Agenda item

Demolition of the existing 2no.detached dwellings and erection of a two storey residential development with a lower ground floor and accommodation within the roof  space. The development comprises of 6 x 1 bed flats and 6 x 2 bed flats.

Recommendation: Approval subject to a S106 Agreement

Demolition of the existing 2 x detached dwellings and erection of a two storey residential development with a lower ground floor and accommodation within the roof space. The development comprises of 6 x 1 bed flats and 6 x 2 bed flats.

Officers introduced the report and referred Members to the addendum sheet circulated. It was noted that the two proposed dwellings had been designed to replicate the appearance of two buildings within the plot. Although the buildings would be joined by a glazed link, this would be set back from the front elevations. The proposals included 12 parking spaces, which was equivalent to one space per dwelling and amenity space.

The overall design, size and scale of the proposed building was considered to have an acceptable impact on occupants of surrounding buildings and would not have a detrimental impact on their amenity. The development would also be within acceptable limits for housing in the area. The scheme was considered to have an acceptable impact on the surrounding highway network. Accordingly, officers recommended that the application be approved.

Members felt that the proposals provided much needed housing and that the designs were sympathetic to the surrounding area. A Member asked what percentage of houses within the area close to the proposed development had been converted to flats. Officers advised that this information was contained within the officer report. The Council had identified three properties (five including the application site) over a 1 km length for which consent had been granted or implemented for the conversion of buildings.

Members expressed concern about the number of side windows that appeared to be facing towards habitable rooms and that the separation appeared to only be 3 metres, while planning policies specified that the minimum separation should be 15 metres. Concerns were also raised about the amount of light that these rooms would receive. Some Members felt that the proposals were, therefore, unacceptable.

The Chairman reflected that the proposals appeared to be acceptable in broad terms but that there were concerns about the light that would be received by three habitable rooms.

Officers advised that conditions could be attached to some of the windows to increase the level of light. The Legal Advisor confirmed that the concerns raised were likely to be overturned at appeal in the event that the Committee cited them as reasons for refusal. It would be possible for the concerns to be addressed through additional conditions.

A Member asked whether there would be enough room for a bed to be placed in one of the rooms that was marked as a study. Officers advised that the room was smaller than the size for it to be considered to be a bedroom but that it was likely that the room would be physically large enough to accommodate a bed. However, it would not be practical to enforce a condition in relation to this.

Some Members felt that the Committee should base its decision on the planning guidance. This stated that the external windows of habitable rooms should not be separated by less than 15 metres from the windows of other habitable rooms. Officers advised that the minimum separation of 15 metres was guidance and therefore did not carry as much weight in the determination of a decision as a policy would.

It was agreed that authority would be granted to the Head of Planning and Enforcement to agree, outside the meeting, the wording of conditions in relation to the siting of oriel windows.

The recommendation for approval was moved, seconded and on being put to the vote was agreed by four votes in favour to three against, with one abstention.

RESOLVED - That the application be approved as per the officers' recommendation, subject to the conditions and informatives set out in the officer's report , the addendum sheet circulated and the following:

- Delegated authority be granted to the Head of Planning and Enforcement to agree wording in relation to the siting of oriel windows with the Chairman and Labour Lead.