Issue - meetings

Demolition of garage/store building and erection of new two bed single storey dwellinghouse with rooms at basement level and garden to rear.

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which gave details of the application, the consultation, the site and its environment, planning history and all the relevant planning factors and policies.

The Planning Officer gave a summary of the report, outlining the key points, and took questions from the Committee. The Planning Officer advised that the plans had been amended slightly in respect of the boundary treatment, which was now proposed to be timber fence, and that the elevated section of the structure had also been pushed back by 0.5m. In response to questions from the Committee, the Planning Officer acknowledged that there was a mixture of architectural styles in the area, but that the character was predominantly Victorian and Edwardian.

Two local residents addressed the Committee in objection to the application. The objectors told the Committee that the proposal would adversely affect the character of the Conservation Area and the street view, and that the design would contrast with the predominant architectural styles in the vicinity. It was noted that the elevated section of the building would be visible over the boundary, and that the footprint of the proposed house differed significantly from the footprint of the existing structure. Concerns were expressed that the structure would be dominant, visually intrusive, incongruous and too close to the road. It was felt that the current application was inconsistent with the decision of the Planning Inspector in respect of the previous application. The objectors felt that any proposal should use the same footprint as the existing structure on the site, and that the entire building should be single storey so as not to be visible from the street.

In response to questions from the Committee, the objectors noted that building on what was originally designed as a garden space was against the original design for the street, and that this view of open space should be retained. The objectors felt that the proposed elevated section of the design would intrude on this open vista.

The applicant addressed the Committee, and stated that the proposed design was intended to preserve the open nature of the site, and also to enhance the Conservation Area. It was noted that at its closest point to the road, 1.4m, the building would be exactly in line with the other properties on the street. The applicant reported that the elevated section was intended to add interest, to prevent the design from being a flat box-like structure, and would give the design more identity. The proposal was described as modest and in keeping with its surroundings, despite its modern design. The Committee was asked to grant consent.

In response to questions from the Committee, the applicant advised that there would be a dividing fence between the new house and the existing house at number 23. The applicant stated it was important to include a feature of interest, in this case the elevated section, and that this feature was a necessary part of the overall design and was not just a  ...  view the full minutes text for item 76