Application FUL/2015/0731 - 74 Quinton Road PDF 541 KB

ABC
PUBLIC
COMMITTEE REPORT
Planning Committee
30/04/2015
APPLICATION No. - FUL/2015/0731
Description of Development - Demolition of existing surgery and associated
outbuildings and erection of a new medical centre.
Site Address - 74 Quinton Road
Applicant - Dr H.K. Gill
Ward - Cheylesmore
RECOMMENDATION
Planning committee is recommended to grant planning permission subject to
conditions and receipt of satisfactory highways information and design amendments.
INTRODUCTION
This application is to be considered at Planning Committee in accordance with the
Scheme of Delegation, as representations have been received from occupiers of
more than five properties.
APPLICATION PROPOSAL
The application is for the demolition of the existing building and the erection of a
replacement surgery building on the existing site. The building will have a width of
8.2m, maximum depth of 13.6m, height to eaves of 6.4m, and height to ridge of 8m.
The new building will provide 3 consulting rooms, a treatment room, reception,
waiting area, as well as storage and changing facilities, a meeting room, practice
managers room, staff room and utility room.
The overall footprint will cover a smaller area than that of the existing building and
the previously approved extensions, but the building will extend upwards into a
second floor.
Two rear parking spaces are proposed for staff members, with 3 spaces currently
proposed on the building frontage. The existing verge is proposed to be replaced with
hard standing to allow access to the frontage parking area.
SITE DESCRIPTION
The site is located on the west side of Quinton Road, between the junctions with
Daventry Road and Franciscan Road. The site is bounded by residential dwellings to
the north, a dental practice to the south, and the western end of Daventry Road
District Centre to the east.
The detached building is set back from Quinton Road and features a small area of
hard standing on the frontage, with existing vehicular access onto Quinton Road.
Beyond the hard standing is a grassed area, which is adjacent to the highway.
On road parking at the site is limited by a Traffic Regulation Order within the
immediate vicinity of the application site, and given the commercial activity
associated with the area demand for parking is high.
PLANNING HISTORY
Application
Description of development
Decision and date
number
S/1974/1122
Erection of extension to Approved on a temporary 5 year
kitchen and use of the whole basis on 19/12/1973
of the property to doctor’s
surgery
S/1981/0995
L/1988/2184
S73/2010/2048
FUL/2012/0555
Continued use of whole of Approved on a personal basis to
property as doctor’s surgery.
protect the amenity of the
occupiers
of
neighbouring
properties on 11/11/1981
1st floor rear extension to Approved 13/2/1989
form library/reference room
for doctor’s surgery
Removal of condition 2 of Approved 03/02/2011
planning
permission
S/1981/0995 to allow use of
the doctor’s surgery by
doctors not listed in condition
2
Alterations and extension to Refused 21/05/2012
doctor’s surgery
FUL/2012/1381
Alterations and extension to Approved 20/09/2012
doctor’s
surgery
(resubmission
of
FUL/2012/0555)
FUL/2014/0402
Demolition of existing surgery Refused 27/03/2014
and associated outbuildings
and erection of a new
medical centre
The 2014 application was refused for the following reasons:
1)
The proposed replacement building would be contrary to Policy H4 and Policy
BE2 of the Coventry Development Plan 2001 by reason of its eaves height and
overall design which would introduce an alien feature into the street scene,
resulting in harm to the character and visual amenities of area.
2)
The proposed development would be contrary to Policy AM22 of the Coventry
Development Plan 2001 in that the proposed surgery facilities would result in
an increase in car borne users of the site and no additional off-street parking
spaces can be provided. There is an existing high demand for on-street parking
spaces on the heavily trafficked Daventry Road and Quinton Road, as well as
in other surrounding residential streets, particularly during daytime periods
where on-street parking is limited. The proposed replacement of the premises
would result in an intensification of the existing use but fails to take the
opportunity to provide sufficient off road parking which would reduce the impact
of the development on the living conditions of local residents, on highway
safety and on the free flow of traffic.
RELEVANT POLICIES
National
 National Planning Policy Framework (NPPF). The NPPF published in March
2012 replaced all previous national planning policy and sets out the
Government’s planning policies for England and how these are expected to
be applied. It sets out the Government’s requirements for the planning system
only to the extent that is relevant, proportionate and necessary to do so. The
NPPF promotes sustainable development and good design is recognised as a
key aspect of this.
 The National Planning Practice Guidance (NPPG) 2014
Coventry Development Plan 2001 (CDP)
 Policy OS4 – Creating a more sustainable city
 Policy H4 – Residential extensions
 Policy BE2 – The principles of Urban Design
 Policy AM22 – Road safety in new developments
 Policy S4 – District Centres
 Policy SCL3 – Small Social, Community, Leisure and Indoor Sports Facilities.
 Policy SCL10 – Health and Social Care
 Policy OS4 – Creating a More Sustainable City
Supplementary Planning Guidance/ Documents (SPG/ SPD)
 SPD Delivering a more sustainable city
PUBLIC RESPONSES
Immediate neighbours and local councillors have been notified and a site notice was
posted on 27th March 2015.
At the time of writing, 8 letters have been received including one from Cllr Noonan
raising issues around highways safety because of insufficient parking and traffic in
the area, there is no need for the surgery, the design stands out and does not blend
in with nearby houses and the building should be returned to being a residential
dwelling.
CONSULTATION RESPONSES
Highways have requested further information regarding vehicle tracking and an
assessment of available street parking before they can make an assessment of the
potential highways impact. This information has been requested from the applicant
and an update will be given in the late items document and any amended plans will
be included in the presentation.
Urban Design colleagues have requested amendments to the design of the building
and these have been requested. An update will be given in the late items document
and any amended plans will be included in the presentation.
ISSUES AND APPRAISAL
The main issues in determining this application are the principle of development,
design, the impact on the residential amenity of the occupiers of neighbouring
dwellings and highway safety.
Principle of development
Policy SCL3 states that the provision or improvement of small social, community,
leisure and indoor sports facilities will be considered on the basis of compatibility with
nearby uses; accessibility by pedestrians and cyclists; and compatibility with other
Plan policies.
The site is located adjacent to a district centre but also in a residential area and as
such, is a compatible use in the area. The location adjacent to the district centre
means that the site is accessible by pedestrians and cyclists using the centre, as well
as by bus, and the residential nature of the area beyond the centre means that the
site is also accessible by foot.
As such, subject to conformity to other plan policies, the proposal is acceptable in
principle.
Design
Policy BE2 of the CDP seeks a high quality urban design whilst the NPPF also
encourages good design.
Policy H4 states that extensions or other alterations to residential properties should
respect the local character and street scene of the area. Whilst Policy H4 does relate
to residential properties, the design of the building is residential in character to reflect
the residential nature of the area. As such, it is considered that Policy H4 provides a
reference point for considering design in this instance.
The proposed replacement building will have a similar height to the one it seeks to
replace, although instead of being a hipped roofed design, it will include a set-back
shallow pitched parapet roof behind what would appear as flat roofed eaves, and will
be of a more modern render and red brick construction.
The proposed design differs from the previously refused scheme in that the large and
unattractive mansard roof has been deleted in favour of a more modest parapet.
There are some concerns however regarding the roof detail, materials proposed,
window proportions and the side ‘bump-out’ to provide the lift and as such
amendments have been requested.
Subject to the amendments being received, it is considered that whilst the design of
the building will be different to that of the surrounding residential dwellings, the new
building will share some features with the sub-station on the opposite side of Quinton
Road and the 1930s white rendered flat roofed building that makes up the majority of
the Daventry Road parade. As such it is not considered that the building will be an
alien feature within the street scene.
Impact on neighbouring amenity
Paragraph 17 of the NPPF seeks to protect the amenities of all existing and future
occupants of land and buildings.
The proposed replacement building will have a smaller footprint than the existing
building, if the previously approved (but as yet unimplemented) extensions to the
existing building are taken into consideration. As such, the impact on the nearest
adjoining neighbour at No.72 Quinton Road is reduced from that which would have
existed through the previous approval. The visual outlook will be improved, and less
built form will exist along the boundary with this dwelling. Given the orientation of
No.72 in relation to the application site, this will be an improvement to the residential
amenity of the occupier of this dwelling.
No.76, to the south is a dental surgery and the impact of the replacement building on
this property is minimal given the separation distance between the buildings and the
non-residential use of No.76. Separation distances to No.3 Franciscan Road are also
increased by the reduced footprint of the building, and as such any impact on the
occupiers of this dwelling will also be reduced.
Highway considerations
Policy AM22 requires new developments to have safe and appropriate access to the
highway system, together with satisfactory on-site arrangements for vehicle
manoeuvring, by means which avoid danger or inconvenience to pedestrians, cyclists
or drivers.
The site is located close to the junction of Quinton Road and Daventry Road, and is
almost opposite the exit of the service road for the Daventry Road District Centre.
The building includes 3 parking spaces on the frontage. There are waiting restrictions
at this end of Quinton Road and around the junction with Franciscan Road, and a
pedestrian crossing near its junction with Daventry Road.
The original surgery would have provided the potential for around 27 people to be on
the site at any one time, but through the reduction in the number of
consulting/treatment rooms and therefore related staffing numbers, this figure
reduces to around 18 people in total with the current proposal, which equates to a
reduction of 33.3%.
There is concern however regarding parking provision and the access onto Quinton
Road and as such highways have requested further information regarding vehicle
tracking and on street parking demand in the area.
Other considerations
The proposal includes the loss of the verge to the front of the building to allow
parking to take place on the building frontage. The verge should be grassed,
although over time this has degraded through vehicle crossing and parking upon it.
The grass verge runs along this stretch of Quinton Road, with a similar area opposite
side except in front of the sub-station.
Concerns have been raised by residents regarding the use and condition of this area,
and officers have concerns over the complete loss of this area and the impact that
this will have on the character of the street scene in this area. As such, the applicant
has been asked to reduce the amount of the verge which is lost, and an update on
this will be given in the late items document.
CONCLUSION
Subject to receipt of the information discussed above, the application is considered
acceptable in terms of highway safety, design and impact on neighbouring dwellings.
The reason for Coventry City Council granting planning permission is because the
development is in accordance with Policies OS4, H4, BE2, AM22, S4, SCL3, SCL10
of the Coventry Development Plan 2001, SPG, together with the aims of the NPPF.
SCHEDULE OF CONDITIONS
Condition(s)
1.
The development hereby permitted shall be carried out in accordance with
the following approved documents: Dwg:5, Dwg:7, Dwg:8, Location Plan,
Block Plan, Elevations, Design and Access Statement, Floor Plans.
2.
The development hereby permitted shall begin no later than three years
from the date of this permission.
3.
Prior to commencement of development sample details of the facing and
roofing materials shall be submitted to and approved in writing by the local
planning authority. The development shall thereafter be carried in full
accordance with the approved details.
4.
In total, there shall be no more than 4 rooms that shall be used for
consulting, treatment, surgery or a combination of these, within the
premises at any time.
5.
The areas indicated on the approved drawing Dwg: 8 for car parking shall
at all times be kept free of obstruction and be available for the purposes of
parking.
6.
Prior to first use of the building hereby permitted details of cycle storage
facilities shall be submitted to and approved in writing by the local
planning authority and thereafter those facilities shall be maintained and
available at all times.
7.
Prior to the commencement of development a construction method
statement shall be submitted to and approved in writing by the local
planning authority. The approved statement shall be strictly adhered to
throughout the construction period and shall provide for: the parking of
vehicles of site operatives and visitors; the loading and unloading of plant
and materials; the storage of plant and materials used in constructing the
development; the erection and maintenance of a security hoarding
including decorative displays and facilities for public viewing where
appropriate; wheel washing facilities and other measures to ensure that
any vehicle, plant or equipment leaving the application site does not carry
mud or deposit other materials onto the public highway; measures to
control the emission of dust and dirt during construction; and a scheme
for recycling / disposing of waste resulting from demolition and
construction works.
LIST OF BACKGROUND PAPERS
PROPER OFFICER: Group Manager Planning and Building Control
Author: Kurt Russell
ALL BACKGROUND PAPERS OPEN TO PUBLIC INSPECTION at City Services &
Development Directorate, Civic Centre 4, Much Park Street and
www.coventry.gov.uk
Planning Application File: FUL/2015/0731
Coventry Development Plan 2001