This Proposal Is Before the Planning Committee Due to the Officer Recommendation Being

F/YR09/0778/F
1 December 2009
Applicant : Kempston Homes / Agent : Mr Darren Upton
Peter Humphrey Associates Ltd
The Bell, 35 Kirkgate Street, Wisbech, Cambridgeshire
Erection 14 houses comprising; 2 x 4-bed detached, 4 x 3/4-bed semi-detached, 4 x 3-bed semi-detached, 2 x 3-bed semi-detached 2 and a half-storey and 2 x 2/3-bed semi-detached with associated garages, parking, bin store and landscaping, alterations to existing accesses and demolition of existing building

This proposal is before the Planning Committee due to the Officer recommendation being contrary to the views of the Town Council.

This application is a major.

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SITE DESCRIPTION

The application site is a vacant public house and associated parking area. The site between Kirkgate Street and Lerowe Road, with a site access off each road. The area is characterised by a mix of uses including numerous residential dwellings. The site is within the Development Area for Wisbech.
2. /

HISTORY

Of relevance to this proposal is:

F/94/0876/O

/ - / Erection of 3 detached houses with garages and repositioning of an existing access – Granted 12 June 1995

F/YR92/0687/F

WB/66/95/D / -
- / Erection of a children’s play/climbing frame – Granted 25 March 1993
The erection of a public house – Granted 14 November 1986
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CONSULTATIONS

Town Council: / Members welcome this development and welcome the proviso of large, family homes but feel that approval is only acceptable for fewer dwellings and would like to see a maximum of 10 dwellings on site.
CCC Archaeologist / Site lies in an area of high archaeological potential. Therefore the site should be subject to a programme of archaeological investigation. This can be secured via condition.
FDC Scientific Officer / Not received at the time of writing this report.
CCC Highways / Details are required indicating the parking and turning for Plot 10. Vehicle to vehicle visibility of 2.4 metres x 70 metres is required. The splay will cross the front of new plots 8 and 9 behind the line of the proposed 1 metre high boundary wall. Obstructions need to be below 600mm in height and needs to be controlled by condition. The kerb on Lerowe Road may need re-aligning. All parking accesses require 2m x 2m vehicle/pedestrian visibility splays.
Police Senior Architectural Liaison Officer / A window should be positioned to the dining room of plot 7 to increase natural surveillance. The fence separating the access roads between plots 6-7 and 12-13 should be amended to 1.8m high vertical metal hoop top railings so that the fence can resist scaling and the private driveways being used as a permeable route. A scheme for lighting of the access roads and private driveways should be submitted. This can be done via condition.
Fire Officer / Not received at the time of writing this report.
FDC Planning Policy / Not received at the time of writing this report.
FDC Section 106 Officer / Primary and Secondary education contributions required.
Middle Level IDB / Not received at the time of writing this report.
Housing and New Communities / Not received at the time of writing this report.
Anglian Water / Are keen to support the spatial planning process across the region and have provided a report detailing informative statements which need to be attached to any permission given.
Local residents/interested parties: / None received
4. /

POLICY FRAMEWORK

FDWLP Policy
H3 / - / To resist housing development outside DABs. To permit housing development inside DABs providing it does not conflict with other policies of the Plan.
TR3 / - / Proposal Proposals for new developments should provide adequate car parking in accordance with the Council’s standards. Limited exceptions to this include where the proposals will bring back into use under-used, vacant or derelict buildings within built up areas.
E8 / - / Proposals for new development should:
Allow for the protection of site features;
Be of a design compatible with their surroundings;
Have regard to the amenities of adjoining properties;
Provide adequate access.
East of England Plan
ENV7 / - / Seeks to ensure that new development:
is of an appropriate scale;
makes appropriate use of land;
achieves the highest density appropriate to the character of the area;
provides a mix of building types and uses where appropriate;
has regard to the needs and well being of all sectors of the community;
use suitable materials.
Planning Policy Statements
PPS1 / - / Delivering Sustainable Development
PPS3 / - / Housing
5. /

ASSESSMENT

Nature of Application

This application seeks Full Planning Permission for the demolition of the existing public house building on site and the erection 14 residential dwellings. The site is within the Development Area Boundary for Wisbech. The existing public house has been vacant for sometime and is partially boarded up. Prior to the submission of this application community consultation was carried out via letters sent to the neighbouring residents. This was to engage the community in the proposed redevelopment of the site and give them the opportunity to express their opinions. The Local Planning Authority was advised that 7 responses were received which all supported the proposal. Copies of these responses have been sent to the LPA with the application. The application requires a Section 106 agreement for Primary and Secondary Education contributions and this process is currently on-going.
The application is considered to raise the following key issues;
Principle and policy implications
Layout and density
Design
Access and Parking
Visual and Residential Amenity
Service Provision
Principle and Policy Implications
The application site is within the Development Area Boundary of Wisbech and therefore the principle of residential development is considered to be acceptable. The site is classed as Brownfield. The proposal has been considered in line with the Development Plan Policies and National Guidance.
Policy E8 of the Fenland District-Wide Local Plan 1993 seeks, amongst other things, to protect the amenities of adjoining residential properties and ensure that development is in keeping with the character of the surrounding area.
Policy H3 of the Fenland District-Wide Local Plan 1993 supports new residential development within the Development Area Boundaries.
Policy ENV7 of the East of England Plan requires development to be of a high quality which compliments the distinctive character and best qualities of the local area and provide buildings of an appropriate scale whilst making efficient use of land.
PPS3 seeks to shape places where people live and to improve the character and quality of an area. PPS3 also sets out guidance on density with 30 dwellings per hectare used as a national minimum.
Layout and Density
Density
The proposal seeks to demolish the existing vacant public house and replace it with 14 houses, some detached and some semi-detached. The site area is 0.391 hectares and the proposed density therefore equates to approximately 35 dwellings per hectare. PPS3 states that a minimum of 30 dwellings per hectare should be achieved, however it does not give guidance on a maximum density. The proposed density of 35 dwellings per hectare is felt to be acceptable in this location given the pattern of development in the surrounding area.
Layout
The layout of the proposal has been designed to form a comprehensive development within the site. The layout of the site comprises of 6 dwellings accessed off Lerowe Road and 8 dwellings accessed off Kirkgate Street. The layout sees two pairs of semi-detached dwellings fronting Kirkgate Street, relatively in line with the existing building line, 3 dwellings adjacent to Lerowe Road and 7 dwellings sited centrally in the site. Each proposed dwelling has a parking area and garden areas. It is considered that the proposed layout makes appropriate use of the site and forms an attractive and acceptable development within this prominent site.
Design
The proposal is to replace the existing vacant public house building with a mix of detached and semi-detached dwellings in a two and three-storey arrangement. The site is positioned within an area of existing residential development which is characterised by a mix of dwelling types, designs and ages. With this in mind the proposed development has been designed to house a mix of dwelling types. dwelling types, designs and ages. With this in mind the proposed development has been designed to house a mix of dwelling types. The proposed dwellings have been designed to reflect the character of the area as a whole with brick and pantile construction and featured dentil courses and soldier bricks. It is considered that the design of this proposal will improve and enhance this prominent site and due to the variety of designs, will be acceptable in this location and not have an adverse impact upon the character of the area.
Access and Parking
The site is situated within an existing residential area which also includes a number of small shops and facilities nearby on Kirkgate Street. The proposed development will utilise the existing accesses from Lerowe Road and Kirkgate Street, each to serve half of the development. Within the site provision has been made for 28 parking spaces equating to 2 per dwelling. It is considered that this is sufficient given the proximity of local shops and facilities and the town centre also.
The Local Highways Authority have advised that visibility splays of 2.4 x 70 are required at the access onto Lerowe Road. These must be maintained free of any obstruction over 600mm in height. This can be controlled by condition. It is also pointed out that the kerb along Lerowe Road may need to be realigned. With regards to the access road onto Kirkgate Street, vehicle to vehicle visibility of 2.4 metres x 70 metres need to be provided. All accesses require 2 metre x 2 metre vehicle to pedestrian visibility splays. The comments made by the Local Highways Authority have been forwarded to the Agent in order for them to address the comments and any amendments that are received will be updated.
Visual and Residential Amenity
The existing building consists of a two-storey building with a single-storey element which was not considered to enhance the character and visual impact of the surrounding area, particularly now that it is partially boarded up and has been vacant for some time. The proposed dwellings are considered to improve the visual amenity of the area through their layout, siting and design on this site. The proposed dwellings will assimilate well with the mix of building types in the surrounding area. The proposed landscaping of the site, mix of housing types and designs and the materials to be used are considered to be acceptable in this location and the proposal is therefore considered to enhance the visual amenity of the area.
Service Provision
The proposed redevelopment of this site includes a bin storage area between Plots 4 and 5. Each dwelling has a private garden area suitable for the secure storage of bins and cycles. Collection will be as per the existing arrangements on Kirkgate Street and Lerowe Road. It is considered that the levels of cycle and bin storage provision are acceptable for the proposed development.

Conclusion

It is considered that in light of the issues discussed in this report the proposed redevelopment of this site for residential development is acceptable and will enhance the visual impact and the character of the surrounding area. The proposal is considered to comply with Local and National Guidance.
The scale and overall design is felt to reflect the character of the surrounding area and enhance the locality by bringing a prominent site, which is currently vacant for back into use.
Alignment to the Council’s Corporate Objectives
The release of this land will therefore provide additional housing for Fenland which will enhance the local area and quality of life for residents. It is therefore considered that the proposal is in line with this Council’s mission which is:-
“ To improve quality of life for people living in the Fenland District”
The scheme also aligns with the following Council’s Corporate objective as a result of the proposed scheme:-
Shaping Fenland’s Future - To help shape the future of the district to improve local quality of life
Safer and Stronger Communities – To ensure Fenland is a cohesive and thriving local community
Sustainable Environment - To ensure a clean and green environment for residents and minimise impact of the Council’s activities and the local community on the environment
Sustainable Communities - To ensure Fenland is a cohesive and thriving local community
The recommendation therefore is to grant planning permission for the development.
6. /

RECOMMENDATION

GRANT SUBJECT TO:
i) SATISFACTORY INFORMATION IN RELATION TO THE LOCAL HIGHWAYS AUTHORITY COMMENTS.
ii) SUBJECT TO THE SIGNING OF A SECTION 106 AGREEMENT IN RELATION TO PRIMARY AND SECONDARY EDUCATION CONTRIBUTIONS
iii) APPROPRIATE CONDITIONS

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9. / The development permitted shall be begun before the expiration of 3 years from the date of this permission.
Reason
To ensure compliance with Section 51 of the Planning and Compulsory Purchase Act 2004.
All hard and soft landscape works including any management and maintenance plan details, shall be carried out in accordance with the approved details. All planting seeding or turfing and soil preparation comprised in the above details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings, the completion of the development, or in agreed phases whichever is the sooner, and any plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written consent to any variation. All landscape works shall be carried out in accordance with the guidance contained in British Standards, unless otherwise agreed in writing by the Local Planning Authority.
Reason
To ensure proper implementation of the agreed landscape details in the interest of the amenity value of the development.
Prior to commencement of the use hereby approved a suitable area shall be provided within the site to enable vehicles to:
1. enter and leave in forward gear
2. park clear of the public highway
The extent of this area shall be shown fully dimensioned on the layout plans to be submitted as part of the Reserved Matters application and such space shall be retained thereafter for no other use in perpetuity.
Reason
In the interests of highway safety.
Prior to the commencement of the development, a scheme for the provision of external lighting shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall utilise column mounted downlighters with output complying to BS EN 13201-2:2003 Class 5. Such approved details shall be installed prior to the occupation of any dwellings and retained thereafter in perpetuity.
Reason
In order to ensure that the site meets crime prevention guidelines.
Prior to the commencement of any works or storage of materials on the site all trees that are to be retained shall be protected in accordance with British Standard 5837:2005. Moreover measures for protection in accordance with that standard shall be implemented and shall be maintained to the Local Planning Authority’s reasonable satisfaction until the completion of the development for Building Regulations purposes.
Reason
To ensure that retained trees are adequately protected.
Prior to the first occupation of the development hereby approved visibility splays shall be provided on both sides of the vehicular access to Lerowe Road and shall be maintained free from any obstruction over a height of 600mm within an area of 2.4 metres x 70 metres measured along the back of the footway.
Reason
In the interests of highway safety.
Prior to the first occupation of the development hereby approved visibility splays shall be provided on both sides of the vehicular access to Kirkgate Street and shall be maintained free from any obstruction over a height of 600mm within an area of 2.4 metres x 70 metres measured along the back of the footway.
Reason
In the interests of highway safety.
Prior to the first occupation of the development hereby approved pedestrian visibility splays shall be provided on both sides of all of the vehicular accesses and shall be maintained free from any obstruction over a height of 600mm within an area of 2.0 metres x 2.0 metres measured along the back of the footway.
Reason
In the interests of highway safety.
No development shall take place within the area indicated in red on the site plan date stamped 1 December 2009 until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.
Reason
To secure and safeguard archaeological excavation of the site.