Council Committee Information Pages

HARROGATE BOROUGH COUNCIL
PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS.
DATE: 12 September 2006
PLAN: 13
APPLICATION NO. 6.64.489.A.OUT
VIEW PLANS AT: http://tinyurl.com/omu6p
CASE NUMBER:
06/03710/OUT
GRID REF: EAST
439550 NORTH 466220
DATE MADE VALID: 28.07.2006
TARGET DATE:
22.09.2006
WARD:
Boroughbridge
APPLICANT: Ripon And Leeds Diocesan Office
AGENT:
Verity Frearson
PROPOSAL:
Outline application for the erection of 1 detached dwelling (site area 0.028ha).
LOCATION:
Rollinson House New Row Boroughbridge York North Yorkshire YO51 9AX
REPORT
SITE AND PROPOSAL
The application site is located within the built up area of Boroughbridge, in a residential area to the
east of Wetherby Road on the southern approach to the town centre. It comprises a garden area
(0.02 hectares) to the side of a semi-detached dwelling fronting New Row, between its junctions
with Ladywell Road and Springfield Road. The site has a frontage to New Row of some 15 metres,
and is bounded by the applicant's existing house to the south, the rear garden to 3 Ladywell Road to
the east, and the garden area to the bungalow "Mi-Casa", Springfield Road, to the north.
Outline planning permission is sought for a single detached dwelling on the site. All matters are
reserved for further consideration.
MAIN ISSUES
The principle of development at this location having regard to local plan policies.
The impact of the development on the character and amenities of the area, in particular whether the
site can accommodate an additional dwelling without affecting residential amenity.
Highway safety.
RELEVANT SITE HISTORY
None.
CONSULTATIONS/NOTIFICATIONS
Parish Council
Boroughbridge
NYCC Highway Authority
Awaited
APPLICATION PUBLICITY
SITE NOTICE EXPIRY:
PRESS NOTICE EXPIRY:
01.09.2006
01.09.2006
REPRESENTATIONS
BOROUGHBRIDGE TOWN COUNCIL -The town Council has indicated that they neither object
to, nor support the application, but comment that the site should be used for one dwelling only.
OTHER REPRESENTATIONS -At the time of the preparation of this report four written
objections had been received from neighbouring residents raising the following concerns: Loss of privacy caused by overlooking of adjacent gardens.
Loss of outlook and views, and sunlight for neighbouring properties.
An additional driveway and access onto New Row will create a highway safety hazard.
VOLUNTARY NEIGHBOUR NOTIFICATION - the following addresses have been notified of
the application: 1 Ladywell Road
3 Ladywell Road
"Mi-Casa", Springfield road
RELEVANT PLANNING POLICY
PPS1
Planning Policy Statement 1: Delivering Sustainable Development
PPG3
Planning Policy Guidance 3: Housing
PPG13 Planning Policy Guidance 13: Transport
LPHX
Harrogate District Local Plan (2001, as altered 2004) Policy HX: Managed Housing Site
Release
LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20: Design of New
Development and Redevelopment
LPHD01 Harrogate District Local Plan (2001, as altered 2004) Policy HD1: Statutory list of
buildings of special architectural or historic interest
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
ASSESSMENT OF MAIN ISSUES
1.THE PRINCIPLE OF DEVELOPMENT - The application site falls within the 'development
limit' boundary of the built up area of Boroughbridge - in an area of predominantly 'suburban'
residential land use character. The proposal represents the development of a single dwelling on
small site (0.02 hectares in area) that forms an established garden and, therefore, constitutes
previously developed land for planning purposes. As such the principle of residential development
at this site is compatible with local plan policies HX and H6, and there would be no requirement for
affordable housing under policy H5. There is however a requirement for open space provision under
Policy R4.
2. AMENITY IMPACT -Local Plan Policy A1 requires that development maintains or improves
local amenity by meeting certain given criteria; and under Policy H6 proposals should, amongst
other things, be appropriate to the form, and character of the settlement and provide a satisfactory
level of residential amenity.
In subdividing the present garden the relationship with the existing dwelling and neighbouring
properties would be problematic. The main issue is whether there is sufficient space to
accommodate a dwelling and associated off-street parking within the present garden curtilage, and
still maintain satisfactory levels of amenity for existing and proposed dwellings. Because of the
absence of any details of the layout of the site and design of the dwelling it is necessary to make a
judgement as to the potential siting and layout, as well design details such as window positions,
orientation and screening/landscaping, in order to assess the potential impact .
It is considered that it would be possible to protect the living conditions of the existing house and the
neighbouring bungalow (Mia-Casa) by avoiding any overlooking windows in the south and north
facing elevations, and (by continuing the present building line) there would be no material effect on
those properties from loss of daylight/sunlight through overshadowing.
However, it is judged that the site is constricted by size, and despite the site having a road frontage it
is held that the lack of plot depth would make it difficult to accommodate a parking area, and
preferably a turning area, within the site and still ensure that adequate distances can be left to
maintain reasonable separation distances; particularly to prevent an unreasonable degree of
overlooking of the garden to 3 Ladywell Road. As a consequence the application proposals would
constitute 'overdevelopment' as the application proposal would be likely to have an unacceptable
effect on neighbour amenity, contrary to policies A1 and H6.
2. HIGHWAY SAFETY - At the time of the preparation of this report the County Highway
authority's observations and recommendations were not available, although in any event no details
of the proposed means of access have been provided with the application. Nevertheless, as
demonstrated by the representations from local residents, New Row is a well-used road in close
proximity to a school and a children's playground (the latter being opposite the site). Furthermore,
the site lies within 45 metres of the junction of Wetherby Road, Ladywell Road and New Row, and
30 metres to the junction with Springfield Road. Therefore it is considered that the provision of an
additional driveway, without a turning area to prevent vehicles having to reverse into or from the
site, would be likely to create conditions prejudicial to highway safety in New Row and cause
interference with the free flow of traffic. As such the proposals would fail to meet the provisions of
Local Plan Policy A1.
3 OTHER MATTERS -Confirmation of the applicant's agreement to the payment of a commuted
sum for open space provision will be reported at the meeting (the sum had not been determined at
the time of the preparation of this report).
CONCLUSION
The application site is constricted in size, and it is considered that the proposal is contrary to Local
plan Policies A1 and H6 in that the development has failed to demonstrate that a satisfactory
standard of residential amenity for existing and future occupants can be provided
CASE OFFICER:
Mr Roger France
RECOMMENDATION
That the application be REFUSED. Reason(s) for refusal:-
1
The proposal represents an unsatisfactory form of development as it would involve the
overdevelopment of a constricted site, because there is insufficient area within the curtilage to
provide adequate space for the parking and turning cars, and the amenity and privacy of the
occupants of existing and the proposed dwellings. It is therefore considered that the proposal
would fail to provide an appropriate standard of amenity, contrary to the provisions of Policies
A1and H6 of the adopted Harrogate Local Plan.