Agenda item

To consider the report of the Assistant Director City Development.

Councillor Spackman expressed an interest in this matter and abstained from voting as he lived in College Road.

The City Development Manager presented the application for a three storey extension on the South East elevation to form an additional 14 bedrooms; two no two person suites and storage areas; single storey extension to form new function room on North East elevation

Councillor Branston attended the meeting and spoke on this item under Standing Order No. 44. He made the following points:-

• the Lodge offers quality accommodation but object to the application;
• the proposal will have a significant impact on the quality of life of both residents and immediate neighbours;
• removal of tree is contrary to Conservation Area Draft Appraisal and to Government revised recommendations in April 2013 which states that “tree care should be at the heart of the decision making process”
• the Lodge is an elegant Edwardian house in a pleasant one acre landscaped garden and some of this amenity space will be lost with the development. Dispute description of “minor excavation” of garden;
• the additional building will impact on the residential amenity of the residents themselves;
• security lighting is currently a feature of the Lodge at night-time and this light pollution will be exacerbated by further development;
• College Road witnessed an over-development as part of the expansion of the St Lukes Campus and this proposal will add to the increased development in the road. It would also represent a further loss of open space in the area;
• the suggestion of the use of net curtains to reduce night pollution is indicative of the concerns regarding such pollution; and
• request refusal on grounds of the application being contrary to Government guidelines and Local Plan Conservation policy, loss of privacy, substantial over development in the neighbourhood and loss of open space for actual residents of the Lodge itself.

Professor Carr spoke against the application. She made the following points:-

• speaking on behalf of the residents of College Road against the proposed extension of The Lodge. This extension will mostly affect those living towards the Magdalen Road end of College Road;
• the proposed extension will occupy The Lodge garden, directly opposite No 15 and overlooking the neighbours’ houses. This large, long, monolithic building will reach the height of the current adjacent new extension. As the road slops downwards this building will appear even larger;
• concerned that the building would eclipse the day light in houses and gardens remaining in the shadow for half of the day;
• nighlighting will pollute the dark hours - the proposed corridor lighting and outside security lights will shine throughout each night. This will exacerbate the problem caused by eight existing night lights;
• privacy will be compromised hugely. The line of sight will be directly into the large windows of the extension and each of the three upper floors of No 15 will look directly into the extension bedrooms or be overlooked by their proposed terraces;
• the building will occupy the very amenity that the Lodge describes in all of its publicity brochures - the garden. The remaining garden area will be very small;
• the development is too large and too intrusive. Should permission be granted it is requested that the building is re-designed to be more modest and more akin to the two story extension facing the Maynard School; and
• the proposed extension will severely affect quality of lives.

Mr Sudnik spoke in support of the application. He made the following points:-

• there is a demand for this facility as there is a shortage of care homes in Exeter and there is an increasing number of requests received by the Lodge from Social Services and the NHS;
• will produce a number of full and part time jobs;
• by providing 14 units of accommodation, will release houses onto the open market;
• the Lodge is owned by a non-profit making organisation;
• the design is of a high quality including two pitch and hipped roofs lower than the existing Rainbow Wing extension and the additional build will tie in with the existing Rainbow extension;
• lower ground level obscured from College Road by a hedge/fence;
• additional land to the north to be purchased, including 22 College Road, the garden of which the applicant is looking to include in the existing open space;
• any loss of trees will be compensated by re-planting elsewhere on the site; and
• high quality building of which residents can be proud.

He responded as follows to Members’ question:-

• light pollution will be minimal as the buildings are 22 metres from existing residential properties and loss of light will be negligible as the design meets the 25 degree rule of thumb;
• the new extension will feature bay windows and juliet balconies which with obscure and opaque glazing will help reduce inter-visibility;
• the extension will not be detrimental to the existing tenants as significant amenity space will remain with client to explore utilising the additional land purchased to the north as open space.

Members requested that the condition relating to lighting be circulated to Members for information.

Members felt that the proposal would provide a natural extension of the built-up side of College Road and that the proposal fitted with a City Centre location.

Members were circulated with an update sheet - attached to minutes.

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

RESOLVED that planning permission for a three storey extension a three storey extension on South East elevation to form an additional 14 bedrooms; two no two person suites and storage areas; single storey extension to form new function room on North East elevation be APPROVED, subject to the following conditions:-