Borough of Poole
Planning Committee
List of Planning Applications
22 February, 2012
BOROUGH OF POOLE
Planning Committee
DATE: 22 February 2012 at 14.00
NOTES:
1. Items may be taken out of order and therefore no certain advice can be provided about the time at which any item may be considered.
2. Applications can be determined in any manner notwithstanding the recommendation being made.
3. Councillors who are not members of the Planning Committee but who wish to attend to make comments on any application on this list or accompanying agenda are required to give notice by informing the chairman or Head of Planning and Regeneration Services before the meeting.
4. Councillors who are interested in the detail of any matter to be considered should consult the files with the relevant officers to avoid queries at the meeting.
5. Any members of the public wishing to make late additional representations should do so in writing or by contacting their Ward Councillors prior to the meeting.
6. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting.
7. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report, “background papers” in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received (including correspondence from all internal Borough Council Service Units).
8. Councillors are advised that if they wish to refer to specific drawings/plans which are not part of these papers to contact the relevant case officer at least 24 hours before the meeting to ensure these can be made available.
9. Members are advised that, in order to reduce the size of the agenda, where conditions are marked on the plans list as Standard these will no longer be reported in full. The full wording of the condition can be found either in hard copy in the Members rooms, or via the following link on the Loop http://bopwss3/sus/ww/Shared%20Documents/Standard%20Conditions.doc
TABLE OF CONTENTS
Planning Committee
22 February 2012 at 14.00
Not before 14:0001 / 5 Excelsior Road, Poole, BH14 8TT / APP/11/00609/F / DH
02 / 95 Evering Avenue, Poole, BH12 4JG / APP/11/01509/F / EM
03 / 200 Blandford Road, Poole / APP/11/01497/F / JRG
04 / 200 Blandford Road, Poole / APP/11/01496/F / JRG
Not before 15:00
05 / Tatnam Farm, Oakdale South Road Middle School, Oakdale, Poole BH15 2DT / APP/12/00043/F / LA
06 / 58 Canford Cliffs Road, Poole, BH13 7AA / APP/11/01508/F / JMLS
07 / 15 Bournemouth Road, Poole, BH14 0EF / APP/11/01679/C / SB
08 / Land Adj 78 Churchill Road, Parkstone, Poole, BH12 2LU / APP/11/01302/F / CHP
09 / 5 & 5a Moor Road, Broadstone, BH18 8AZ / APP/11/01484/F / JL
10 / Rear of 16-18 St Clements Road, Poole, BH15 3PD / APP/11/01033/F / DH
11 / The Bays, 133 Banks Road / APP/11/01393/F / DH
12 / 558 Blandford Road, Poole, BH16 5EG / APP/11/01562/F / DH
ITEM NO / 01
APPLICATION NO. / APP/11/00609/F
APPLICATION TYPE / Full
SITE ADDRESS / 5 Excelsior Road, Poole, BH14 8TT
PROPOSALS / Demolish existing buildings and erect 1 No 4 bed house with integral garage (as amended plans received 13th Jan 2012).
REGISTERED / 17 May, 2011
APPLICANT / Mr Cox
AGENT / Anders Roberts & Assoc
WARD / Penn Hill
CASE OFFICER / Darryl Howells
INTRODUCTION
This application is brought before committee by Councillor Dion in response to the concerns raised by neighbours and its dominance on the character and appearance of the area, and skyline,
Recommendation for Grant with Conditions
THE PROPOSAL
Demolish existing buildings and erect 1 No 4 bed house with integral garage (as amended plans received 16th January 2012).
MAIN ISSUES
Consider the impact of the proposed development upon:-
· the character and appearance of the area;
· nearby residential amenities including loss of privacy and natural light; and
· highway safety and parking needs
SITE DESCRIPTION
The application site is located off Excelsior Road, in Lower Parkstone. The site, being 0.07 hectares, is occupied by a detached, white rendered dwelling with integral garage and shallow pitched roof. The dwelling has 3 levels of habitable accommodation. There are private amenity spaces to the rear of the house, with vehicular access off a shared driveway with no.4 Excelsior Road.
The level of the adjacent public footpath around Excelsior Road is 44.02 metres AOD and the levels of the site fall away to the south and west, the higher level by the roadside. At the pedestrian entrance to the existing dwelling is 41.95 metres AOD, the floor finished floor level (by the front door) is 42.13 metres AOD and the entrance to the garage being 39.67 metres AOD. The southern boundary of the application site is 31.98 metres AOD and the western boundary being 39.5 metres AOD.
The boundaries of the site consist of hedges being 4 metres in height (adjacent to no.10 Flambard Road), open adjacent to no.4 Excelsior Road (due to the shared driveway) and between nos. 5 & 6 there is a retaining wall with 2 metre high close boarded fence above.
The built form in Excelsior Road is predominantly traditionally shaped buildings with pitched roofs and rendered walls. No.4 Excelsior Road is a detached 3 storey dwelling with a pitched roof and rendered walls. The dwelling has been extended to create a balcony off the original ground floor living accommodation at the rear, but below the balcony there is ancillary accommodation and a garden room. This has created a 3 storey appearance at the rear, however to the street frontage the dwelling appears as a 2 storey building with detached garage.
The building at no.6 Excelsior Road appears from the street scene frontage as a detached bungalow with integral garage below the habitable accommodation however the building has been converted into 2 self contained flats. The building is built of a brick construction with rendered walls above and clay roof tiles. At lower ground floor, there are windows at the rear that have views across the application side, and along the side elevation of the house. Those windows are from a lounge. On the upper floor, there are again lounge windows, but a study window on the rear of the flat.
RELEVANT PLANNING HISTORY
4 Excelsior Road
2006: An application (06/27957/001/F) to form a basement garden room with balcony (creating 3 storeys at rear), extend ground floor balcony at sides and rear above was approved. This consent has been implemented.
2007: An application (07/27957/004/F) to erect a 2 storey side and rear extension; lower ground floor extension to rear; and first floor front extension was refused. The reason for refusal referred to overlooking of no. 5 Excelsior Road to the detriment of residential amenities.
5 Excelsior Road
No relevant planning history specific to the application site.
7 Excelsior Road
2006: An application (06/28257/001/F) to demolish the existing bungalow and erect a pair of semi-detached dwellings with balconies at rear, 2 single garages at front and pedestrian access at rear from Flambard Road was refused. The scheme proposed a 2 and 3 storey appearance on the street scene frontage, but 4 storeys to the rear. Internal there was only 3 storeys of living accommodation. The reasons for refusal were:
· The proposed development, by reason of the scale, bulk, siting and design of the building proposed, would result in an unacceptable level of overlooking of neighbouring sites and appear overbearing when viewed from those sites. The proposal would be of detriment to the residential amenities of neighbouring properties and is therefore contrary to Policy H4 of the Poole Local Plan First Alteration (Adopted 2004).
· The proposed development, by reason of the layout and treatment of the front of the site, the associated loss of existing trees and the absence of any opportunity for replacement tree planting or landscaping, would result in an appearance of overdevelopment of the site to the detriment of the existing character and appearance of Excelsior Road and therefore contrary to the provisions of policies BE1, H4 and NE27 of the Poole Local Plan First Alteration (Adopted 2004).
· The proposal fails to make a contribution towards recreational open space facilities within the Borough in accordance with Policy L17 of the Poole Local Plan First Alteration (Adopted 2004). As such, it would put an additional demand on existing recreational facilities in the Borough. It would be contrary to Policy L17 and set a precedent that would make it difficult for the Council to implement this policy effectively in the future.
2007: An application (06/28257/002/F) to demolish the existing bungalow and erect a pair of semi-detached dwellings with balconies (revised scheme) was approved. The approved scheme created a 2 and 3 storey appearance on the street scene frontage, but 3 storeys to the rear, with 3 storeys of living accommodation internally. This scheme has been implemented.
8 Excelsior Road
2007: An application (07/33624/004/F) to demolish the existing building on site and erect a detached 4 bedroom house laid over 4 storeys of accommodation, with a frontage of 2 storey with accommodation within the roof space and 4 storeys to the rear (curved roof) was refused. The reasons for refusal were:
· The design and layout of the proposed dwelling would give rise to materially intrusive levels of overlooking harmful to the privacy and amenity enjoyed by the occupiers of Nos 6 and 7 Excelsior Road contrary to the provisions contained in Policies BE1 and H4 in the Poole Local Plan First Alteration (Adopted 2004).
· The proposed north elevation of the building and external steel staircase, by virtue of their combined height, size and proximity to the adjoining boundary with No 9 Excelsior Road would have a dominant and overbearing effect harmful to the privacy, outlook, and amenity of that property. As such the proposal is contrary to the provisions contained in Policies BE1 and H4 in the Poole Local Plan First Alteration (Adopted 2004).
· The proposed design of the building would be inappropriate in this location due to its size, shape, and the design of the elevations that would fail to reflect and respect the rhythm, character and appearance of the streetscene and wider ridge line area. As such the proposal is contrary to the provisions contained in Policies BE1, BE3 and H4 in the Poole Local Plan First Alteration (Adopted 2004).
2008: An appeal against the refuse of application 07/33624/004/F was dismissed. The Inspector considered:
"The properties in Excelsior Road have a traditional character and appearance. In contrast the appeal proposal's contemporary design would be very different. Buildings that are differently designed can be good but they should at least relate to their context. In this regard I find very little about the shape (curved roof & orientation of the building) and the form of the house that would reflect the character of its surroundings. The proposed curved roofs would be alien and the roadside elevation would pay no attention to the street scene".
When considering the impact of the proposed dwelling on the area of ridges, slopes and high land identified in the local plan, the Inspector concluded:
"that this single dwelling would not constitute a large or dominating feature in the context of local plan policy BE3".
2008: An application (08/33624/006/F) to demolish the existing building on site and erect a detached 5 bedroom house (laid over 4 storeys of accommodation, with a frontage of 2 storey with accommodation within the roof space and 4 storeys to the rear) was granted.
3 Flambard Road
2009: An application (APP/09/00987/F) to demolish existing and erect a 2 storey flat roof house and garage was approved. This building has been implemented and nearing completion.
PRE-APPLICATION ADVICE
2011: Preliminary verbal discussions with the Duty Planning Officer. The principle of the redevelopment of the site was considered to be acceptable however issues were raised regarding the impact of the building on the ridges and slopes characteristic, neighbouring amenities and the design of the building, in particularly the amount of glazing.
COMMUNITY CONSULTATION
None.
CONSULTATIONS
Site notices were displayed and when amended drawings have been received, there has been 21 days further re-consultation period.
REPRESENTATIONS
The Head of Transportation Services - No objection as the proposal offers 2 open car parking spaces on site, with an additional 1 car parking space in the car port and another in the garage (4 in total). The access is at the end of a cul-de-sac and as such visibility is adequate.
Since the original submission of the planning application there has been multiply representation from households submitted regarding the scheme. Overall 23 households oppose the development on the grounds that: -
· the proposed house is totally out of keeping with the properties of the surrounding area by reason of its height, size, mass, design, outlook and dominance;
· impact of the development on the ridge and its consequences from views below the ridge;
· the size of the proposed dwelling is twice that of the original house;
· loss of natural light and privacy caused to the site's immediate neighbouring properties;
· the officer from the Planning Department has not carried out a site visit to the property and its surrounding neighbours;
· no street scene was submitted with the application;
· the presence of the car port with study and bedroom above will severely impact on the present view from the end of the cul-de-sac;
· lack of adequate parking will lead to increased parking problems experienced in the cul-de-sac;
· this is a 'Trojan Horse' to allowing flats in the street;
· there are no 3 or 4 storey houses in the street;
· concerns regarding damage to retaining walls and neighbouring properties during construction;
· retention of the hedge between the application site and no. 10 Flambard Road should be protected throughout the development and retained thereafter;