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OFFICER’S OBSERVATIONS
Decision Date:
12/6/2007
Decision Code:
FAPG
Reference No:
Location:
Application
Type
Proposal:
Applicant:
PAP/2007/0098
Land rear of Barge and Bridge Public House Coleshill Road
Atherstone
CV9 2AB
Major Full Planning Application
Erection of 11no:flats, two and three storey with pitched,hip, roof with
15 car parking spaces and access from Westwood Road
S And S Lamb Developments Ltd
Case Officer:
………………………………………..
Signed: Denis Winterbottom
Date:
Authorised
Officer:
………………………………………..
Signature
Date:
RELEVANT POLICES
North Warwickshire Local Plan 2006
ENV11 – Neighbour Amenities;
ENV12 - Urban Design;
ENV13 – Building Design
ENV14 – Access Design
HSG4 - Densities
CONSTRAINTS
Smoke Control Zone
Development Boundary
CONSULTATIONS
WCC Highways no objection
Atherstone TC objection – mass of building to much for size of site and 3 storey building
would result in loss of privacy for neighbouring properties.
Atherstone Civic Society concerns over design not reflecting local vernacular buildings.
REPRESENTATIONS- None
OBSERVATIONS
The site is some 0.102 ha within the development boundary for Atherstone. It comprises the
former garden to the Barge & Bridge PH; the land is currently unused. The site is bounded
by commercial premises used for vehicle repairs, rear gardens to dwellings on Westwood
Cres, the Barge & Bridge PH and Westwood Rd. The site itself is generally level with the
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southern end being held by a retaining wall above the level of Westwood Rd, which slopes
slightly from north to south towards Westwood Cres. The West Coast main railway line runs
within a cutting on the oppsite side of Westwood Rd. The Coventry Canal lies beyond the
commercial premises; this is not directly visible from the site although the Brittania Mill
complex of buildings on the opposite side of the canal provides a visual backdrop to the site.
A noise survey has been undertaken to monitor ambient noise levels at the site, due to the
proximity of the railway. The results of the survey place the site within Category C as set out
within PPG24 Planning & Noise. The EHO accepts this assessment. The policy guidance
provides that residential development may be considered in locations falling within Category
C providing appropriate sound attenuation measures are incorporated within the design and
construction of any development. This will necessarily influence the design of the building,
particularly the size and location of windows and other openings, these will need to be kept
to minimum dimensions to reduce penetration of external noise.
In principle residential development is acceptable on this site.
The proposal is for 11 flats in a part two, part three-storey block; the building will have a
footprint of 24m by 10m; the three storey element will be 10.75m high to the ridge with eaves
at 7.5m, the two storey element is 7m high with eaves at 5m; both will have a pitched hipped
roof. The building will provide a frontage to Westwood Rd; the communal entrance to the
flats will be from the rear car park that will provide 15 parking spaces.
Vehicle access is from Westwood Rd at the northern-most end of the site, immediately
behind the Barge & Bridge PH; this provides for a separation of some 7m between the PH
and the new building. The relocation of the vehicle access has overcome highway concerns
over visibility and the need to relocate existing speed calming road humps inherent the
previous scheme that was refused in November last year. The Highway Authority has no
objection to the development now proposed subject to conditions to ensure an appropriately
designed access is provided.
The building has been designed to be no taller than the adjacent Barge & Bridge PH.
The three-storey element of the proposed new building is some 10.75m high to the ridge; the
adjacent Barge & Bridge PH is 10.5m in height to the roof ridge, 12m to the top of the
chimneystacks. Given the change in ground level between the Barge & Bridge and the
development site the ridge of the new building will be no higher than that of the Barge &
Bridge.
At the southern end the building will be some 15m from the rear elevations of the nearest
houses on Westwood Cres. This two-storey element will be 5m high to the eaves; rising with
the hip roof to a ridge height of 8m at a distance of 25m from the rear elevations of the
nearest houses on Westwood Cres; these houses are 8m high to the ridge. The height of the
two-storey element is thus broadly similarly to the houses on Westwood Cres although the
ridge will appear some 0.5m higher due to the higher ground level of the development site.
The hip style to the roof is employed to reduce the overall mass of the building, to increase
the sense of separation with adjacent buildings and of course it reflects the style of dwellings
on Westwood Cres.
The design style seeks to incorprate features from nearby buildings but without
overshadowing these; the overall style is therefore muted. The front elevation incorporates
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gable features which protude slightly to provide some depth to the elevation, this feature is
copied from the adjacent Barge & Bridge, as is the quoin detail, this will however be subtle,
being picked out in brick that will be marginally different in shade to the main brick used for
the majority of the elevation. Brick detail courses to window cills and lintels will be similarly
picked out in these different shade bricks. The hip roof is of course borrowed from houses on
Westwood Cres. Smaller gables are incorporated within the front and rear elevations to
break the eaves line. Windows will be set back within the openings to provide further depth
to the elevation and will complement rather than contrast with the brick elevations, details
will be conditioned for submission and approval.
The building will be visible from Coleshill Rd and from across the adjacent railway, which
provides an open aspect to the site. However the dominant feature of these views are the
taller buildings of the Brittania Mill in the background to the site. The most striking feature is
the derelict later flat roofed mill building. The proposed building will not detract from these
views. The mass, scale and design will not overshadow the nearby Barge & Bridge whilst its
muted design will not have a detrimental impact on the built character of the locality.
National planning guidance on density and policies within the NWLP 2006 are expressed as
minimum requirements to encourage the most effective use of brownfield sites within
existing settlements. High density in itself does not produce bad development nor does it
mean such a development is always inappropriate or unacceptable. High-density
developments of the right type, in the right location and of good design can be appropriate.
The density of the proposed scheme is some100 dwellings/ha. Although this is substantially
higher than the minimum 30dw / ha required by policy for this location; given the aspect of
the site and its position adjacent to the railway, commercial premises and a pub, the
development of flats rather than houses with private amenity space is appropriate. Design
and construction measures to attenuate sound within the dwellings will be required to protect
the amenity of residents within the building.
The relationship of the new building to the existing dwelling houses will ensure there is no
direct overlooking, window to window and will minimise any overlooking of private garden
areas. All windows in the side elevations are shown to be fixed non-opening lights and to be
obscure glazed. The development will therefore not have any undue adverse impact on
adjoining properties.
Subject to conditions to ensure the design encompasses safety and noise attenuation
requirements, the use of appropriate materials, the provision a safe vehicle access and
landscaping along with other standard conditions such as drainage the proposal is
considered to be in accord with Policies ENV11, ENV12, ENV13, ENV14, and HSG4 of the
NWLP 2006.
CRIME AND DISORDER IMPLICATIONS- Warwickshire Police request secure fencing be
provided between the pub and the development and the development is designed to
incorporate security features recommended within the Secured by Design standard.
RECOMMENDATION
That the application be granted subject to appropriate conditions.
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1.
The development to which this permission relates must be begun not later
than the expiration of three years from the date of this permission.
REASON
To comply with Section 91 of the Town and Country Planning Act 1990, as amended
by Section 51 of the Planning and Compulsory Purchase Act 2004, and to prevent an
accumulation of unimplemented planning permissions.
2.
The development hereby approved shall not be carried out otherwise than in
accordance with the plans numbered 0240.1RevA, 0240.3RevA, 0240.4RevA,
0240.5 received by the Local Planning Authority on 15/2/07 and the plan numbered
0240.6RevB received by the Local Planning Authority on 17/4/2007.
REASON
To ensure that the development is carried out strictly in accordance with the
approved plans.
3.
No development shall be commenced before details of the:- facing bricks and
roofing tiles; surfacing materials; screen wall facing bricks to be used have been
submitted to and approved by the Local Planning Authority in writing. The approved
materials shall then be used.
REASON
In the interests of the amenities of the area.
4.
No development shall take place on site until details of the measures to
protect the proposed dwellings from external noise have been submitted to and
approved in writing by the Local Planning Authority. All required measures scheme
shall be completed before any of the permitted dwellings are first occupied.
REASON
To ensure that acceptable noise levels within the dwellings and the curtilages of the
dwellings are not exceeded in the interests of residential amenity
5.
No development shall commence before a scheme for the construction of the
drainage system has been submitted to and approved in writing by the Local
Planning Authority. The development shall be carried out in accordance with the
approved details.
REASON
To prevent pollution of the water environment.
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6.
The development shall not be occupied until an access for vehicles has been
provided to the site not less than 5.0 metres in width for a distance of 7.5 metres, as
measured from the near edge of the public highway carriageway.
REASON
In the interests of safety on the public highway.
7.
The access to the site for vehicles shall not be used until it has] been
provided with not less than 6.0 metre radiused turnouts on each side.
REASON
In the interests of safety on the public highway.
8.
The access to the site for vehicles shall not be used unless a bellmouth has
been laid out and constructed within the public highway in accordance with the
standard specification of the Highway Authority.
REASON
In the interests of safety on the public highway.
9.
The development hereby permitted shall not be occupied until visibility splays
have been provided to the vehicular access to the site passing through the limits of
the site fronting the public highway with an ‘x’ distance of 2.4 metres and 70
distances of metres to the near edge of the public highway carriageway. No
structure, tree or shrub shall be erected, planted or retained within the splays
exceeding, or likely to exceed at maturity, a height of 0.6 of a metre above the level
of the public highway carriageway.
REASON
In the interests of safety on the public highway.
10.
Access for vehicles to the site from the public highway D200 (Westwood
Road) shall not be made other than at the position identified on drawing number
0204.1.
REASON
In the interests of safety on the public highway.
11.
The parking space hereby approved shall not be used for any purpose other
than the parking of cars.
REASON
To ensure adequate on-site parking provision for the approved dwellings and to
discourage parking on the adjoining highway in the interests of local amenity and
highway safety.
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12.
No development shall commence until a landscaping scheme has been
submitted to and approved in writing by the Local Planning Authority.
REASON
In the interests of the amenities of the area.
13.
The scheme referred to in Condition No 12 shall be implemented within six
calendar months of the date of first occupation for domestic purposes of a flat
provided within the building hereby approved. , unless otherwise agreed in writing by
the Local Planning Authority. In the event of any tree or plant failing to become
established within five years thereafter, each individual tree or plant shall be replaced
within the next available planting season, to the satisfaction of the Local Planning
Authority.
REASON
In the interests of the amenities of the area.
14.
No development or site works whatsoever shall commence on site until
details of measures for the protection of trees shown to be retained have been
submitted to and approved in writing by the Local Planning Authority.
REASON
In the interests of the amenities of the area.
15.
No development shall take place until there has been submitted to and
approved in writing by the Local Planning Authority a plan indicating the positions,
design, materials and type of screen walls/fences/hedges to be erected. The
approved screen walls/fences shall be erected before the buildings hereby approved
is first occupied and shall subsequently be maintained. Any trees or plants which,
within a period of 5 years from the date of planting, die, are removed or become
seriously damaged or diseased shall be replaced in the next planting season with
others of similar size and species.
REASON
In the interests of security and the amenities of the area.
16.
All windows within the side elevations shown on plan number 0240.6 RevB
shall be non opening and glazed with obscured glass and shall be permanently
maintained in that condition.
REASON
To protect the privacy of the adjoining property and to prevent overlooking.
17.
No development shall commence until details of roof ridge, verge and eaves
treatments have first been submitted to and approved by the District Planning
Authority in writing.
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REASON
In the interests of the amenities of the area.
18.
No works shall take place on site until details of the windows, including lintels,
cills, position within openings and materials have been submitted to and approved in
writing by the Local Planning Authority. The development shall proceed in
accordance with the approved details.
REASON
In the interests of amenity and the character and appearance of the development.
19.
Noexternal lighting shall be placed or erected on the site without details first
having been submitted to, and approved in writing, by the Local Planning Authority.
REASON
In the interests of the amenities of the area.
Notes
1. Warwickshire Police recommend the development is designed to incorporate security
features recommended within the 'Secured by Design' award scheme standard.
Justification
1
The proposal is in accordance with policies ENV1; ENV12; ENV13; ENV14 &
HSG4 of the North Warwickshire Local Plan 2006. There are no significant material
considerations.
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