PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

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