts the use of the land to be garden or open ground;
· loss of natural light to the occupiers of plot 4, as the dwelling is excavated into the site;
· loss of adjacent privacy by reason of overlooking from balconies;
· the proposal represents as over development of the site and will lead to increased traffic movements.
PLANNING CONSIDERATIONS
POLICY AND GUIDANCE
The following policies are listed as applying to this application.
Poole Core Strategy (Adopted February 2009)
PCS05 Broad Locations for Residential Development
PCS23 Local Distinctiveness
PCS28 Dorset Heaths International Designations
PCS31 Sustainable Energy - General
PCS32 Sustainable Homes
PCS35 Energy And Resources Statements
PCS36 Joint Working
PCS37 The Role of Developer Contributions in Shaping Places
Local Plan First Alteration Adopted 2004
L17 Provision for Recreational Facilities
NE27 Individual or Grouped Trees
NE28 Tree Preservation Orders
T11 Car Parking Maxima
T13 Traffic Generated by Development
PLANNING JUDGEMENT
The application proposals seek planning permission to erect 2 detached houses on the site known as plot 3. 'House 1' will be positioned on the smaller southern plot (plot 3) and 'House 2' is positioned on the northern plot (plot 4). Both of the proposed 3-bed houses will be 3-stories and will incorporate an integral garage.
The house on plot 3 will be excavated into the site such that the ground floor and the principal living rooms will have a similar slab level to the house already built on plot 2. The height of the proposed house would be 0.5 metres lower than its neighbour. Its layout, design, distances of separation and the intervening boundary treatments are all such that the proposed dwelling would not materially harm the amenities of any neighbouring property.
The house on plot 4 would also be excavated into the bank, with a ground floor slab level 1.2 m. lower than its existing immediate neighbour on plot 2. As a result the house on plot 4 will have a roof height 2.1 metres lower than that on Plot 2. This house would also have its main living accommodation on the ground floor, with a 2.4m. x 9.2m. terrace on the northern elevation, bedrooms on the first floor and secondary accommodation contained within the basement. The positioning of windows is such that there would be no material overlooking of adjacent homes. The first floor balcony would potentially afford views across the terraced gardens of the adjacent house on plot 2, but this can be addressed by securing, by condition, a privacy screen on the eastern side of the balcony. This would prevent overlooking of those parts of the garden closest to the house.
The proposed houses, for the most part, occupy the footprint of the single larger house granted planning permission in 2006. The architectural form of both proposed houses is contemporary, consistent with the area and the prevailing form of development. The proposals therefore accord with the provisions of Policies PCS05 and PCS23 of the Poole Core Strategy.
The relationship of the houses to the trees is important and has been the subject of consideration by the Council's arboricultural officer. Following an initial objection to the proposed development, the applicant has provided additional information and has demonstrated that the development can take place without material harm to protected trees, subject to protective measures secured by condition.
The proposed development will adequately served by on site car parking and turning provision to satisfy the Council's adopted parking standards.
Accompanying the application is an Energy & Resources Statement that indicates that the proposed houses will be constructed to Level 3 of the Code for Sustainable Homes, in accordance with adopted planning policies.
The covenant matter is not a material planning consideration but is a private matter for the applicant to resolve.
INFRASTRUCTURE AND DEVELOPER CONTRIBUTIONS
The applicant has made upfront payments and signed a Section 111 Certificate to secure:
A financial contribution of £2260 (plus £33.90 administration fee) towards the provision of recreational facilities accordance with Policies PCS 36 and PCS37 of the Poole Core Strategy adopted on 19th February 2009 and Policy L17 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).
A financial contribution of £1724 (plus £50.00 administration fee) towards mitigating the harm to the Dorset Heathlands SPA and SSSI in accordance with the Dorset Heathlands SPG 29.01.10 (amendments adopted April 2010), Policies PCS28, PCS 36 and PCS37 of the Poole Core Strategy adopted on 19th February 2009 and Policy NE16 of the Poole Local Plan First Alteration Adopted 2004(as amended by Secretary of State direction September 2007).
No Transportation Contribution has been sought as no localised scheme for highway improvement can be identified. The extant approval for the first house previously attracted financial contributions which have already been paid.
CONCLUSION
The proposals accord with adopted planning policies.
BACKGROUND PAPERS
Characterisation Study
RECOMMENDATION
It is therefore recommended that this application be Granted subject to an Upfront Payment subject to the following:
Conditions
1. GN150 (Time Expiry 3 Years (Standard))2. GN170 (Screening to Balcony - General)
An obscure glazed screen of a form sufficient to prevent external views of at least 1.8 metres in height shall be erected along the side of the balcony highlighted PINK on the approved plan. The screen shall be erected prior to the commencement of use of the balcony, hereby permitted, and shall thereafter be permanently retained as such.
Reason -
In the interests of privacy and amenity of the neighbouring properties and in accordance with Policy PCS05 of the Poole Core Strategy Adopted February 2009.
3. TR010 (Arb Method Statement-Submission Required)
4. GN030 (Sample of Materials)
5. GN160 (Sustainable Homes - Code Level 3)
6. HW100 (Parking/Turning Provision)
7. GN070 (Remove Use as Balcony)
Informative Notes
1. IN62 (Summary of Reasons for Decision)Town and Country Planning (Development Management Procedure) (England) Order 2010
The proposed development has been tested against the following policies of the Development Plan, including any relevant policies contained within Planning Policy Statements, and in the opinion of the Local Planning Authority, is not in conflict with the following policies:
The proposed development accords with the prevailing pattern and form of development on the neighbouring sites, and will positively contribute to the local distinctiveness of the area. Whilst the position of the windows and balconies will not adversely affect neighbouring amenities, the proposed balcony on plot 2 could impact upon the privacy of the neighbouring occupiers, but this effect can be mitigated by the imposition of balcony screens - Policies PCS05 and PCS23
The proposed development will require the implementation of an arboricultural report which identifies and stipulates tree protection measures - Policies NE28 and NE27
Each proposed house will have 4 car parking spaces per residential property which accords with the Council's adopted parking guidelines - Policies T11 & T13.
The proposed houses will be required by condition to meet Sustainable Homes Code 3 in order to achieve identified energy reduction in the needs of the intended occupiers - Policies PCS31, PCS32 & PCS35.
The proposed development secures the necessary financial contributions to mitigate the effects of the development on off site recreation facilities, heathlands and transportation infrastructure - Policies L17, PCS28 and T13
ITEM NO / 02
APPLICATION NO. / APP/11/00779/F
APPLICATION TYPE / Full
SITE ADDRESS / 26 Birchwood Road, Poole, BH14 9NP
PROPOSALS / Demolition of existing dwelling and erection of 6 flats, amendemet to existing consent (revised scheme)
REGISTERED / 13 June, 2011
APPLICANT / Mr & Mrs Edwards
AGENT / The Plan Partnership
WARD / Penn Hill
CASE OFFICER / James Gilfillan
INTRODUCTION
This application is brought before committee at the request of Cllr Parker due to the concerns of local residents.
Recommendation for Grant Section 106
THE PROPOSAL
Demolition of existing dwelling and erect a block of 6 flats with basement and surface parking accessed from Birchwood Road. (Revised scheme)
MAIN ISSUES
Does the revised scheme overcome the previous reasons for refusal, impact on the character and appearance of the area and the skyline/ridgeline.
SITE DESCRIPTION
The site is currently occupied by a detached house, positioned on the south side of Birchwood Road, at the head of a cul-de-sac shared with No's 22, 24 and Birchwood Mews. A further driveway runs along the side of the site to No.24 Birchwood Road. There is a detached double garage in front of the house and the front garden is predominately hard surfaced.