PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

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Planning Committee – 25 th February 2009 4.1 GEP2: States that provision will be required to enable access for all (in particular for people with disabilities, the elderly and people with children) in new developments where there is public access, places of employment, public transport and car parking schemes and where practical in alterarations to existing developments. GEP3: States that in considering applications, regard will be given to the need for the design and layout to incorporate measures to reduce crime and the fear of crime. GEP7: States that particularly high standards of design, landscaping and woodland planting to improve the visual environment will be required in respect of developments along this major corridor. Hsg12: States that proposals for residential institutions will be approved subject to considerations of amenity, accessibility to public transport, shopping and other community facilities and appropriate provision of parking and amenity space. Planning Considerations 4.12 The main planning considerations in this instance are the appropriateness of the proposal in terms of the policies and proposals contained within the adopted <strong>Hartlepool</strong> Local Plan, the effect of the proposals upon neighbouring properties, on the streetscene in general, and highway implications. Local Plan 4.13 The site is within the limits to development where the type of development proposed would be acceptable in principle. Residential Amenity 4.14 Whilst the details submitted are purely for illustrative purposes they clearly show the difficulties of accommodating a development of this scale on this site. While the existing building is large it is clear that that proposed would be significantly larger and that issues of overlooking, dominance and poor outlook will be particularly relevant. 4.15 The relationships with the houses at 5A Bolton Grove and 32 Station Lane are particularly tight. The illustrative details show the proposed home running virtually the full length of the site occupied by 5A Bolton Grove and a significant part of that occupied by 32 Station Lane, between 3 and 2 storeys high closer to the party boundaries than the existing building with a variety of windows, mainly bedroom windows facing both these properties. At its closest the new building will be only 3.3 metres from the boundary and opposing windows will be as little as 8m apart. 4.16 Although it is acknowledged that some of these windows are shown to be obscure glazed they are not shown fixed. There will therefore inevitably be a degree of overlooking and a perception of being overlooked. Further given the proximity and scale of the building to neighbours the new home will appear dominant and there will be a very poor outlook from both neighbours properties. 4.1 Planning 25.02.09 Pl anning apps 26
Planning Committee – 25 th February 2009 4.1 4.17 The rear elevation which is shown at 2 storey is sited approximately 5.3metres away from the boundary of 7 Bolton Grove and contains windows comprising corridor/stairwell windows facing into the neighbouring garden. This is actually further away than the existing building. In this instance it is acknowledged that the windows could be controlled via condition to prevent overlooking (the agent has indicated obscure glazing to the first floor windows). 4.18 In terms of the outlook for residents of the proposed care home there are concerns for the occupants of the ground floor. There is a large boundary wall to 2 sides of the site which bedroom windows would face onto. The height of the walls range from approximately 2metres to 4metres. These walls are imposing and withinin approximately 5.8/6.5metres of the proposed bedrooms shown on the illustrative scheme. The agent has indicated that the walls could be soften by the addition of low level planting and climbers. 4.19 There are windows which face onto the site from the neighbouring social club. This would add to the sense of overlooking and loss of privacy, for the occupiers of the care home. 4.20 The development proposes limited amenity space for residents, the location for this would be within the areas identified above which are between bedroom windows and high walls. These areas are limited in size and with bedroom windows facing onto the areas there are concerns in terms of loss of privacy for the occupants of these rooms. 4.21 Given the above it is considered that any development of the scale proposed will adversely affect the amenities of some residents living adjacent in terms of its siting, design and scale and its overbearing effects in terms of visual intrusion, dominance and loss of privacy and that the amenities of the occupiers of the home will be constrained. Impact on Street Scene 4.22 Station Lane is made up of a variety of styles in terms of designs of properties and within the immediate vicinity there is no uniformity of the dwellings in terms of the street pattern. Given the mix of styles of properties in the area it is considered that a new building could be accommodated satisfactorily and that shown in the illustrative scheme would not be out of keeping with the streetscene. 4.23 There is a clear view into the application site from Bolton Grove, which is a mix of bungalows and 2 storey dwellings. The agent has provided illustrational elevations which also indicates the scale of the existing building to compare actual sizes. Although the proposed new build would project further into the rear of the site at 2/3storeys which could be more visible from Bolton Grove it is considered that a building of the scale illustrated may not appear unduly large and dominant in the streetscene. 4.1 Planning 25.02.09 Pl anning apps 27
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PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

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