Agenda item

Demolition of the existing bungalow and the erection of 4 x 2-storey detached dwellings with habitable roof space with parking, amenity, cycle provision, refuse and external landscaping and associated works.

Recommendation: Approval

RESOLVED: 

1.    That the application be refused; and

2.    That the Head of Planning, in consultation with the Chairman and Labour Lead, set out the Committee’s reasons for refusal.

Demolition of the existing bungalow and the erection of 4 x 2-storey detached dwellings with habitable roof space with parking, amenity, cycle provision, refuse and external landscaping and associated works

Officers introduced the report and addendum, and confirmed that the application was recommended for approval.

A petitioner’s objections to the application were detailed, key points of which included:

·         The Officer's report states that the site would technically be “development on garden land”. Accordingly, the development does not comply with DMH6 as it is not more intimate in scale and mass or lower than frontage properties.

·         Most trees are to be removed. Only about 36% of site is retained as garden area, with most of the site to be built up or hard-landscaped. This would be uncharacteristic for most parts of Northwood outside of town centre locations. Significant loss of existing mature garden would be at odds with the prevailing character of the surrounding area and will create a cramped form of development. Wildlife habitat has not been assessed.

·         The proposed new homes would be on a raised site, resulting in overbearing and overlooking, including overlooking of the bedroom windows of 27-33 Leaf Close and other habitable rooms of 34-40 Leaf Close, from the windows on its side (SW) elevation.

·         The development proposes to remove the 21m separation distance, as the intervening foliage is to be removed. This would be of detriment to quality of life for residents of these maisonettes and the new House D.

·         The development does not include an assessment of trees directly adjacent to location of House D, and these protected trees are very likely to be adversely affected by any excavations for the construction of House D or the new access road.

·         Residents of Leaf Close and Lingfield Close, both with private internal roads, will be adversely affected and the impact on these internal roads has not been assessed.

·         Many long-term council tenants in the neighbouring properties are elderly, and may not have the means to relocate if their lives were negatively impacted by this development.

·         If approved, it is requested that the Committee consider the following conditions: a) possible exclusion of House D from the scheme, and b) for the House D to be redesigned as a two-storey house and to eliminate the windows on its south elevation entirely so as not to disadvantage current occupants.

The agent for the applicant submitted details in support of the application, key points of which included:

·         The proposed development seeks to meet the clear and substantial borough-wide requirement and need for larger family-sized homes.

·         As set out in the Council’s report, the redevelopment of the site is logical and considered acceptable in principle. The proposed design is considered appropriate within the site's context, and the proposal would not have an adverse impact on the amenity of neighbouring properties or the local highways network. The Council’s Tree and Landscape Officer and Highways Engineer have both reviewed the proposals and confirmed that they have no objections or concerns, subject to conditions which are agreed and supported by the Applicant.

·         Proposals were also revised in agreement with representatives from both Craigmore Court and Mansion House, following discussions and a site visit meeting with them.

·         The design, scale, layout and separation distances within the site and with neighbouring properties have all been developed to comply with the Council’s pre-application advice and adopted policies and guidance.

·         The development protects and does not harm any Category ‘A’ or ‘B’ trees, based on expert arboricultural consultancy input. Whilst the proposals remove 5 lower quality trees, the proposed illustrative landscaping scheme seeks to replace these with new specimen trees and supplemental planting, which is to be controlled by planning condition. The development will result in an increase in trees on the site. The Council’s assessment confirms that the proposals retain and safeguard the sylvan character and appearance of the area.

·         The highways and refuse design and operations have been developed with expert transport and highways consultants and reviewed by the Council’s Highway Engineer. Subject to planning conditions, these aspects are all considered to be acceptable and the development will not result in any highway safety concerns.

Councillor Richard Lewis, Ward Councillor for Northwood, submitted a statement supporting the officer’s recommendation for refusal, highlighting his concerns that the development was overbearing and out of character with the street scene, and whether Lingfield Close could accommodate an increased number of vehicles.

Members discussed the application and raised various concerns, including that the application constituted an overdevelopment that would result in a lack of quality amenity space, and a lack of satisfactory refuse storage, management and collection arrangements, for future residents. For these reasons, it was moved that the application be refused. This was seconded, and when put to a vote, unanimously agreed.

RESOLVED: 

1.    That the application be refused; and

2.    That the Head of Planning, in consultation with the Chairman and Labour Lead, set out the Committee’s reasons for refusal.