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Planning Committee





AREA

East


PARISH

Salhouse



4


APPLICATION NO:

20051014

TG REF:

29404 13303


LOCATION OF SITE

Land Adj. Lonicera, 96 Norwich Road, Salhouse, NR13 6PB


DESCRIPTION OF DEVELOPMENT

Sub-division of Curtilage & Erection of Detached House & Garage (Revised Proposal)

APPLICANT

Dennis Jean Properties, Lonicera House, 96 Norwich Road, Salhouse, Norwich, NR13 6PB


AGENT

Les Brown Associates, 1A Church Field, Attlebridge, Norwich, NR9 5TH


Date Valid:

7 July 2005

8 Week Expiry Date:


1 September 2005

1THE PROPOSAL


1.1This application seeks full planning permission for the erection of a one and a half storey, detached dwelling with accommodation in the roofspace and a detached, pitched roof garage set back close to the north eastern boundary. There will be an alteration to an existing access on to Salhouse Road along with associated parking and turning areas.

1.2The proposed dwelling will measure 6.7m by 8.8m with an eaves height of 3.6m and a ridge height of 7.6m. There will be two gabled dormers to the front of the property and a single gabled dormer to the rear, No details of materials have been submitted.

1.3The erection of the new dwelling and garage will necessitate the demolition of the existing garage on the north eastern side of Lonicera. The boundary between Lonicera and the new dwelling will be marked by a new boundary hedge and tree planting with an open access to the front. The existing boundary treatments on the north eastern and north western boundaries will be retained.

2CONSULTATIONS


2.1Highway Authority:

In relation to highway issues only, Norfolk County Council recommends the following conditions:

HDC 05 – Prior to the first occupation of the development hereby permitted, the vehicular access shall be constructed in accordance with the Norfolk County Council residential access construction specification, and additionally to accord with details to be approved in writing by the Local Planning Authority, for the first 2 metres into the site as measured back from the near edge of the adjacent carriageway.

HDC 17 – Prior to the first occupation of the development hereby permitted, the proposed on-site parking and turning areas shall be laid out, demarcated, levelled, surfaced, and drained in accordance with the approved plan and retained thereafter available for that specific use.

2.2Salhouse Parish Council:

Strongly object to the application on the basis that the infill will spoil the street scene as they are all properties on large plots and constitutes overdevelopment. Also object as it appears that three mature Chestnuts would have to be removed. Finally, the council object that although there are grass verges, there are no made up footways for pedestrians who frequently access the road.


3PUBLICITY


3.1Site Notice: 11/08/05

Expiry date 21 July 2005

3.2Neighbour notification:

Bradfield, 94 Norwich Road, Salhouse, Norwich, Norfolk, NR13 6PB


4REPRESENTATIONS


4.1Mr and Mrs Prestwood of Salatiga, Bell Lane, Salhouse:

Object to the type of land use and it’s impact on the village environment, stating that this type of infil building detracts from the village environment and sets a precedent to others that may wish to start dividing up their gardens for profit.

4.2Mr Ellum and Mrs Berry of Bradfield, 94 Norwich Road, Salhouse:

Object on the basis that the narrowness of the plot is out of all proportion to that of the other properties along this road. In addition feel that the height, and the style of the proposed house do not harmonize with the longer established dwellings in the area.


5RELEVANT POLICY GUIDANCE


5.1PPS1 – Delivering Sustainable Development:

Sets out the overarching planning policies on the delivery of sustainable development through the planning system.

5.2PPG3 – Housing:

Emphasises the need for the planning system to give priority to re-using previously developed land within urban areas in preference to development of Greenfield sites, and to create more sustainable patterns of development.

Broadland District Local Plan.

Site located within the defined development boundary

5.3Policy GS1:

New development will normally be accommodated within the development boundaries. Outside these boundaries, development proposals will not be permitted unless they comply with a specific allocation and/or policy of the Plan.

5.4Policy GS3:

Sets out general considerations to be taken into account in all new development proposals, including access, residential amenity, the character and appearance of the surrounding area, nature conservation, agricultural land, building conservation and utilities and services.

5.5 Policy ENV2:

For all development proposals a high standard of layout and design will be required with regard given to the scale, form, height, mass, density, layout, energy efficiency, landscape, access and the use of appropriate materials. This will include the consideration of the appearance and treatment of spaces between and around buildings and the wider setting of the development taking into account the existing character of the surroundings.

5.6 Policy HOU4:

Within development boundaries, permission will be given for individual dwellings or small groups of houses.



    1. Policy HOU11:

Sub-division of plots will not be permitted where it would lead to development out of character and scale with its surroundings in order to prevent town cramming.

5.8 Policy TRA4:

Development will not be permitted where it would endanger highway safety or the satisfactory functioning of the highway network.

Revised Deposit Version Broadland District Local Plan

The site is located within the defined settlement limit


    1. Policy *(RD) GS1:

New development will be accommodated within the settlement limits.

5.9 Policy *(RD) GS4:

Sets out general considerations to be taken into account as well as any specifically related to the nature of the proposal.

5.9 Policy *(RD) ENV2:

For all development proposals, a high standard of layout and design will be required with regard given to the scale, form, height, mass, density, layout, energy efficiency, landscape, access and the use of appropriate materials. This will include the consideration of the appearance and treatment of spaces between and around buildings and the wider setting of the development taking into account the existing character of the surroundings.


    1. Policy **(RD) HOU4:

Within the settlement limits, permission will be given for individual dwellings or small groups of dwellings.

    1. Policy *(RD) HOU10:

Sub-division of plots will not be permitted where it would lead to development out of character and scale with its surroundings in order to prevent town cramming.

5.5Policy *(RD) TRA11:

Development will not be permitted where it would endanger highway safety or the satisfactory functioning of the local highway network. In appropriate cases, a traffic impact study will be required.

5.6Policies marked “*” above can be given some weight. An objection has been made but does not challenge the aim of the plan nor challenge its validity judged against government policy. These objections are often ones of detailed wording and the Council has made changes in line with the objection. Policies marked “**” above can be given significant weight as there is every likelihood that the text will be adopted in the final version of the Local Plan.

5.7Broadland District Council Design Guide – Supplementary Planning Guidance:

5.8Provides design advice including the principles of new residential development


6LOCATION AND DESCRIPTION OF SITE


6.1The site is located on the north western side of Norwich Road, Salhouse and presently forms part of the garden of Lonicera House. The frontage to the road is marked by a wall whilst a hedge approximately 2.5m in height marks the north eastern boundary. The rear of the site is marked by a 1.8m fence with the south western boundary generally open although there are some relatively small trees.

6.2Lonicera House is a two storey detached house with an attached garage on the north eastern side. Bradfield is a hipped roof bungalow with a pitched roof attached garage set back on the south western side. Further to the north east, the street scene contains a variety of dwelling styles.


7PLANNING HISTORY


7.1840234:

Rear extension. Approved March 1984

7.2891216:

Dwelling and double garage. Approved June 1989

7.3892143:

House, double garage and swimming pool. Approved October 1989

7.4901362:

Conversion of existing bungalow to chalet and rear extension to chalet. Approved September 1990

7.5911550:

Single storey rear extension and detached garage. Approved October 1991

7.6920799:

Dwelling (outline). Refused August 1992. Appeal Dismissed.

7.720040805:


  1. Change of use of land from agricultural use to grazing of horses.

  2. Construction of vehicular access and boundary wall to road frontage.

Refused June 2004

7.820041315:

Vehicular access and erection of 1.2m high timber post and rail fence. Approved August 2004.

7.920050232:

Erection of dwelling and garage. Refused April 2005.

8APPRAISAL


8.1The main issues to be taken into account in the determination of this application are an assessment of the proposal against local plan policies and secondly the sites planning history.

8.2The application site is located within the development boundary / settlement limit in both the adopted and emerging local plans and therefore the principle of residential development is acceptable. Consideration should be given to the requirements of policies GS3, ENV2, HOU11 and TRA4 of the adopted Local Plan and policies (RD) GS4, (RD) ENV2, (RD) HOU10 and (RD) TRA11 of the revised deposit version of the Local Plan, to assess whether the site is able to satisfactorily accommodate the proposal.

8.3With regard to the character and appearance of the surrounding area, the proposals are not considered to have a significant detrimental impact. The surrounding area contains a mix of dwelling types and therefore the design of the proposed dwelling is not considered to be out of keeping.

8.4With regard to the proposed plot sizes, under this revised proposal the plot sizes for both the existing and the proposed dwelling are not considered to be out of keeping with the established plot sizes in the surrounding area. The proposed plot is also considered to be adequate to accommodate the proposed dwelling as well as providing parking and turning areas and sufficient private amenity space.

8.5With regard to neighbour amenity the proposed chalet is not considered to have a significant impact in terms of loss of light or privacy. The revised plot size means that an acceptable separation is now maintained from neighbouring properties and given the orientation of the properties there are no concerns in terms of loss of light. The design of the chalet and position of the fenestration means that the main windows at first floor level face to the front and rear raising no concerns in terms of loss of privacy. Although there is one window in the side elevation at first floor level facing Lonicera House, this serves a bathroom and again raises no concerns in terms of overlooking.

8.6This revised application is considered to overcome the reasons for the refusal of application 20050232 given the increased plot size afforded to the proposed chalet. This leaves a plot size that is more in keeping with others in the surrounding area and retains a reasonable separation between the proposed chalet and the existing dwellings. This overcomes the concerns of the plot sub-division being a cramped form of development that is out of keeping with the character and appearance of the surrounding area.

8.7This application is also considered to overcome the Inspector’s decision to uphold a refusal for a dwelling on this site under application 920799. The Inspector was concerned that the proposed bungalow would be squeezed in to a narrow plot and would be visually dominated by Lonicera giving a development out of keeping with its surroundings. This application provides a wider plot retaining a significant separation from neighbouring properties and is not considered to be out of keeping with the character and appearance of the surrounding area. This development is also now considered to be in accordance with PPG3 which emphasises the need to give priority to re-using previously developed land in preference to Greenfield sites and to create more sustainable patterns of development.

8.8The addition of a new access off Norwich Road raises no concerns from a highways perspective subject to appropriate conditions. Although the Parish Council raised concerns in terms of the trees on the south western boundary of the site, the applicant stated on the application forms that no trees are to be removed as part of the application and the trees are not considered to be of any particular merit. In addition the submitted plans show the provision of hedge and tree planting along this boundary.

8.9It is therefore considered that the proposed dwelling accords with the character and appearance of the surrounding area, does not have an unacceptable impact on the residential amenities and privacy of neighbours and raises no concerns in terms of highway safety or the impact upon trees on site.

8.10This application is reported to Committee at the request of the Local Ward Member



RECOMMENDATION: APPROVE; subject to the following conditions:


  1. The development hereby permitted shall be begun before the expiration of five years from the date of this decision.

  2. Prior to commencement of the first use hereby permitted the vehicular access shall be constructed in accordance with the Norfolk County Council residential access construction specification, and additionally to accord with details to be approved in writing by the Local Planning Authority, for the first two metres into the site as measured back from the near edge of the adjacent carriageway.

  3. Prior to the first occupation of the development hereby permitted, the proposed on-site parking and turning areas shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use

  4. Prior to the commencement of development, details of all external materials (including samples of bricks and tiles) to be used in the development shall be submitted to and approved by the Local Planning Authority. The development shall then be constructed in accordance with the approved details.

  5. Prior to the commencement of development, details of the boundary treatment along the south western boundary shall be submitted to and approved by the Local Planning Authority, The development shall then be constructed in accordance with the approved details prior to first occupation of the dwelling.

  6. Prior to the commencement of development the garage shown with a dotted line on the submitted site plan (scale 1:200) and annotated ‘demolished section of garage’ shall be demolished.

Reason(s):


  1. In accordance with Section 91 of the Town and Country Planning Act 1990.

2. To ensure the satisfactory development of the site without prejudice to the amenity of the site or to road safety in accordance with Policies GS3 and TRA4 of the Broadland District Local Plan and polices (RD) GS4 and (RD) TRA11 of the Revised Deposit Version Broadland District Local Plan.

  1. To ensure the satisfactory development of the site without prejudice to the amenity of the site or to road safety in accordance with Policies GS3 and TRA4 of the Broadland District Local Plan and polices (RD) GS4 and (RD) TRA11 of the Revised Deposit Version Broadland District Local Plan.

  2. To ensure the satisfactory development of the site in accordance with Policy GS3 of the Broadland District Local Plan and Policy (RD) GS4 of the Revised Deposit Version Broadland District Local Plan.

5. To ensure the satisfactory development of the site in accordance with Policy GS3 of the Broadland District Local Plan and Policy (RD) GS4 of the Revised Deposit Version Broadland District Local Plan.

6. To ensure a satisfactory form of development and plot size in accordance with Policies GS3 and ENV2 of the Broadland District Local Plan and Policies (RD) GS4 and (RD) ENV2 of the Revised Deposit Version Broadland District Local Plan.

Reasons for approval:

This application has been considered against the Development Plan for the area, this being the Norfolk Structure Plan, the Broadland District Local Plan and the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit. The policies particularly relevant to the determination of this application are GS1, GS3, ENV2, HOU4, HOU11 and TRA4 of the Broadland District Local Plan and policies (RD) GS1, (RD) GS4, (RD) ENV2, (RD) HOU4, (RD) HOU10 and (RD) TRA11 of the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit.

Policies GS1 and (RD) GS1 state that development will be accommodated within the development boundaries / settlement limits. In addition policies HOU4 and (RD) HOU4 state that permission will be given for individual dwellings of small groups of dwellings within the development boundaries / settlement limits. Policies GS3, ENV2, (RD) GS4 and (RD) ENV2 only permit development where there would be no unacceptable effects upon the character and appearance of the surrounding area and where consideration has been given to the layout and design of any development proposal. Policies HOU11 and (RD) HOU10 state that sub-division of plots will not be permitted where it would lead to development out of character and scale with its surroundings in order to prevent town cramming. Policies GS3, and (RD) GS4 also require that the privacy and amenities of neighbours are adequately safeguarded. Finally polices TRA4 and (RD) TRA11 state that development will not be permitted where it would endanger highway safety of the satisfactory functioning of the highway network.

The application site falls within the development boundary / settlement limit for Salhouse and therefore the principle of residential development is acceptable. With regard to the character and appearance of the surrounding area the proposed dwelling is not considered to be out of keeping within a varied street scene which contains a mix of dwelling types. The proposed plot sizes for both the proposed chalet and the existing house are also considered to be in keeping with the established plot sizes in the surrounding area and the new plot is certainly able to accommodate the proposed chalet as well as private amenity space and the necessary parking and turning areas. The revised size of the plot is also considered to overcome the objections to the previous application maintaining an acceptable separation from the existing dwellings so that it is not a cramped form of development.

With regard to the character and appearance of the surrounding area the design of the chalet and position of the fenestration means that there are no concerns in terms of loss of privacy. The position of the chalet and relationship with neighbouring properties means that there are also no significant concerns in terms of loss of light. The additional access onto Norwich Road also raises no concerns from the Local Highway Authority.

Therefore the application should be approved as it complies with policies GS1, GS3, ENV2, HOU4, HOU10 and TRA4 of the Broadland District Local Plan and policies (RD) GS1, (RD) GS4, (RD) ENV2, (RD) HOU4, (RD) HOU10 and (RD) TRA11 of the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit.






20051014 – Land adjacent Lonicera, 96 Norwich Rd, Salhouse 07 September 2005


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