Agenda item

Proposed 3 bedroom detached dwelling and alterations to existing parking area.

It was RESOLVED: That the application 22/00674/FP be GRANTED planning permission subject to the conditions and reasons set out in the report

The Committee considered a report in respect of application 22/00674/FP seeking a proposed 3 bedroom detached dwelling and alterations to existing parking area.

The Senior Planning Officer introduced the item which had been called in by a Local Councillor. Site photos were displayed showing the plot and the garages which were owned by 40 and 41 Conifer Walk. There were 3 informal visitor spaces at the front of the plot, however the hardstand belonged to the site, not the garages.

The Chair invited Mr Craig Goode of 39 Conifer Walk, an objector, to address the Committee.

Mr Goode informed Members that residents struggled for parking and the roads were congested, this would only increase with the reduction of visitor parking and a new house. There had been two incidences of emergency vehicles not being able to access Conifer Close and refuse vehicles block the roads on collection days. He stated 42% of parking occupancy ignores the road type, which was two way, and therefore they cannot double park. It was in his view that the dwelling would change the overall characteristics, they would lose Conifer trees and it was against the Local Plan. Additionally, the building was in close proximity to others, it sat over key services and the construction would cause problems with the existing house foundations. Moreover, there was an application for a similar development in the area and that these applications should be heard together.

The Chair thanked Mr Goode for his contribution to the meeting.

The Senior Planning Officer advised that the Highways Authority initially objected due to pedestrian access, however, this was removed as it was historically this way. The Council’s Arboricultural and Conservation Manager originally objected to the proposal but after looking at the orientation of the proposed development, deemed the woodland would not be impacted. A tree on adjoining land had a TPO and required work to be done but this was covered under a condition.

The Senior Planning Officer stated the main issues were the acceptability as this was a windfall site due to being undesignated in the Local Plan and it was not previously developed brown land. It had been deemed a suitable location, however the housing delivery test stated there was a 5-year land supply, so the development was not fundamental to meet land supply. Additionally, there was an issue with a lack of appropriate housing mix as Stevenage had a high proportion of 3-bed houses, so this application was not compliant with policy HO9, however it could be deemed partially compliant as it was detached rather than terraced.

The land was not public open space, but privately owned public accessible land. The parking spaces aren’t resident or visitor parking but private land. The land was small and had two dwellings either side but was overgrown and was subject to fly tipping. There was an alternative area of open space close by. The proposed dwelling would use similar materials as the residential area it was located in but was in a congested area so was lower in height. The housing size requires two parking spaces which and the need for EV charging points. Residents had raised concerns of the loss of parking spaces, but there were no legal grounds to prevent the loss of spaces. The applicant had allowed one visitor space which included a pay to use EV charging point and there was a condition to ensure this was only available to visitors.

A Member asked whether a section of the garages could be blocked by a fence. The Senior Planning Officer advised that the property had the right to drive over it but could not park on the land. There was an agreement of a 1.8m high fence in a private sale agreement but they cannot put a fence more than 1m high there. Officers also advised that tis was also a civil matter between the two parties with respect to the fence.

Another Member wanted clarification on the occasional parking space and whether there was a substation. The Senior Planning Officer advised that the visitor space closest to Number 7 was publicly accessible space with an EV charger. There was no substation on the plot, but some believe there were underground channels. The application could not be refused on what could or could not be there, the developer would have to sort that out. In addition, the relevant utility companies had been formally consulted as part of the application process and provided no comments to the application.

A Member asked what the impact would be on the area during the building process. The Senior Planning Officer advised that this would be assessed through the construction management plan and there was a condition imposed to get this information before construction began and went to the Highway Authority to approve. This was not a reason to refuse as it was a temporary matter. The construction management plan aimed to reduce disruption.

It was RESOLVED: That the application 22/00674/FP be GRANTED planning permission subject to the following conditions and reasons set out in the report:

1. The development hereby permitted shall be carried out in accordance with the following approved plans:

L1200/11-B; L1200/12-B; L1200/01; L1200/02; L1200/13; L1200/14; L1200/21; L1200/LP;

2. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

3. No development shall take place above slab level until a schedule and samples of the materials to be used in the construction of the external surfaces of the dwelling hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

4. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the local planning authority. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be submitted to and approved in writing by the local planning authority. Following completion of measures identified in the approved remediation scheme a verification report must be submitted to and approved in writing by the local planning authority.

5. No demolition or construction work which is audible at the site boundary relating to this permission shall be carried out on any Sunday, Public or Bank Holiday nor at any other time, except between the hours of 07:30 and 18:00 on Mondays to Fridays and between the hours of 08:00 and 13:00 on Saturdays.

6. Prior to the first occupation of the dwelling herby permitted the parking provision as shown on approved plan L1200/11-B, shall be constructed, hard surfaced and made ready for use. Any new areas of hardstanding created, or existing areas which are replaced, shall be constructed in a porous material or provision shall be made for a sustainable urban drainage system (SuDS) to be built into the hard surfaced areas. Once provided the parking facilities shall be retained in that form and thereafter be used for the parking of vehicles only.

7. The visitor parking space shown on approved plan L1200/11-B shall be made available for visitors only and shall not be used as additional parking by the occupiers of the dwelling hereby approved.

8. Prior to the occupation of the dwelling house hereby permitted, the parking spaces shown on approved plan L1200/11/B shall be provided with the underlying infrastructure for connection to the electricity network to enable them to be served by an electric vehicle charging point.

9. No development shall take place above slab level until details of measures to address adaptation to climate change have been submitted to and approved in writing by the Local Planning Authority. These measures shall then be implemented and permanently maintained in accordance with the approved details.

10. Prior to the first occupation of the dwelling hereby permitted, the cycle storage as detailed on plan L1200/11-B shall be implemented accordingly. The cycle storage shall be retained and maintained accordingly during the lifetime of the development.

11. Prior to the first occupation of the dwelling hereby permitted, the general waste and recycle store associated with the development hereby permitted shall be implemented in accordance with the details as specified on plan number L1200/11/B.

12. All planting, seeding and turfing shall be carried out in the first planting and seeding seasons following the first use of the site or the completion of the development whichever is the sooner.

13. Any trees or plants comprised within the approved plans which within a period of five years from the completion of the development, die, are removed, or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

14. All areas of hedges, scrub or similar vegetation where birds may nest which are to be removed as part of the development, are to be cleared outside the bird-nesting season (March - August inclusive) or if clearance during the bird nesting season cannot be reasonably be avoided, a suitably qualified ecologist will check the areas to be removed immediately prior to clearance and advise whether nesting birds are present. If active nests are recorded, no vegetation clearance or other works that may disturb active nests shall proceed until all young have fledged the nest.

15. Prior to the commencement of development, the hazel tree in the adjacent woodland shall be coppiced to the satisfaction of the Local Planning Authority upon submission of an application for works to a tree protected by a Tree Preservation Order.

16. Prior to the first occupation of the dwelling hereby approved, the boundary treatments as shown on approved plan L1200/11/B shall be erected and completed.

17. No development shall take place (including demolition and site clearance) until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority, including elements of the CLOCS standards as set out in the Highway Authority's Construction Management template. Thereafter, the construction of the development shall only be carried out in accordance with the approved plan. The Construction Management Plan shall include details of:

1)    Construction vehicle numbers, type, routing;

2)    Access arrangements to the site;

3)    Traffic management requirements;

4)    Construction and storage compounds (including areas designated for car parking, loading/unloading and turning areas);

5)    Siting and details of wheel washing facilities;

6)    Cleaning of site entrances, site tracks and the adjacent public highway;

7)    Timing of construction activities (including delivery times and removal of waste) and to avoid school pick up/drop off times;

8)    Provision of sufficient on-site parking prior to commencement of construction activities;

9)    Post construction restoration/reinstatement of the working areas and temporary access to the public highway;

10) where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes, and remaining road width for vehicle movements.

11) Demolition and construction works between the hours of 0730 and 1800 on Mondays to Fridays and between the hours of 0800 and 1300 on Saturdays only (These times relate to works which are audible at the boundary)

12) hours of construction operations including times of deliveries and removal of waste;

18. Notwithstanding the provisions of Classes A and B of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting this Order) no extensions or loft conversions including dormer windows / roof extensions shall be constructed on the dwelling hereby approved unless permission is granted on an application made to the Local Planning Authority.