Survey
* Your assessment is very important for improving the workof artificial intelligence, which forms the content of this project
* Your assessment is very important for improving the workof artificial intelligence, which forms the content of this project
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 Page 1 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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 Page 2 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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. Page 3 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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. Page 4 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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. Page 5 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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. Page 6 of 7 «Applications_Ref_No» OFFICER’S OBSERVATIONS 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. Page 7 of 7 «Applications_Ref_No»