Minutes:
The Development Control Manager presented these applications, for conservation area consent for the demolition of a dwelling and planning permission for redevelopment to provide a detached dwelling and associated works.
The dwelling to be demolished was 1950’s property, built after the war. The main consideration was the merits of the building to be demolished and the quality of the replacement dwelling.
The proposal was for a contemporary design over four floors, which included a basement. The finish would be render and the height, scale and massing was in character with the adjoining properties. The existing garage would be retained. The agents had supplied additional supporting information.
The recommendation was for approval of the planning permission and conservation area consent.
Mr Hicken spoke in opposition to the applications. He made the following points:-
· roof height was 1 metre above that of the adjacent listed building at no.10 St. Leonards Road
· the roof terrace would overlook properties on the opposite side of the road
· would effect their amenity of the properties opposite as the height of the proposal would block their views
· the glazed veranda was not in keeping with the street scene
· not environmentally friendly to demolish a good dwelling, materials would be taken to a landfill site
· he represented no, 3,5,6,7,8,9 and 21 St Leonards Road.
Ms Beresford (applicant) spoke in support of the applications. She made the following points:-
· the present dwelling was run down
· officers had encouraged a contemporary design
· the design looked to the future whilst taking account of the adjacent traditional properties
· neighbouring properties had basement levels
· the proposal would enable direct access to the rear garden and garage
· roof terrace was at the front of the property to protect the amenity of the adjacent residents
· good quality materials were proposed to be used
· would sit in harmony in the street scene
· would be an energy efficient family home.
Ms Beresford clarified that the adjacent properties at no. 10 and 14 St Leonards Road and 5 others had written in to support the applications.
The majority of Members felt that the proposed dwelling was of a high quality contemporary design; one Member questioned if it would be possible to place conditions on any planning permission to ensure that the new dwelling was sustainably constructed and energy efficient.
The Development Control Manager stated that conditions could not be placed on any planning permission regarding sustainability and energy conservation, as there was not any supplementary planning guidance in place at this present time to enforce such conditions. He did confirm that Exeter City Council was working towards implementing such guidance shortly.
RESOLVED that planning permissionfor redevelopment to provide detached dwelling and associated works 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 submitted details received by the Local Planning Authority on 29 January 2007 ( dwg no. 0631-101 rev B; 0631-102 rev B; 0631-103 rev B; 0631-104 rev B; 0631-107 rev B & 0631-108 rev B), as modified by other conditions of this consent.
Reason: In order to ensure compliance with the approved drawings.
3)C17 - Submission of Materials
4)C12 - Drainage Details
5)C35 - Landscape Scheme
6)C37 - Replacement Planting
7)Notwithstanding condition no.2, no work shall commence on this site under this permission until full details have been submitted to and approved in writing by the Local Planning Authority and the following shall thereafter be provided in accordance with such details:
(a) windows to include materials, means of opening, reveals, cills and headers;
(b) external doors;
(c) rainwater goods;
(d) boundary treatment;
(e) refuse storage;
(f) hours of construction;
(g) parking area surfacing.
Reason: Insufficient information has been submitted with the application and in the interests of visual amenity.
8)No part of the development hereby approved shall be occupied until the accesses, off street parking facilities and on site turning areas have been provided in accordance with the requirements of this permission and retained for those purposes at all times.
Reason: To ensure that adequate facilities are available for the traffic attracted to the site.
9)No other part of the development hereby approved shall be commenced until adequate areas shall have been made available within the site to accommodate operatives' vehicles, construction plant and materials during the construction period in accordance with details that shall previously have been submitted to, agreed and approved in writing by the Local Planning Authority.
Reason: In the interests of public safety and to avoid obstruction of and damage to the adjoining highway.
RESOLVED that listed building consent for demolition of dwelling and associated outbuildings be approved subject to the following conditions
1)C08 - Time Limit - L.B. and Conservation Area
2)The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on29 January 2007 ( dwg no. 0631-101 rev B; 0631-102 rev B; 0631-103 rev B; 0631-104 rev B; 0631-107 rev B & 0631-108 rev B) as modified by other conditions of this consent.
Reason: In order to ensure compliance with the approved drawings.
3)C17 - Submission of Materials
4)Notwithstanding condition no.2, no work shall commence on this site under this permission until full details have been submitted to and approved in writing by the Local Planning Authority and the following shall thereafter be provided in accordance with such details:
(a) windows to include materials, means of opening, reveals, cills and headers;
(b) external doors;
(c) rainwater goods;
(d) boundary treatment;
(e) refuse storage;
(f) hours of construction;
(g) parking area surfacing.
Reason: Insufficient information has been submitted with the application and in the interests of visual amenity.