Agenda item

The City Development Manager presented the application for reserved matters pursuant to outline approval 14/4716/01 for construction of a single dwelling on land West of Pennsylvania Road (Revised Scheme).

He reported that the application was for revised fenestration and revised ground levels to the outdoor space. It was proposed to increase the window sizes by providing a single pair of sliding glazed doors, one serving each of the rooms on either side of the central stairway at ground and first floor level. The single large roof-light in the east roof slope would be replaced by a pair of large roof-lights. The terrace area would be at the same height as the original ground level. It was not felt that these changes would significantly harm the character or appearance of the site.

However, the objections related to the height and mass of the building and he reported that it was not possible from records to confirm the original datum height and therefore to ascertain whether there had been a breach of the planning condition and whether the height was excessive. He also stated that the dormer window under construction appeared to be level and running off the ridge rather than lower down the roof, in accordance with the approved plans.

Mr Kirk spoke against the application. He raised the following points:-

·         considerable depth of feeling from neighbouring residents opposing the scale of development with a significant number of objections;

·         disagree with the opinion of planning officers regarding the suitability of the structure, which objectors feel is an unsuitable height in the wrong place and of inappropriate size and scale;

·         despite numerous requests, information has not been provided on the datum point for the building and, accordingly, the decision to grant permission for the original application has no substantive basis. No one has advised where the current starting point for the building should have been;

·         in the context of the area, the building is an eyesore and is not in keeping with the environment;

·         depth of feeling about the building is substantial; and

·         there are no references to building control in existence so no one can confirm if the structure has been built to the specification approved.

Responding to a Member, he stated that the building was higher than neighbouring properties and, in particular, encroached on the properties to the east blocking views.

The City Development Manager proposed that the issue of the height of the building together with the design of the dormer be considered further by Members in light of the objections received and that the views of residents would be considered.

The recommendation was for approval, subject to the conditions as set out in the report.

RESOLVED that:-

(1)        planning permission for reserved matters pursuant to outline approval 14/4716/01 for construction of a single dwelling on land West of Pennsylvania Road (Revised Scheme) be APPROVED, subject to the following conditions:-

1)    C05 – Time Limit – Commencement

2)    The development hereby permitted shall not be carried out otherwise than in strict accordance with the following submitted details, as modified by other conditions of this consent:

Drawing no: 2177/100 Rev A; Marypole Head, Site Location Plan; dated March 16 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/101 Rev B; Marypole Head; Proposed Site Plan; dated Dec 16 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/105 Rev B; Marypole Head, Proposed Landscaping Plan; dated Feb 17 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/110 Rev.B; Marypole Head, Proposed Basement & Ground Floor Plans; dated Feb 17 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/111 Rev.B; Marypole Head, Proposed First & Second Floor Plans; dated Feb 17 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/125 Rev.B; Marypole Head, Proposed Elevations; dated Feb 17 and received by the Local Planning Authority 01 March 2017

Drawing no: 2177/126 Rev B; Marypole Head, Proposed Elevations; dated Feb 17 and received by the Local Planning Authority 03 March 2017

Drawing no: 2177/127 Rev A; Marypole Head, Proposed Elevations; dated Feb 17 and received by the Local Planning Authority 20 Feb 2017

Drawing no: 2177/128 Rev A; Marypole Head, Proposed Elevations; dated Feb 17 and received by the Local Planning Authority 20 Feb 2017

Ref no: 2177/150 Rev B; Design & Access Statement; received by the Local Planning Authority 20 Feb 2017

Reason: In order to ensure compliance with the approved drawings and details.

3)    Prior to the commencement of any works on site, samples of the materials to be used externally in the construction of the development shall be submitted to and approved in writing by the Local Planning Authority and the works shall be carried out in accordance with these agreed details.

Reason: To ensure that the materials conform with the visual amenity requirements of the area.

4)    Notwithstanding the provisions of the Town and Country Planning General Development Order 1995 or any Order revoking and re-enacting that Order, no extension, garages or other development shall be carried out within the curtilage of the dwelling(s) without the formal consent of the Local Planning Authority.

Reason:  In order to protect the visual and residential amenities of the surrounding area and to prevent overdevelopment.

5)    The landscaping scheme submitted and approved shall be carried out within one year of completion of the development and any trees, hedges, shrubs or plants which within a period of 5 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.

Reason: In the interests of visual amenity.

6)    No part of the development hereby approved shall be brought into its intended use until the access improvements have been provided in accordance with drawing 2010-68.P1.0 of application ref: 14/0648/03 and maintained for this purpose at all times.

Reason: To provide a safe and suitable access for all users, in accordance with paragraph 32 of the National Planning Policy Framework.

7)    Construction/demolition work shall not take place outside the following times: 8am to 6pm (Mondays to Fridays); 8am to 1pm (Saturdays); nor at any time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of neighbouring residents during the construction of the dwelling

(2)          the City Development Manager, following discussions with local residents, consider the issues raised regarding the building height and the design of the dormer in consultation with Ward Members for consideration at a delegation briefing.