PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

Planning Committee – 18 July 2012 4.1
dwellings will have a significant effect on the amenity of those properties on Merlin
Way by way of overlooking, overshadowing, dominance or outlook.
3.11 Separation distances between the proposed properties are acceptable in
accordance with the guidelines set out in the Hartlepool Local Plan (2006). The
layout has been revised to improve relationships between some of the properties,
particularly plots 1226-1228, 1245-1248 and 1249-1251. It is considered that the
layout of the scheme is acceptable, providing sufficient amenity space and incidental
open space within the site, ensuring sufficient standards of amenity for future
occupiers.
3.12 The design and density of the proposed development is in keeping with the
wider Middle Warren estate. The area is characterised by large detached and semidetached
modern dwellings contained within compact street scenes.
3.13 In the event that the Council resolved the site would not be required for a
school, the original Section106 agreement allowed for the developer to bring the land
forward for residential development. The Council’s Cabinet agreed to withdraw the
option to build the new school on 13 October 2008.
3.14 The site has been expanded slightly to incorporate an area previously identified
as green wedge. A formal deed of variation to the original S106 agreement will be
required, but in principle it is considered that the minor loss of green wedge is
insignificant when considered within the context of the substantial green wedge as a
whole. The loss will also facilitate an improved layout which is sympathetic to the
setting of the green wedge.
3.15 The development is proposed to have an open plan front garden aspect,
therefore it is considered prudent to impose a condition removing permitted
development rights for means of enclosures facing any highways to ensure the
appearance of the estate is maintained. The layout of the development is such that
the houses do not benefit from very large gardens and have some degree of
staggers, it is therefore also considered prudent to removed permitted development
rights to extend the houses, as this could potentially be detrimental to the amenities
of adjacent plots.
3.16 Cleveland Police have commented on the proposed layout, providing comments
on dwelling boundaries and site layout. The original layout had dwellings backing
onto the area of land for the proposed neighbourhood park. It is considered that this
would not have been best practice in terms of designing out crime, resulting in a lack
of natural surveillance across the site. The applicant has since revised the layout to
allow for dwellings to face onto the proposed neighbourhood park site, offering a
good level of natural surveillance which will help reduce the potential for crime and/or
anti-social behaviour on the future neighbourhood park site.
Highways
3.17 The Council’s Traffic and Transportation section have indicated the proposed
drives to properties off Merlin Way are not ideal as they only afford limited forward
visibility on approach from the southern section of Merlin Way. However, due to the
4.1 Planning Committee 12.07.18 Planning Applications 19