Agenda item

To consider the report of the Assistant Director City Development.

(Report circulated)

The Assistant Director City Development presented the planning application and listed building consent for a ground floor extension on the north elevation and two storey extension on the north east elevation to create two new flats and to increase the size of two existing flats whilst retaining the same number of units at Southlands, Fore Street, Heavitree, Exeter.

Southlands was a Grade II Listed Building set in large grounds and in the 1960/70’s a development of retirement flats was built within the grounds of the building. The existing building comprised 10 self contained flats (1 'studio' flat, 8 one bed flats and 1 two bed flat). The total number of flats would remain the same and additional parking spaces would be created.

The recommendation was for approval of the planning application and listed building consent subject to the conditions as set out in the report.

The Assistant Director City Development stated that officers would seek to negotiate the removal and replacement of the close board boundary fencing although it was not part of this application.

During discussion Members raised the following points:-

• would have a negative effect on the elderly persons bungalows due to the poor outlook as they would have view of a blank wall causing loss of amenity
• too close to the Bicton Place which was a Grade II Listed Building
• there would be an increase in the use of the access which was difficult and dangerous being directly on a traffic light junction
• did not preserve or enhance the conservation area
• adverse impact on the character and appearance of the listed building and the surrounding listed buildings.

The Assistant Director City Development clarified that the Highway Authority did not object to the increase in the size of the flats; there was no evidence to say that the flats were specifically occupied by students; and the gardens should be communal.

RESOLVED that planning permission for a ground floor extension on the north west elevation and two storey extension on the north east elevation creating two additional flats be refused for the following reasons:-

1)                  By virtue of the height of the extension and its proximity to No.1 Bicton Place and 15 Southlands the proposal would have an overbearing impact upon those properties detrimental to the living conditions/amenity of their occupants. Thereby the proposal would be contrary to policy CO6 of the Devon Structure Plan 2001 to 2016 and Policies DG1 (f) and (g) and DG4 (b) of the Exeter Local Plan First Review 1995-2011.

2)                  By virtue of its size, height and location the proposed extension would have an adverse impact upon the character and appearance of this Grade II Listed Building and its setting, and the wider setting of the Grade II Listed Building and its setting, and the wider setting of the Grade II Listed Buildings at 1 Bicton Place and 8 Mont Le Grand. In addition the proposal would neither preserve nor enhance the character and appearance of this part of the Baring Crescent and Mont Le Grand Conservation Area. Thereby the proposal would be contrary to policies CO6 and CO7 of the Devon Structure Plan 2001 to 2016, and policies C1 and C2 of the Exeter Local Plan First Review 1995-2011.

3)         The potential increase in use of the access resulting from the improvements to the accommodation comprised in the building, and the provision of additional parking spaces to serve the resdeintial accommodation contained therein, would be likely to increase the conflict of traffic movements close to the signal controlled junction of Fore Street with Polsloe Road, Heavitree Road and Barrack Road, which has restricted visibility from and of emerging vehicles, resulting in additional danger and inconvenience to all users of the road contrary to Policy TR10 of the Devon County Structure Plan 2011 to 2016.

RESOLVED that listed building consent for a ground floor extension on the north west elevation, two storey extension on the north east elevation creating two additional flats and associated works be refused for the following reasons:-

1)                  By virtue of the height of the extension and its proximity to No.1 Bicton Place and 15 Southlands the proposal would have an overbearing impact upon those properties detrimental to the living conditions/amenity of their occupants. Thereby the proposal would be contrary to policy CO6 of the Devon Structure Plan 2001 to 2016 and Policies DG1 (f) and (g) and DG4 (b) of the Exeter Local Plan First Review 1995-2011.

2)                  By virtue of its size, height and location the proposed extension would have an adverse impact upon the character and appearance of this Grade II Listed Building and its setting, and the wider setting of the Grade II Listed Building and its setting, and the wider setting of the Grade II Listed Buildings at 1 Bicton Place and 8 Mont Le Grand. In addition the proposal would neither preserve nor enhance the character and appearance of this part of the Baring Crescent and Mont Le Grand Conservation Area. Thereby the proposal would be contrary to policies CO6 and CO7 of the Devon Structure Plan 2001 to 2016, and policies C1 and C2 of the Exeter Local Plan First Review 1995-2011.

(Report circulated)