Planning Schedule Date: 10/08/2004 - Stroud District Council
Planning Schedule Date: 10/08/2004 - Stroud District Council Planning Schedule Date: 10/08/2004 - Stroud District Council
Planning Schedule Date: 10/08/2004 • Would be extremely inconvenient to current residents if they had to take their vehicles round to Spider Lane to access their garages. • If the owners of the cottages are no longer able to park in Churchfield Road they will use Bowbridge Lane which is already congested with parked cars in the evenings and weekends. • Access to the garages is already severely restricted due to the narrow width of Churchfield Road. With the front garden boundaries for the new houses, concerns that if they reach to the edge of the road turning a vehicle may prove to be difficult. • People may park in the turning bay and effectively block people from getting into their garages. • The legal documents provided to people when they bought their houses states that they have the right to pass over the land currently being planned as the parking area for one of the houses. This area therefore should not be fenced off and must still be able to be used as a right of way when is necessary. • A deeded right of way exists from a cottage in Lower Churchfield Road up and into Churchfield road via a gated stepped exit. • Demolition of existing garages and loss of parking would need eight vehicles needing new parking. • Road width is shown incorrectly near Marsh Villas to be 4metres when it is 3metres. • Site plans show gardens where kitchen utility areas are on the five houses opposite site. • Light detriment. • Adopted for Highways as a through road. • Gardens will be lower than the adjoining properties light and view from the kitchen will not be satisfactory. Poor access onto Spider Lane • Set a precedent • Revised plans are no better previous points remain valid. • Suggests: − 2 houses only with garages and hard standing. − Widen the road from Bowbridge Land to the corner of Churchfield Road to allow easy access. − A car parking area behind the existing wooden fence for residents whose garages and spaces would be lost. Site Report: Application Background This is a long standing application submitted in 2001. Unfortunately during the consideration of the proposal the original agent passed away resulting in an unusual delay in its determination. The Site and the Proposal This is an application for the erection of four, two bedroom apartments on land off Churchfield Road in Stroud. The former builders yard is situated within a large group of Victorian dwellings with garages to either side and the local road to the front. The garages are currently used by the surrounding property but are controlled by the applicant. The application site also includes a section of garden on the opposite side of Churchfield Road but within the applicant’s control. As is typical of the area the surrounding road network is somewhat cramped with restricted access onto both Spider Lane and Lower Churchfield Road. The proposal seeks the erection of a terrace of four, two bed apartments arranged in a two up two down approach. The buildings would replace the builders yard and three of the existing garages and would also involve the provision of a turning head on the land opposite the site. The building itself would be of brick and tile construction with the exact materials being the subject of future discussions. The plans have been the subject of significant revision since their original submission and did originally include the closure of a section of Churchfield Road. This element has now been deleted from the scheme. 10
Relevant Planning History Planning Schedule Date: 10/08/2004 S.ED/5574/F Building materials store & Permission 13/9/78 access alterations S.6359/A Erection of four flats & one bungalow Permission 9/12/80 This proposal was for the erection of four flats on the builders yard site with a bungalow on land opposite. S.6359/B Erection of five houses Refusal 10/3/87 This proposal was for the erection of three houses on the builders yard with two further dwellings on the land opposite. The application was refused due to the design of the proposed units together with insufficient amenity space provision and the exacerbation of the existing car parking and access situation. S.6359/C Erection of two houses and a bungalow Refusal 10/10/89 This proposal was for the erection of two dwellings on the builders yard and one bungalow on the opposite side. The application was refused due to the fact that the erection of a dwelling on land opposite the site would exacerbate the existing parking and access situation. S.6359/D Erection of a pair of semi-detached houses. Permission 10/4/90 This proposal was for the erection of two dwellings on the builders yard. Planning Considerations The relevant policy advice for applications of this type is contained within Policies H14 and G5 of the Stroud District Local Plan Revised Deposit Version (as amended June 2001) which seek to permit residential development within settlement boundaries provided that schemes are of a suitable layout, form and design and do not give rise to adverse highway safety implications. It is immediately apparent in considering this application that two of the key issues relate to the principle of residential development and its resultant built form together with the impact of any scheme on highway safety. With regard to the design and appearance of the development, the character and form of the apartment building is in keeping with the surrounding Victorian buildings and will not unduly detract from the area. The proposals include a suitable level of amenity provision for apartment accommodation and will not cause the loss of any important open space. Whilst concerns have been raised over the number of units proposed, the scheme does not constitute over-development of the site and reflects the form and level of development previously permitted on the site. Neither does the scheme cause unacceptable levels of overlooking or loss of privacy given its separation from the adjacent properties. Conditions are however suggested regarding the proposed materials and boundary treatments. In terms of the highway implications arising from the site it is important to note that the site has an extant planning approval for unrestricted use as a builders yard. Although the site has not been in active use for a number of years and has been used for informal parking by local residents, the site could, in planning terms, be used as a working yard without the need for any formal approvals. This would give rise to a number of outcomes not least of which is the loss of the informal parking areas and the potential for large scale vehicle movements involving all manner of vehicles. Given this authorised background, it is considered that the current proposal would enable an element of planning gain not only in highway terms but also regard to local amenity via the removal of a bad neighbour use. 11
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Relevant <strong>Planning</strong> History<br />
<strong>Planning</strong> <strong>Schedule</strong> <strong>Date</strong>: <strong>10</strong>/<strong>08</strong>/<strong>2004</strong><br />
S.ED/5574/F Building materials store & Permission 13/9/78<br />
access alterations<br />
S.6359/A Erection of four flats & one bungalow Permission 9/12/80<br />
This proposal was for the erection of four flats on the builders yard site with a bungalow on land<br />
opposite.<br />
S.6359/B Erection of five houses Refusal <strong>10</strong>/3/87<br />
This proposal was for the erection of three houses on the builders yard with two further dwellings on the<br />
land opposite. The application was refused due to the design of the proposed units together with<br />
insufficient amenity space provision and the exacerbation of the existing car parking and access<br />
situation.<br />
S.6359/C Erection of two houses and a bungalow Refusal <strong>10</strong>/<strong>10</strong>/89<br />
This proposal was for the erection of two dwellings on the builders yard and one bungalow on the<br />
opposite side. The application was refused due to the fact that the erection of a dwelling on land<br />
opposite the site would exacerbate the existing parking and access situation.<br />
S.6359/D Erection of a pair of semi-detached houses. Permission <strong>10</strong>/4/90<br />
This proposal was for the erection of two dwellings on the builders yard.<br />
<strong>Planning</strong> Considerations<br />
The relevant policy advice for applications of this type is contained within Policies H14 and G5 of the<br />
<strong>Stroud</strong> <strong>District</strong> Local Plan Revised Deposit Version (as amended June 2001) which seek to permit<br />
residential development within settlement boundaries provided that schemes are of a suitable layout,<br />
form and design and do not give rise to adverse highway safety implications.<br />
It is immediately apparent in considering this application that two of the key issues relate to the principle<br />
of residential development and its resultant built form together with the impact of any scheme on<br />
highway safety.<br />
With regard to the design and appearance of the development, the character and form of the apartment<br />
building is in keeping with the surrounding Victorian buildings and will not unduly detract from the area.<br />
The proposals include a suitable level of amenity provision for apartment accommodation and will not<br />
cause the loss of any important open space. Whilst concerns have been raised over the number of units<br />
proposed, the scheme does not constitute over-development of the site and reflects the form and level of<br />
development previously permitted on the site. Neither does the scheme cause unacceptable levels of<br />
overlooking or loss of privacy given its separation from the adjacent properties. Conditions are however<br />
suggested regarding the proposed materials and boundary treatments.<br />
In terms of the highway implications arising from the site it is important to note that the site has an extant<br />
planning approval for unrestricted use as a builders yard. Although the site has not been in active use for<br />
a number of years and has been used for informal parking by local residents, the site could, in planning<br />
terms, be used as a working yard without the need for any formal approvals. This would give rise to a<br />
number of outcomes not least of which is the loss of the informal parking areas and the potential for<br />
large scale vehicle movements involving all manner of vehicles. Given this authorised background, it is<br />
considered that the current proposal would enable an element of planning gain not only in highway terms<br />
but also regard to local amenity via the removal of a bad neighbour use.<br />
11
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