BOROUGH OF POOLE

PLANNING COMMITTEE

1 APRIL 2008

The Meeting commenced at 9.00am and concluded at 12.45pm

Present:

CouncillorMrs Stribley (Chairman)

Councillor Mrs Deas (Vice-Chairman)

CouncillorsAllen, Leverett, (substituting for Councillor Parker), Mrs Long, Trent, White, Wilkins and Wilson.

Members of the public present at the Meeting: 30 approximately

PC98.08APOLOGIES FOR ABSENCE

Apologies for absence were received from Councillor Parker.

PC99.08COUNCILLOR MRS MARY HILLMAN

The Committee stood in silence for one minute in tribute to Councillor Mrs Mary Hillman, Member of the Planning Committee, who had passed away suddenly on 24th March 2008.

PC100.08DECLARATIONS OF INTEREST

Councillor Allen declared a personal interest in Plans List items 1, 3 and 7 having received written representations.

Councillor Mrs Deas declared a personal interest in Plans List items 1, 3, 6 and 7 having received written and verbal representations.

Councillor Leverett declared a personal interest in Plans List Items 3 and 7 having received written representations.

Councillor Mrs Long declared a personal interest in Plans List Items 1, 3 and 7 having received written representations.

Councillor Mrs Stribley declared a personal interest in Plans List Items 1, 2, 3, 4, 5 and 7 having received written and verbal representations.

Councillor Trent declared a personal interest in Plans List Item 3 having received written representations.

Councillor White declared a personal interest in Plans List Items 1, 3 and 7 having received written representations.

Councillor Wilkins declared a personal interest in Plans List Items 1, 3 and 7 having received written representations.

Councillor Wilson declared a personal interest in Plans List Items 1, 3 and 7 having received written and verbal representations.

PC101.08PLANNING APPLICATIONS

The Committee considered Planning Applications set out in Schedule One of the Minutes and dealt with them as indicated therein.

CHAIRMAN

SCHEDULE 1

SCHEDULE TO THE MINUTES OF THE MEETING OF THE PLANNING COMMITTEE – 1 APRIL 2008

PLANNING APPLICATIONS

Item No:1

Case Officer:Mr D Howells

Site:1, 2 & 3 Alington Close & 2a & 2b Shore Road Poole BH13 7PQ

Application No:07/06086/021/F

Date Received:10th December 2007

Agent:Pegasus Planning Group 2-10 Kings Parade Mews Clifton Bristol BS8 2RE

Applicant:Ravine Lifestyle

Development:Demolish existing and erect 6 x two / three storey blocks comprising 32 flats with basement car parking, accessed off Alington Close and associated works and landscaping (Revised Scheme) (as amended plans received on 26th March 2008).

Ward:E 050 Penn Hill

(Councillor Wilson was not present for this item).

(Councillor Allen declared a personal interest as a Member of the Dorset Fire Authority).

It was noted that the Environment Agency had withdrawn its objection, subject to measures secured as described in the Flood Risk Mitigation Scheme; (b) amended plans had been received on 26 March 2008 which altered the 3rd storey materials to remove the stark appearance; and (c) a Validation/Methodology Report prepared by PPM Consultants had been submitted in support of the Applicant’s CGIs, confirming that the images had not been manipulated.

The Conservation Officer gave a short presentation on the Conservation Area, the proposed development and the steps that had been taken to lessen its impact on this sensitive area.

Mr Hanson, objector, expressed views on behalf of himself and Mr Jackson, including:-

  • The proposal failed to take account of the Inspector’s comments in July 2006;
  • The development was out of character with the surrounding area and would dominate the site;
  • The development was too high and should be lower to reflect the topography of area. It would have a prejudicial impact on the Luscombe Valley SSSI.
  • The proposal still had an overbearing and dominant impact on 20 Alington Road because balconies would lead to privacy issues.
  • More family homes were being destroyed.

Mr Carr, Applicant, referred to the brochure circulated to all Members of the Committee and used this in support of his representations, summarised as follows:-

  • The Scheme proposed a density of 34dph
  • Thirteen affordable housing units would be provided on an alternative site (41% provision).
  • There had been no objection from National England or the Council’s Conservation Officer in terms of impact on the Poole Harbour SPA of the Luscombe Valley SSSI.
  • The Scheme was supported by the Environment Agency and offered a safe living environment.
  • A package of environmental enhancement measures towards improvements to the Luscombe Valley Nature Reserve had been agreed.
  • Contributions would be made towards the Dorset Lowland Heaths.
  • Block D had been specifically sited to avoid harmful impact on No.20 Alington Road and the western elevation treated with Portland Stone as opposed to a render finish.

Mr Tarzey, for the Applicant, expressed views including:-

  • This was the third time an Application had been made in respect of this site. He had worked closely with the Case Officer and Conservation Officer to address the concerns of the Inspector and residents, to produce a high quality development.
  • If approved, development would not commence until the contract had been signed for the site which would provide the thirteen off-site affordable housing units.

Ward Councillor Mrs Dion expressed concern about the size of siting of the proposed development and Natural England’s lack of objection to the proposal. The proposal would detract from the character of the surrounding area and be dominant on the skyline and would not fit in with the Luscombe Valley. She referred to the Core Strategy which should protect the environment. There would be a prejudicial impact on the Luscombe Valley and a loss of protected trees.

After discussion it was -

RESOLVED that planning permission be granted subject to (a) a Section 106 Agreement to secure:-

  1. A financial contribution of £35,292 (plus administration fee) towards the provision of recreational facilities in accordance with Policy L17 of the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007).
  1. A financial contribution of £27,000 (plus administration fee) towards new transportation infrastructure in accordance with Policy T13 of the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007).
  1. A financial contribution of £23,435 (plus administration fee) towards heathland mitigation in accordance with Policies NE15, NE16 and NE17 of the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007).
  1. The implementation of a negotiated and agreed package of mitigation measures to prevent harm to the Luscombe Valley SSSI in accordance with Policies NE15, NE16 and NE21 of the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007).
  1. The provision of 13 units of Affordable Housing on sites within the Borough of Poole prior to the commencement of the development hereby approved in accordance with Policy H5 of the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007); and

(b) the following condition(s)

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )
2 - GN020 (Screen Fencing/Walling - Submission of Details Required )
3 - GN070 (Remove Use as Balcony )
4 - GN080 (Screening to Balcony - Submission of Details Required )
5 - GN120 (Storage of Refuse - Submission of Details Required )
6 - HW100 (Parking/Turning Provision )
7 - HW110 (Cycle Provision )
8 - HW060 (Close Other Access(es) by Physical Works )
9 - HW210 (Building Operatives Parking )
10 - LS040 (Landscaping Scheme to be Implemented )
11 - TR010 (Arboricultural Method Statement )
An arboricultural method statement providing comprehensive details of construction works in relation to trees shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of demolition. All works shall subsequently be carried out in strict accordance with the approved details.
Reason -
In order that the Local Planning Authority may be satisfied that the trees to be retained on-site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).
12 - WL020 (Protection of SSSIs/Protection of Areas/Features of Wildlife Value )

Informative Note(s)

1 - Non Standard
This permission is subject to a requirement that capital contributions are made towards off site recreational facilities, new transportation infrastructure and heathland mitigation in accordance with the appropriate policies contained in the Poole Local Plan First Alteration 2004 (as amended by Secretary of State Direction 2007).

2 - IN030 - Public Right of Way
3 - IN430 - Section 106 Agreement
4 - IN590 - Subject to Affordable Housing
in accordance with policies contained in the Poole Local Plan.
5 - IN620 - Summary of Reasons for Decision
Town and Country Planning (General Development Procedure) (Amendment) Order 2003
The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:
a) The proposal will not affect the character and amenities of the area - Policy BE1
b) Residential Amenity will not be affected adversely - Policies H4 and H13
c) No protected trees will be affected - Policy NE28
d) Recreation contribution agreed - Policy L17
e) A scheme of mitigation is being prepared to reduce harm to protect lowland heathlands in and around Poole - Policies NE15, NE16 and NE17
f) The proposals integrate existing and proposed landscaping to enhance visual amenities - Policy BE2
g) The proposals respect the topography of the coastal area - Policies BE3 and NE23
h) The proposed development will mitigate against harm to protected species - Policy NE21
i) The development does not prejudice Public Open Space - Policies NE29 and L1
j) The proposed have mitigate against flood risk - Policy NE31
k) The proposals secure 40 % towards affordable housing - policy H5
l) The proposals offer cycling and parking provision and encourages new transportation infrastructure - policies T2, T11 and T13

Voting:5 Grant3 Refuse0 Abstentions

______

Item No:2

Case Officer:Mr M Holmes

Site:14 Alington Road Poole Dorset BH14 8LZ

Application No:07/05603/042/F

Date Received:1st November 2007

Agent:Terence O'Rourke Plc Everdene House Wessex Fields Deansleigh Road Bournemouth Dorset BH7 7DU

Applicant:Husen Developments Ltd

Development:Erect a detached house with integral garage accessed from Alington Road and new boundary walls. (Revised Scheme). As amended by plans received 13.02.2008.

Ward:E 050 Penn Hill

Mr Wingate, resident of No’s 10 and 12 and objector, expressed views, including:-

  • The proposal would dominate and overpower his residence and would not compliment his house built in 1886.
  • The building would be of an excessive height.
  • There would be overshadowing to his property. A light survey should be undertaken.
  • There was an error on the plans, it did not show the bay window on his property or the width of the wall.
  • There should be more space between the houses.

Lindsay Thompson, for the Applicant, expressed views, including:-

  • Thorough negotiations had taken place with Poole’s Planning and Urban Design Officers and the Applicant had met with both neighbours and taken their views into consideration during the design and Application process.
  • The proposal sought to provide a replacement dwelling on a currently vacant and underused site.
  • The site already had planning permission for dwellings granted in 2003 and 2005.
  • Significant amendments had been made to reduce the impact of the bulk and mass of the building now proposed would enhance the appearance of the conservation area with no detrimental impact on residents in terms of amenity.
  • The contemporary design had sought to pick up the key features of the street and context of the site.
  • The dwelling was sited to the east of No.10 Alington Road and would only have a very limited impact on the property in terms of loss of light in the earliest part of the morning.
  • The garage would now be a single storey building reducing the length and appearance of the west elevation in particular.
  • The Scheme was now considered to be fully compliant with the Poole Local Plan and national policy as well as addressing comments from local residents.

After discussion it was -

RESOLVED that planning permission be granted subject to the following condition(s):-

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

2 - GN020 (Screen Fencing/Walling - Submission of Details Required )

3 - GN030 (Sample of Materials - Submission of Details Required )

4 - GN080 (Screening to Balcony - Submission of Details Required )

Prior to the commencement of development, details of an obscure glazed screen of at least 1.8 metres in height to be erected along the sides of the balcony as marked on the approved plan shall be submitted to, and approved in writing by, the Local Planning Authority. The screens shall be erected in accordance with the approved details prior to the commencement of use of the dwelling, hereby permitted, and shall thereafter be permanently retained as such.

Reason -

In the interests of privacy and amenity of the neighbouring properties and in accordance with Policy H4 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

5 - GN090 (Obscure Glazing of Window(s) )

Both in the first instance and upon all subsequent occasions, the windows coloured red on the approved plan on the side elevations shall be glazed with obscured glass in a form sufficient to prevent external views and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason -

To protect the amenity and privacy of the adjoining properties and in accordance with Policy H4 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

6 - HW100 (Parking/Turning Provision )

Informative Note(s)

1 - IN620 - Summary of Reasons for Decision

Town and Country Planning (General Development Procedure) (Amendment) Order 2003

The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:

a) The proposal will not affect the character and amenities of the area - Policy BE1, BE16, BE23 and H4.

b) Residential Amenity will not be affected adversely - Policy H4

c) No protected trees will be affected - Policy NE28

d) Highway Safety will not be adversely affected - Policy T13

Voting: 4 Grant1 Refuse4 Abstentions

______

Item No:3

Case Officer:Mr D Mansell

Site:51 Elms Avenue Poole BH14 8EE

Application No:07/19724/005/F

Date Received:26th November 2007

Agent:Bryan Tomlinson & Associates 16 Mags Barrow West Parley Ferndown Dorset BH22 8PB

Applicant:Mr & Mrs M Edney

Development:Demolish existing and erect a new 5-bed detached house. (Revised Scheme).

Ward:D 040 Parkstone

It was noted that Members had visited the site.

Mrs Bridger, resident of No.49, objecting, expressed views, including:-

  • The size of the proposed development was similar to that of the previous application.
  • The height and mass would be out of character with the area and would have a harmful and overbearing effect on her property.
  • There would boss of privacy by reason of overlooking from the proposed first floor internal lobby into the first floor stairwell/lobby area of No.49.
  • The siting of the proposed dwelling would result in the loss of a mixed conifer hedge, which currently screened No.49.
  • The layout for car parking was impractical and there was not enough room to manoeuvre in the garage and cars would have to reverse up the ramp.
  • Concern for the privacy of her children.

Mr Williams, Agent for the Applicant, expressed views, including:-

  • The current proposal sought to address the previous concerns and now sat more comfortably within the street scene.
  • The houses in Elms Avenue were large on long, narrow plots and the principal rooms were at the rear overlooking the lagoon.
  • The proposed dwelling was longer but would be set back from the front of No.49 by 5 metres so that the existing dwelling would remain stepped forward in keeping with the existing pattern of developments.
  • Overall, the proposed building would not have a greater impact on No.49 than existing and would give the appearance of being 2 storey from the front (3 storey at the rear).
  • The proposal positively addressed the outstanding issues from the previous scheme.

Ward Councillor Mrs Stribley said she accepted the Applicant’s concerns with regard to overlooking but felt this could be overcome with obscure glazing. The trees on the boundary would be lost. The wall would extend 8ft down the garden.

After discussion it was agreed that a condition be imposed to require obscure glazing of the end panels (ground and first floor, both sides) of the curved glazed element to the front elevation.

RESOLVED that planning permission be granted subject to the following condition(s)

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

2 - GN030 (Sample of Materials - Submission of Details Required )

3 - Non Standard (Non Standard Condition )

Both in the first instance and upon all subsequent occasions:-

(i) the windows to provide light to the 4 en-suite bathroom areas on the first floor in the north east and south west elevations of the detached house, and

(ii) the end panels at ground and first floor level on both sides of the curved glazed element to the front elevation indicated in green on the approved drawing shall be obscure glazed in a form sufficient to prevent external views and notwithstanding the drawings hereby approved shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening, that form to have first been submitted to and approved in writing by the Local Planning Authority.

Reason -

To protect the amenity and privacy of the adjoining properties and in accordance with Policy H4 of the Poole Local Plan First Alteration Adopted 2004 (as Amended by Secretary of State Direction September 2007).

4 - Non Standard (Non Standard Condition )

The obscure glazed screening panels to be erected on the flank elevations of the ground and first floor balconies at the rear of house shall be provided to a minimum height of 1.7 metres from floor slab level before the development hereby approved is first occupied and thereafter shall be permanently retained as such.

Reason -

In the interests of privacy and amenity of the neighbouring properties and in accordance with. Policy H4 of the Poole Local Plan First Alteration Adopted 2004 (as Amended by Secretary of State Direction September 2007)

5 - Non Standard (Non Standard Condition )

The development hereby permitted shall not be brought into use until the access, turning space, garaging and vehicle parking shown on the approved plan have been constructed, and these shall thereafter be retained and kept available for those purposes at all times.