Council Committee Information Pages

HARROGATE BOROUGH COUNCIL
PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS.
DATE: 13 February 2007
PLAN: 06
CASE NUMBER:
GRID REF: EAST
06/06325/OUT
429263 NORTH
454534
APPLICATION NO. 6.79.11178.OUT
DATE MADE VALID: 02.01.2007
TARGET DATE:
27.02.2007
WARD:
Harlow Moor
VIEW PLANS AT: http://tinyurl.com/yphgsp
APPLICANT:
Exors Of Mr D.A. Varley Dec'd
AGENT:
Verity Frearson
PROPOSAL:
Outline application for the erection of 1 detached dwelling and
garage (Site Area 0.042ha).
LOCATION:
5 Lascelles Road Harrogate North Yorkshire HG2 0LA
REPORT
SITE AND PROPOSAL
The application site is the side garden of No. 5 Lascelles Road; to the west is No. 9
Lascelles Road which has recently been extended with a two-storey extension
adjacent to the application site boundary. To the south there are a pair of semidetached dwellings on Harlow Oval.
Lascelles Road comprises of a mix of styles of detached two-storey dwellings and
bungalows. This application is for outline planning permission for the erection of a
two-storey detached dwelling and garage. Access, appearance, landscaping, layout
and scale are to be considered as part of any reserved matters application.
The application proposes a two-storey dwelling and garage; access, although not
included as part of the application, is proposed to the western boundary with a
driveway running along the boundary with No. 9 Lascelles Road. The dwelling is
proposed to be constructed of brick and tile, 5.5m high to the eaves, 8.5m to the
ridge with a frontage of approximately 8m width and a depth of 10m.
MAIN ISSUES
1. Policies / Principle
2. Impact on the Character and Appearance of the Streetscene and Locality
3. Residential Amenity
4. Highways, Access and Parking
RELEVANT SITE HISTORY
None
CONSULTATIONS/NOTIFICATIONS
Chief Engineer (H and T)
No objections, recommends a condition relating to crossing the highway verge.
RELEVANT PLANNING POLICY
PPS1
Planning Policy Statement 1: Delivering Sustainable Development
PPS03
Planning Policy Statement 3, Housing
SPGRES
Supplementary Planning Guidance, Residential Design Guide
SPDHSE
Supplementary Planning Document: House Extensions and Garages
Design Guide
LPHX
Harrogate District Local Plan (2001, as altered 2004) Policy HX,
Managed Housing Site Release
LPH06
Harrogate District Local Plan (2001, as altered 2004) Policy H6,
Housing developments in the main settlements and villages
LPR04
Harrogate District Local Plan (2001, as altered 2004) Policy R4, Open
Space Requirements for New Residential Development
LPIMP2
Harrogate District Local Plan (2001, as altered 2004) Policy IMP2,
Provision of Infrastructure Needs Generated by Development
LPA01
Harrogate District Local Plan (2001, as altered 2004) Policy A1, Impact
on the Environment and Amenity
LPH05
Harrogate District Local Plan (2001, as altered 2004) Policy H5,
Affordable Housing
APPLICATION PUBLICITY
SITE NOTICE EXPIRY:
PRESS NOTICE EXPIRY:
02.02.2007
02.02.2007
REPRESENTATIONS None received
VOLUNTARY NEIGHBOUR NOTIFICATION
9 Lascelles Road
6 Lascelles Road
8 Lascelles Road
23a Harlow Oval
25a Harlow Oval
Coach House 23 Harlow Oval
Garden Flat 23 Harlow Oval
Ground Floor Flat Harlow Oval
First Floor Flat Harlow Oval
Second Floor Flat Harlow Oval
ASSESSMENT OF MAIN ISSUES
1. POLICIES / PRINCIPLE- Policy HX is permissible to residential development on
previously developed land, which includes domestic curtilages of dwellings. As the
site area is below 0.5ha there is no requirement for the provision of affordable
housing under Policy H5.
Policy H6 is permissible to residential development within the development limits of
Harrogate subject to satisfying the following criteria;
i) it is of a scale, density, layout and design appropriate to the locality,
ii) it is appropriate to the form and character of the settlement, and
iii) it provides a satisfactory level of residential amenity.
Policy A1 states that proposals for development should, wherever possible, make a
positive contribution to the area by maintaining or improving the quality of the
environment and amenity.
Further guidance is set out within the Council's Residential Design Guide and House
Extensions and Garages, Design Guide (which is a companion to the Residential
Design Guide). Annex D of the House Extensions Design Guide gives advice on the
relationships between dwellings.
Policy R4 and IMP2 of the Harrogate Borough Council requires new residential
development to provide public open space, this can be provided by way of a
commuted sum towards the provision of off-site public open space, this is calculation
is based on the number of bedrooms proposed and therefore would be calculated on
receipt of any application for a Reserved Matters, a condition is recommended.
2. IMPACT ON THE CHARACTER AND APPEARANCE OF THE STREETSCENE
AND LOCALITY- The site is the side garden of No. 5 and is thought to be an empty
plot as the street numbering goes from No. 5 to No. 9. Although this application is in
outline only with all matters reserved the location plan shows an indicative layout of a
dwelling sited within the middle of the site which is a similar size to No. 5 Lascelles
Road.
3. RESIDENTIAL AMENITY- The indicative layout allows for approximately 32m
between the rear elevation of the proposed dwelling and No. 23a Harlow Oval and
27m between the proposed dwelling and No. 8 Lascelles Road opposite. No. 9 has
a blank gable wall to the boundary: the driveway is proposed to run along the
boundary with No. 9. To the east No. 5 has 1 first floor window and 3 ground floor
windows. On the layout shown on the indicative plan shows approximately 8m
between these gable windows and the gable of the proposed dwelling and, as these
windows are tertiary windows (secondary windows to the living room and dining
room and a first floor landing window), they comply with the guidance set out in the
Council's House Extensions & Garages, Design Guide which is a companion to the
Council's Residential Design Guide.
No. 5, in addition, has a rear garden approximately 13m wide and 12m deep,
ensuring that there is adequate amenity space for the occupiers of No.5.
3. HIGHWAYS, ACCESS AND PARKING- The application is for outline permission
only with access to be considered as a reserved matter, however the Chief Engineer
(Highways and Transportation) has advised that there are no objections but
recommends a condition relating to crossing of the highway verge.
CONCLUSION
This application for outline planning permission for the erection of a detached
dwelling and garage within the side garden of No. 5 Lascelles Road will fill a gap
within the streetscene. The size of the site is sufficient to ensure that adequate
distances between habitable rooms can be achieved in line with the
recommendations set out in the Council's House Extensions and Garages, Design
Guide which is a companion to the Residential Design Guide. Vehicular access can
be achieved off Lascelles Road. The proposals comply with the policies in the
Harrogate District Local Plan (2001, as altered 2004) and there are no material
considerations in this instance that warrant setting aside local planning policies.
CASE OFFICER:
Mrs J Lurcuck
RECOMMENDATION
That the application be APPROVED subject to the following conditions:-
1
Application for the approval of the reserved matters shall be made to the
Local Planning Authority not later than 2 years. The development hereby
permitted shall be begun on or before the expiration of one year from the final
approval of reserved matters or in the case of approval on different dates, the
final approval of the last such matter to be approved.
2
No development shall take place without the prior written approval of the
Local Planning Authority of all details of the following reserved matters (a) access;
(b) appearance
(c) landscaping
(d) layout; and
(e) scale.
Thereafter the development shall not be carried out otherwise than in strict
accordance with the approved details.
3
The development approved by this outline planning permission is constrained
to the parameters described in the design and access statement submitted
with the application and any future decisions of the local planning authority
relating to this outline permission will be consistent with the statement, unless
material considerations justify a departure from the statement.
4
No development shall take place until either i. Full details of public open space to serve the development in
accordance with Policy IMP2 of the Harrogate District Local Development
Framework have been submitted to and approved by the Local Planning
Authority and agreement has been reached with the Local Planning Authority
as to the provision of the same and its subsequent management and
maintenance.
ii. Alternative arrangements for the provision of open space have been
submitted to and approved in writing by the Local Planning Authority.
5
Prior to the commencement of any other part of the development hereby
permitted, the access(es) to the site shall be laid out and constructed in
accordance with the following requirements (i) the crossing of the highway verge and/or footpath shall be constructed in
accordance with the approved details and/or Standard Detail number E6 and
the Specification of the Local Highway Authority;
NOTE You are advised that a separate licence will be required from the Local
Highway Authority in order to allow any works in the adopted highway to be
carried out. The local office of the Local Highway Authority will also be
pleased to provide the detailed constructional specification referred to in this
condition.
Reasons for Conditions:1
2
3
4
5
To ensure compliance with sections 91-94 of the Town and Country Planning
Act 1990.
To safeguard the rights of control by the Local Planning Authority in respect of
the reserved matters.
To ensure the delivery of sustainable development and facilitate community
involvement and informed decision making as explained in Planning Policy
Statement 1.
In order to secure compliance with Policy IMP2 of the Harrogate District Local
Development Framework in relation to the provision of open space for
residential development.
To ensure a satisfactory means of access to the site from the public highway, in
the interests of vehicle and pedestrian safety and convenience.
INFORMATIVES
1
The provision of public open space can be met by payment of a commuted sum
through the mechanism of either a unilateral obligation or through a Section
106 Agreement.