(1) / 04/02639/FUL
Cold Ash / 25/12/04 / Demolition of two dwellings erection of 4 Dwellings and detached garages
Wayside, Cold Ash Hill, Cold Ash
Bovingdon Developments Ltd
/
Recommendation Summary: / The Head of Planning and Transport Strategy be authorised to grant conditional permission
Ward Member(s): / Cllr G Findlay
Reason for Committee determination: / Called in by Cllr. Findlay due to concerns about the cumulative impact of development in Cold Ash, in terms of overdevelopment, additional traffic and urbanisation of the village scene
Committee Site Visit:
Contact Officer Details
Name: / Debra Hammond
Job Title: / Planning Officer
Tel No: / (01635) 519111
E-mail Address: /
Site History
03/02243/OUT - single storey dwelling with garage Refused 8/7/03
Publicity of Application
Neighbour Notification - Expired 29 November 2004
Site Notice - Expired 14 December 2004
Press Notice - Expired 29 November 2004
Consultations and Representations
Parish Council (original plans): / Object:Overdevelopment of site – Access from Cold Ash Hill to the properties is narrow and there is insufficient turning and parking space for the amount of vehicles likely to be generated with properties of this size.
Conflicts with Village Design Statement policies – HOU1, HOU2, HOU3, SPGR4 and FT1
Parish Council (amended plans): / Maintain original objections
Highways (original plans): / Require turning movements for Plot 1 to prove it does not conflict with Plot 2 and vice versa
Highways (amended plans): / Conditional approval and contribution of £10,875.00 towards improvements to road safety, pedestrian/cycle facilities and public transport in vicinity of site
Thames Water: / No objections
Environment Agency: / No reply by 15/02/05
Ramblers Association: / No reply by 15/02/05
Public Rights of Way: / Recommend refusal due to adverse impact on the adjacent public right of way.
Correspondence: / 6 letters of objection, raising the following concerns:
Character of Area:
- not in keeping with surrounding area
- destruction of village character taken cumulatively with other housing developments in the surrounding area
- overdevelopment
- density too high when compared with the low density of the surrounding area
Residential Amenity:
- increased noise and disturbance from cars and headlights into property opposite
- may increase the risk of fire damage to the adjacent thatched cottage due to proximity of building. The thatched cottage has no foundations in part, so may affect water courses and subsequently property movement.
- Disturbance from construction traffic and building work
Highways:
- increased risk of accidents on a dangerous bend
- footpaths will become to narrow for increased number of pedestrians
Environmental concerns:
- possible increase of flooding
- possible drainage problems due to clay below
- will affect and destroy existing trees
Other issues:
- impact on local services, such as local schools
Policy Considerations
Planning Policy Statement 1: General Policy and Principles
Planning Policy Guidance Note 3: Housing
Berkshire Structure Plan 1991 – 2006: Policies OS1, LD3, EN1, C5 and H5
West Berkshire District Local Plan 1991 – 2006: Policies OVS2, ENV30 and HSG1.
Cold Ash and Ashmore Green Village Design Statement (Adopted 2002) – Policies HOU1, HOU2, HOU3, SPGR4 and FT1
Description of Development
The proposal is for the demolition of the existing 2 bungalows (one with rooms in the roof) and erection of 4 dwellings (2 detached houses with a low eaves line and a pair of cottage style semi-detached units, also with a low eaves line) and three detached double garages. Plot 1 has been provided with 4 off street parking spaces, Plot 4 with 3 and Plots 2 and 3 with 2 each. The dwellings would be accessed from a single access off Cold Ash Hill. Plots 1, 3 and 4 are 4-bed dwellings and Plot 2 is a 3-bed dwelling.
Consideration of the Development
The main issues to be raised by this application are:
1. Principle of development.
2. Impact on character of the area.
3. Impact on amenity of adjoining properties.
4. Impact on public right of way
5. Highway safety
6. Environmental Concerns
7. Impact on services
1. Principle of development.
The site is within, but on the edge of the identified settlement of Cold Ash. New residential development is normally allowed within settlements subject to the criteria contained in the Development Plan Policies. In particular Policy H5 of the Berkshire Structure Plan 1991 – 2006 and Policy HSG1 of the West Berkshire District Local Plan 1991 – 2006 apply. Key Government Guidance for new residential development is contained in PPS1 (which seeks a high standard of design in new development which takes account of its surroundings) and PPG3 (which seeks to increase residential density in urban areas through a high standard of design that does not compromise the environment).
The scheme would provide for a housing density of 21 units per hectare, which is below the requirements of PPG3. This density makes good use of a brownfield site, whilst taking account of the character of the area. Whilst on the edge of the settlement and adjoining an area identified as important to maintain the gap between Newbury and Cold Ash, the layout of the scheme respects this undeveloped area enabling a soft edge to the countryside to be developed. The impact that the proposal would have on the character of the area is considered below.
2. Impact on character of the area.
PPS 1 and PPG 3, Policies LD3 and EN1 of the Berkshire Structure Plan and Policies OVS2, ENV30 and HSG1 of the West Berkshire District Local Plan are considered relevant. These policies and guidance notes generally seek to ensure that new development shows a high standard of design that respects the character and amenities of the area and the amenities of adjoining occupiers. Policies HOU1, HOU2, SPGR4 and FT1 of the Cold Ash Village Design Statement must also be taken into account in the consideration of this application. HOU1 proposes that new housing should maintain and enhance the present character of the village, HOU2 proposes that sympathetic infilling be supported where the houses are well matched with neighbouring properties in terms of design and scale, and SPGR4 proposes that new development should be appropriate in scale, form and siting to the adjacent properties.
Cold Ash Village follows a traditional ribbon form of development, which has evolved over many years. The application site is situated to the south of the village and on the western side of Cold Ash Hill. The surrounding area is characterised by low-density development, with a mixture of houses and bungalows situated within large plots, and set well back from the road. To the south is the more dense development of Hatchgate Close, semi-detached bungalows on small plots. Immediately to the south of the site, past the public footpath (FP 15 Cold Ash) permission has recently been granted for the demolition of 2 bungalows and erection of 7 dwellings (application 04/00090 approved 5/5/04). Development to the east of Cold Ash Hill and on both sides of the road, northwards from Collaroy Road is more dense. There have been a large number of new developments within Cold Ash in recent years.
It is considered that the application would introduce a higher density of development on the site, whilst still respecting the importance of the frontage onto Cold Ash Hill and the open land to the west. Furthermore, the private amenity space provided for each dwelling complies with the Council’s adopted standards. It is therefore not considered that the development would represent an overdevelopment of the site.
The detached dwelling facing Cold Ash Hill (Plot 1) would be set back from the road by 18 metres, with a double garage proposed directly in front of it. It is not considered that this would cause any serious harm to the street scene as the proposed garage would be no further forward than the neighbouring properties garage. Furthermore its impact could be softened by additional landscaping along the front boundary.
The new dwellings have been designed with low eaves and a slightly reduced ridge height (7.5m), in order to reduce the overall bulk and massing of the buildings. It is considered that the proposed design is in keeping with the character of the surrounding area as it attempts to reflect the character of the surrounding mixture of bungalows and houses. The applicant’s have also attempted to add variety to the development by introducing a ‘cottage’ style pair of semi-detached units at the rear of the site.
This design form is considered appropriate to this location, without detracting from the character of the area and therefore complies with PPS1, PPG3, Policies LD3 and EN1 of the Berkshire Structure Plan and Policies OVS2, ENV30 and HSG1 of the West Berkshire District Local Plan and Policies HOU1, HOU2, HOU3, SPGR4 and FT1 of the Cold Ash Village Design Statement.
A number of objectors have raised concerns about the gradual destruction of the village character when taken cumulatively with other housing developments in the surrounding area. Although it acknowledged that Cold Ash has seen a number of new housing developments in recent years, unfortunately this is inevitable within a defined settlement boundary. Both national guidance and development plan policies aim at directing new housing development towards more urban areas (as defined by local plans) and away from the open countryside. Each proposal has to be considered on it own merits, and assessed against national and local planning policies.
3. Impact on amenity of adjoining properties.
The access road serving the proposed development is screened from Folly Cottage by a row of evergreen trees, approximately 5m high, running along part of the northern boundary. This level of screening will help reduce the impact of the access road on the residential amenity of Folly Cottage. The rest of the northern boundary (towards the rear of the site) is formed by 1.4m closed board fencing and some young deciduous trees. A 1m picket fence forms the rear boundary, and existing trees and shrubs form the southern boundary, adjoining the public right of way. These boundary treatments, except where the new access will be created will be retained. The planting can be enhanced by condition.
The original plans showed 4 detached dwellings, with the dwelling on Plot 4 just 1.2m from the boundary with Folly Cottage. The applicant was asked to pull this dwelling further away from the boundary to help reduce the impact on Folly Cottage. The applicant accordingly revised the scheme by creating a pair of semi-detached dwellings and increasing the distance between the dwelling on Plot 4 and the boundary with Folly Cottage to 2.4m. There are no concerns in terms of overlooking to Folly Cottage as only one habitable and one obscure glazed window are proposed in the north side elevation of Plot 4. Furthermore, the first floor window in the front elevation of Plot 4 would serve a bathroom and would therefore be obscure glazed. It is accepted that the rear outlook of the occupants of Folly Cottage would be affected by the proposal. However, given the existing planting along the northern boundary and the fact that the dwelling on Plot 4 has been moved further away from the boundary, it is considered that the impact on Folly Cottage would not be so serious to warrant refusal.
The occupants of Folly Cottage have raised concerns that the development may increase the risk of fire damage to their thatched cottage due to the proximity of the dwellings. They have also raised concerns that their thatched cottage has no foundations in part, so any development may affect water courses and subsequently property movement. Both of these matters would be dealt with under building regulations.
Concerns have been expressed regarding noise disturbance from new residents and during construction. The relationship between dwellings and the houses opposite should not give rise to unreasonable levels of noise and light pollution form car head lights. Restrictions on hours of work during construction, deliveries during construction and off road parking and turning for contractors’ vehicles can be secured by condition.
4. Impact on public right of way (PROW)
The Public Rights of Way Officer has raised concerns about the proposals impact on the adjacent PROW, due to the close proximity of the houses. However, given the recent approval for new housing development on the site on the southern side of the PROW, and the proximity of those houses to the PROW, it would be difficult to resist this application on those grounds. It is recommended that a planting scheme is implemented along the southern boundary, to help soften the impact of the built form on the PROW. This can be achieved via a condition.
5. Highway Safety
Following detailed negotiation and submission of revised plans, the proposed layout meets the requirements of the Highway Officer. It would therefore be difficult to resist the application based on highway safety. No contributions have been sought as the application was submitted before the new SPG4/04 came into effect on 1 November 2004.
6. Environmental Concerns