Borough of Poole
Planning Committee
List of Planning Applications
THURSDAY 24th AUGUST 2006
BOROUGH OF POOLE
Planning Committee
DATE: 24th AUGUST 2006 at 9:30 am
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 Design & Control 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.
TABLE OF CONTENTS
Planning Committee
24th AUGUST 2006 at 9:30 am
Not before 10.00am Page
AG5 / 124 Panorama Road / 06/03568/017/FAG6 / 6 Birds Hill Road / 06/28986/002/F
AG7 / 30 Sandecotes Road / 05/10647/010/P
1 / 118 Panorama Road / 06/11756/009/F / 4
2 / 21 Dorset Lake Avenue / 06/18365/015/F / 13
3 / 21 Dorset Lake Avenue / 06/18365/016/F / 18
4 / The Guildhall Market Street / 06/17665/006/W / 21
5 / The Guildhall Market Street / 06/17665/007/L / 26
Not before 11.00am
6 / Old Town First School & Nursery School, Green Road / 06/10838/008/W / 31
7 / 3 Powell Road / 06/00185/022/F / 38
8 / 16 Lodge Close / 06/08430/002/F / 44
9 / 2 Seacombe Road / 06/38884/001/F / 50
10 / 3 Cotes Avenue / 06/07572/016/F / 56
Not before 12.00 noon
11 / 3 Turks Lane / 06/28437/005/F / 6312 / Highway Verge, New Quay Road / 06/39031/000/TE / 67
13 / 35 South Western Crescent / 06/25972/002/F / 70
14 / 33 Croft Road / 06/20954/001/F / 73
Item No: 1
Case Officer: Miss C Standley
Site: 118 Panorama Road, Sandbanks, Poole, Dorset
BH13 7RG
Application No: 06/11756/009/F
Date Received: 10th January 2006
Agent: Terence O'Rourke Plc Everdene House Wessex Fields Deansleigh Road Bournemouth Dorset BH7 7DU
Applicant: Mr & Mrs Briant
Development: Erect a detached house with boathouse and detached double garage/gatehouse. As amended by plans received 23/05/06 & 08/06/06.
Ward: F 060 Canford Cliffs
This planning application is brought to Planning Committee because of the recent application at 124 Panorama Road.
Site Description
The application site is 0.22 hectares in size and located on the seaward side of Panorama Road.
The site is currently vacant; the previous detached dwelling having been demolished.
The site is clearly visible from the harbour and from Panorama Road. Its frontage to Panorama Road is characterised by significant tree cover, although views of any dwelling on site will be possible.
The streetscene is characterised by a variety of large detached dwellings set within substantial plots.
Relevant Planning History
11756/8 - Determination of whether Prior Approval is required for the demolition of the house and garage. - Refused 20/10/05
11756/7 - Extend the basement and ground floor. Erect an attached garage on the site of the demolished carport. Also retrospective application to retain a ground floor playroom. - Granted 21/01/04
Current Proposal
Erect a detached house with boathouse and detached double garage/gatehouse.
REPRESENTATIONS
Objection letters have been received from one adjacent resident, concerning the following points:
· Windows and balconies overlooking 116 Panorama Road
· Depth of proposal with respect to sea
· Depth of footings and impact on neighbouring dwellings
· Access to windows on side facing 116
· Side screening to terrace areas
· Object to boathouse
· Concern regarding footings and impact on ability of neighbour to build up to boundary
· Impact on trees
The Head of Transportation Services – no objection
English Nature – no objection
Environment Agency – no objection following receipt of satisfactory amended plans
Relevant Planning Policy
The following policies of the Poole Local Plan First Alteration (Adopted 2004) apply:
H4 – (Housing Development)
BE1 – (Design Code)
NE28 – (Tree Preservation Orders)
T13 – (Traffic Generated By Development)
NE31 – (Flood Risk)
NE23 – (Coastal Zone and Shoreline Character)
TO6 – (Tourism Zones)
Planning Considerations
Streetscene
· The proposed development would be viewed from both the Panorama Road streetscene and from the Harbour (Coastal Zone and Shoreline Character).
· The proposed development is for a 3 storey detached dwelling, with the lower floor being partly below the existing ground level. The principle of developing the plot with a single detached dwelling is acceptable and given the variety of design and styles in this locality, the proposed design can be incorporated into the streetscene without causing significant harm.
· With regard to the proposed mass of the development, its height would be similar to that of the neighbouring dwelling at 122 Panorama Road. The proposed width of the dwelling has been reduced from the original plans allowing for a greater gap between the proposal and its neighbours and increasing the visual gap between dwellings. This is considered acceptable having regard to the size of the plot and the existing rhythm and spacing of development along this part of Panorama Road, and along the shoreline.
· Having regard to Policy H15 and the Sandbanks Beachline, it is noted that the proposed boathouse would be within the 25 metre line, however single storey structures including boathouses are expressly permitted by policy. The proposed boathouse is single storey and therefore complies with the policy. The boathouse would also be set against the backdrop of the main dwelling house thus minimising its visual impact.
· A garage/games room is proposed to be located to the front of the dwelling. This building will have a greater presence within the streetscene than the existing garage although it is consider that this would not cause significant harm to the streetscene as it will partly be screened by trees to the front of the site and it would not be significantly different in its impact to 120 Panorama Road, which is sited close to the road frontage.
Neighbouring Privacy and Amenity
· The proposed development would not result in any additional overlooking of neighbouring dwellings providing adequate balcony screening is provided to the terrace areas.
· The proposed dwelling will not result in any harmful overlooking from proposed windows in the side elevation. To 116 Panorama Road the proposed dwelling would have two first floor secondary windows, which could be obscure, glazed to prevent overlooking. At ground floor the rear most window facing 116 can also be obscure glazed to prevent overlooking.
· The proposed development would not result in any material harm to the daylight and outlook enjoyed by adjacent residents.
· Whilst the proposed development would extend beyond the front of 116 Panorama Road by approximately 17 metres, the orientation of the neighbouring dwelling and size of the plot would be such that the proposal would not be harmfully dominant.
Trees/Landscaping
· 6 trees are proposed to be removed, which is acceptable. Of these two are in poor condition and the others could be removed without detriment to the wider amenity of the area provided replacements were provided.
· Following amendments omitting habitable accommodation above the garage, the likely future pressure to prune trees surrounding the garage has been removed.
· An amended Arboricultural Method statement provides satisfactory construction details including those relating to the wall to the rear of the garage thus satisfying previous concerns.
· It is therefore considered that the proposal can be constructed without causing harm to trees to be retained and that the loss of a number of trees is acceptable with the extensive replacement tree planting proposed. The replacement of a number of trees, which are declining in their amenity value and have poor future prospects, will have a long-term benefit to the overall appearance of the site.
Highways/Parking
· The proposed development is acceptable in highway terms with sufficient parking and adequate access provided.
· The existing gate line and wall are to be retained with the access as existing. As there is no increase in the number of dwellings on site this is acceptable.
Human Rights Act
In coming to this recommendation/decision consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights.
RECOMMENDATION
GRANT
Subject to the following conditions
1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard))
The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.
Reason -
This condition is required to be imposed by the provisions of Section 91 of the Town and Country Planning Act 1990 and amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.
2 - GN030 (Sample of Materials - Submission of Details Required)
Details and samples of all external facing and roofing materials to be used shall be submitted to, and approved in writing by, the Local Planning Authority before any on-site works commence. The development shall thereafter be carried out in accordance with the approved details.
Reason -
To ensure that the external appearance of the building is satisfactory and in accordance with Policy BE1 and NE23 of the Poole Local Plan First Alteration (Adopted 2004).
3 - GN090 (Obscure Glazing of Window(s))
Both in the first instance and upon all subsequent occasions, the window(s) coloured green on the approved plan on the north west elevation(s) shall be glazed with obscured glass in a form sufficient to prevent external views and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.
Reason -
To protect the amenity and privacy of the adjoining properties and in accordance with Policy H4 of the Poole Local Plan First Alteration (Adopted 2004).
4 - GN100 (No Further Windows in the Specified Elevation(s))
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 and the Town and Country Planning Act 1990 or any subsequent re-enactments thereof, no further windows/dormer windows (other than those expressly authorised by this permission) shall be constructed in the north west and south east elevation(s) (such expression to include the roof and wall) of the building hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.
Reason -
To avoid loss of privacy to adjoining properties and in accordance with Policy H4 of the Poole Local Plan First Alteration (Adopted 2004).
5 - GN020 (Screen Fencing/Walling - Submission of Details Required)
No development shall take place until details/a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to, and approved in writing by, the Local Planning Authority. The boundary treatment shall be completed before the building is occupied in accordance with a timetable agreed in writing with the Local Planning Authority. Development shall be carried out in accordance with the approved details, maintained for a period of five years and thereafter retained.
Reason -
In the interests of amenity and privacy and in accordance with Policy BE1 and H4 of the Poole Local Plan First Alteration (Adopted 2004).
6 - GN080 (Screening to Balcony - Submission of Details Required)
Prior to the commencement of development, details of an obscure glazed screen of at least 1.8 metres in height to be erected along the side of the balcony as marked blue on the approved plan shall be submitted to, and approved in writing by, the Local Planning Authority. The screens shall be erected in accordance with the approved details prior to the commencement of use of the dwelling, 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 H4 of the Poole Local Plan First Alteration (Adopted 2004).
7 - GN140 (Siting and Levels Approved on Site)
The precise siting and floor level of the development hereby approved shall be pegged out in accordance with the approved (drawing no. tor183701/P003revB) and agreed on site with the Local Planning Authority before any works whatsoever commence on the site. The development shall thereafter be carried out in accordance with the approved details.
Reason -
To ensure satisfactory relationship between the position and floor level of the development and that adjacent and in accordance with Policy BE1 and H4 of the Poole Local Plan First Alteration (Adopted 2004).
8 - HW100 (Parking/Turning Provision)
The development hereby permitted shall not be brought into use until the access, turning space, garaging/vehicle parking shown on the approved plan have been constructed, and these shall thereafter be retained and kept available for those purposes at all times.
Reason -
In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration (Adopted 2004).