Agenda item

The Planning Officer presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans. 

She explained that there were no further updates to the report and that the main issue was concern from the neighbouring property regarding loss of light to the kitchen of no. 49 Preston Road. 

In response to questions, members were informed that:

·         The boundary wall is approximately 3m away from the neighbouring window and the proposed adjacent new house is approximately the same distance, as such it is considered that the distances from no.49 Preston Road would not result in an unacceptable loss of light.

·         The boundary wall is to be increased to 2m in height, yet this would be allowed under permitted development.

·         Confirmed the materials to be used would consist of new brick walls with hamstone plinth and quoins, however these would be agreed before commencement of any work.  This was considered to be in keeping with the adjacent properties in Grove Avenue although appreciated the neighbouring properties situated along Preston Road were rendered properties.

·         The other semi-detached dwelling was a single domestic home.

·         11 parking spaces were to be provided on site.

·         Building Line brought forward due to the constraints of the location of a main drain.

Duncan Pyle, the Agent then addressed the committee.  He said the applicant had worked with both the Planning and Conservation Officers to produce an acceptable scheme which would enhance the area and that the issue regarding the overlooking had now been agreed.  Referring to concern regarding the proposed building line he reported that some properties were less than 2m from Preston Road and likewise other properties were dispersed further back.  He said there would be minimal loss of greenery on site and would reinforce the character of the road and preserve the character and appearance of the conservation area.

Councillor Wes Read, Ward member raised his concern regarding the proposed building line and considered this not to be in keeping with the area.  He suggested a deferral of the application in order for amended plans to be resubmitted.

In response the Area Lead Officer North/East explained that members needed to consider the current application in the form proposed and that any substantial alterations to the application would require a new application.

During members’ discussion, several points were raised including the following:

·         Raised concern regarding the proposed building line.

·         Considered the application did not enhance the character and appearance of the conservation area.

·         Felt the issue regarding the constraint of the main drain could be overcome

·         Prominent site for the area and therefore the change in appearance was quite significant.

During a short debate, members, discussed and suggested reasons for refusal:

·         Impact on the conservation area

·         Material to be used

·         Location of the proposed building line

In response the Area Lead Officer North/East sought clarification that members were concerned with solely the location of the additional proposed dwellings.

It was then proposed and subsequently seconded that planning permission be refused, contrary to the officer’s recommendation for the following reasons as read out by the Area Lead Officer North/ East:

‘The proposal, by reason of the erection of 3 new houses in a block projecting forward of the building line in this part of Preston Road and their design and use of materials, would result in an incongruous form of development to the detriment of the character and appearance of the conservation area and the visual amenities of the locality.  As such the proposal is contrary to saved policies EH1, ST5 and ST6 of the South Somerset Local Plan 2006 and the provisions of the National Planning Policy Framework’.

On being put to the vote this was carried by 11 votes in favour, 0 against and 1 abstention.

RESOLVED:

That application 14/01534/FUL be refused for the following reason:-

‘The proposal, by reason of the erection of 3 new houses in a block projecting forward of the building line in this part of Preston Road and their design and use of materials, would result in an incongruous form of development to the detriment of the character and appearance of the conservation area and the visual amenities of the locality.  As such the proposal is contrary to saved policies EH1, ST5 and ST6 of the South Somerset Local Plan 2006 and the provisions of the National Planning Policy Framework’.

(Voting: 11 in favour, 0 against, 1 abstention)