AGENDA ITEM 5

BOROUGH OF POOLE

PLANNING COMMITTEE

THURSDAY 27 JULY 2006

SITE: REAR OF CORNELIA LODGE, 12 SEA VIEW ROAD

PROPOSALS:

Erect a block of 5 flats with associated parking accessed from Croft Road. Amended plans received 11.07.06.

1.0BACKGROUND

1.1 Members will recall that this application was deferred at the Planning Committee on 23 March 2006 for:-

-‘negotiation’ to make the building look less oppressive.

-Members were happy with the number of units proposed but considered that overlooking should be addressed and the building re-orientated to reduce its impact upon the neighbouring properties.

-Negotiations were to involve the ward member Cllr Graham Wilson.

1.2The previous Committee Report is appended.

2.0 RECOMMENDATION

2.1 To approve the application for the block of 5 flats as set out below.

3.0 MATTERS FOR INFORMATION

3.1 Amended plans were received on 4 May, 30 June and 11 July 2006. Subsequent to the previous committee report and in light of the most recent amended plans received the comments are as follows:-

3.2 The number of units has been reduced from 6 to 5 units. The footprint of the building has been pulled back 1m from Cornelia Lodge and pulled back (between 1m to 3m) from the boundary with the properties in Hill Crest Road. The eaves and ridge height to the main building have been increased by 0.5m to accommodate a flat in the roofspace. The elevation to Cornelia Lodge has windows proposed serving a kitchen at ground and first floor level and a dormer window in the roofspace serving a bedroom. These kitchen windows can be obscure glazed at a lower level to prevent mutual overlooking and loss of privacy. With regards to the dormer window serving the bedroom, there is a separation distance of some 13.5m which on balance given the use of these flats for people enduring mental illness will be acceptable. Windows are still proposed in the elevation overlooking the rear of properties in Hillcrest Road, these windows serve bedrooms with a dormer window serving the stairwell and a rooflight serving the kitchen, therefore the issue of overlooking has been resolved.

3.3 With regards to the proposed bulk, scale and massing, the reduced footprint overcomes the officers concerns with regards to the original scheme in that the application site is currently amenity land for the residents of Cornelia Lodge. The amended proposal retains amenity land to the southern side of the site and incorporates new landscaping (sensory garden) between the new building and Cornelia Lodge. Whilst ideally the site lends itself to accommodating 4 units, on balance the building will provide ‘special needs accommodation for adults enduring mental illness, and be adjacent to existing facilities at Cornelia Lodge. As a result of the amendments it will no longer be seen as a cramped and contrived form of development, or result in material harm to neighbouring residential amenities.

3.4With regards to Highways, no new car parking is proposed. The applicant has stated that given the nature of the occupants there will be little demand for parking. Given the low level of parking the highways officer has requested a condition preventing the units being converted into general residential use. Furthermore, in accordance with Policy T13, the Highways Officer seeks £5000 towards improvements to transport modes other than the car.

3.5 In accordance with policy L17 this application is subject to an upfront payment of s.106 agreement.

3.6 The proposal is recommended for approval subject to the following conditions:-

  • GN150 – Standard Condition – 3 years commencement
  • GN030 – Standard Condition – Materials to be approved
  • LS020 – Standard Condition – Landscaping to be approved – Amended to include details of ‘sensory gardens’
  • GN090 – Standard Condition – Obscure Glazing of windows

PETER WATSON

HEAD OF PLANNING DESIGN AND CONTROL SERVICES

Contact Officer:

Clare Dick, Planning Officer

Email:

1