Planning Schedule Date: 10/08/2004 - Stroud District Council

Planning Schedule Date: 10/08/2004
The application site consists of an area of shared garden land located to the rear of Numbers 85, 87 and
89 immediately adjacent to the Frome Gardens development. The site is currently used for garden land
in connection with the three residential properties and due to the local land levels is set at a lower level
than the rear of the main dwellings. The site borders the Stroudwater Canal to the south with the new
residential development to the west and additional garden land to the east. The land forms part of the
designated Stroud Industrial Heritage Conservation Area.
The proposal seeks the regrading of land to the rear of the properties to create a level area of garden
land approximately 10m wide to the immediate rear of the properties with a graded slope to meet the
existing land levels to the south and east. The scheme would involve the raising of land levels 1.5m at
the highest point and would reflect land levels on the adjacent development site.
The application has been amended since its original submission and no longer includes any garden land
relating to numbers 81 or 83.
Relevant Planning History
No previous applications have been submitted in respect of this parcel of land however the site is closely
related to the Frome Gardens development site. The land does however form part of the proposed
access for current application S.04/1255/FUL for the erection of 13 dwellings on land to the east of this
site.
Planning Considerations and Recommendation.
Given the location and form of this development two of the key considerations relate to the impact of the
proposal on the residential amenity of the surrounding properties together with its impact on the
character and appearance of the designated conservation area. As such the relevant policy advice is
contained with Policies H23 and B4 of the Stroud District Local Plan Revised Deposit Version (as
amended June 2001).
With regard to the impact of the scheme on the residential amenity of the area, it is not considered that
the proposal will cause a significant change in the current situation. The use of the land for amenity
purposes is well established and the increased height of the proposal will not give rise to any adverse
overlooking or loss of privacy. In addition the works will not prejudice the use of any of the surrounding
gardens with the proposal relating well to the adjacent development site. Conditions are however
proposed controlling the level of regrading and its proximity to the canal. Representations received
regarding the current site appearance relate to the temporary storage of soil in connection with the
adjacent development rather than the finished profile of this application.
Although the comments of the Parish Council are noted with regard to the piecemeal development of this
area, each application should be considered on its own individual merits. The proposal relates solely to
the regrading of a section of garden land and should be considered as such. Any subsequent proposals
or developments would be the subject of future applications and it is at that stage that issues such as the
impact of additional houses on the conservation area, are most appropriately considered. This is the
situation with regard to current application S.04/1255/FUL referred to above.
In terms of the affect of the development on the character and appearance of the conservation area, it is
again considered that the proposal will preserve the general open nature of this part of The Retreat. The
land will be graded to match the existing contours to the south and east of the site and will not therefore
cause harm to the area.
The proposal accords with Policies B4 and H23 of the Stroud District Local Plan Revised Deposit
Version (as amended June 2001), in so far as they relate to this application and conditional permission is
recommended.
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