Application FUL/2011/0568 - Ventnor Close - Coventry City Council

ABC
PUBLIC
COMMITTEE REPORT 5
Planning Committee 02/06/2011
APPLICATION No. - FUL/2011/0568
Description of Development - Demolition of garages and erection of three
dwellings with improvements to existing parking areas. Resubmission of
R/2009/0883.
Site Address - Ventnor Close
Applicant -
Whitefriars Housing Group
Ward - Wyken
RECOMMENDATION:
Planning Committee are recommended to grant planning permission subject to
conditions.
INTRODUCTION:
The application site relates primarily to an existing garage court to the southern
side of Ventnor Close. This section of the application site totals 0.082 hectares
in area is roughly rectangular in shape with a width of 35.6m and a depth of
between 19.8m and 25m.
Planning permission is sought for the demolition of eight lock-up garages and
erection of three terraced dwellings, and improvement of two adjacent existing
garage courts.
The garage court currently comprises of eight garages laid out in a linear
arrangement centrally on the site, with much of the remainder of the site being
hard surfaced. Still within the site, but to the north of the garages are two small
grassed areas that include two large mature trees. There are currently two
vehicular access points to the site, both taken from Ventnor Close immediately
to the north, and around the perimeter of the site are public footpaths leading to
neighbouring residential dwellings which are laid out on the Radburn principal.
The majority of the flat roof garages within the application site appear to be in a
poor visual and structural condition and there are signs of vandalism and
antisocial behaviour. The site is located within a predominately residential area,
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and the garage court was designed originally to serve the adjacent residential
properties.
The application site also includes two other garage court sites within the
immediate locality, one to the north-west of the site and the other to the west off
Harry Rose Road.
The new three-bedroomed dwellings would front onto Ventnor Close and would
be two storeys in height. Each house would have off-street parking space for
one vehicle. A formal parking area for general use capable of accommodating
eight vehicles would be retained within the site, to the east of the new
dwellings. The parking area would be re-surfaced and marked out with white
lines.
The proposed dwellings are of traditional design and would have ridge heights
approximately 7.5m in height and eaves heights of around 4.7m. Owing to a
slope in the road, the ridges of each dwelling are slightly staggered. The
dwellings measure 8.8m in depth and 5.8m in width. The proposed dwelling
closest to the new parking area is set back from the other houses by 1.2m. The
roofs would have concrete tiles, whilst the elevations would have facing
brickwork with UPVC window and doorframes.
One of the large trees to the front of the site would be removed, and a grass
strip 4.5m in width and spanning the depth of the site is proposed to the
western side of the site, which would include at least two new trees. There
would also be new planting to the site frontage (adjacent the car parking
spaces) and to the rear gardens, which would include tree planting. Low-level
fencing is proposed to the front of the site to prevent the landscaped area being
used for parking, whilst 1.8m high close boarded fencing on a brick plinth is
proposed to enclose the rear garden areas.
In addition to the formal parking area retained adjacent to the proposed
dwellings the existing parking area on the opposite side of the road would be
enhanced. This would be through the visual improvement of two garages
(painting, new doors etc), the demolition of 14 existing garages, and the
removal of overgrowth and litter from the site. The surface to the parking area
would be repaired and parking spaces would be marked out with white lines
and the site enclosed by a new low-level fence. The improved garage court
would accommodate 32 vehicles.
Further improvements are indicated to the garage court off Harry Rose Road,
where 10 spaces would be marked out with white lines, all existing garages
would have new up and over doors fitted, one garage would be re-roofed and
concrete slabs would be repaired. The applicants also indicate that the existing
vandalised fencing would be removed, overgrowth cleared and litter removed
from the site.
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RELEVANT PLANNING HISTORY:
R/2009/0883 – Demolition of existing garages and erection of three dwellings
and improvement of existing parking areas – withdrawn.
R/2008/1246 - Demolition of existing garages and erection of two storey
dwelling houses including alterations to pedestrian and vehicular accesses –
withdrawn.
DEVELOPMENT PLAN POLICIES:
• PPG/PPS;
PPS1,
PPS3,
PPG13,
PPG24
• SPG/SPD
Design Guidance for New Residential Development (1991)
Creating a Sustainable City
• CDP
• OS4 – Creating a More Sustainable City
• BE2 – The Principles of Urban Design
• BE20 – Landscape Design and Development
• BE21 – Safety and Security
• H9 – Windfall Additions to Housing Land Supply
• H12 – Design and Density of Housing Development
• AM9 – Pedestrians in new developments
• AM19 – Off-street car parking areas
• AM22 – Road safety in New Developments
• EM5 – Pollution Protection Strategy
• EM6 – Contaminated Land
CONSULTATION RESPONSES:
No objections from West Midlands Fire Service, Severn Trent Water, Highways
or Ecology.
No objections subject to minor amendments from West Midlands Police.
Neighbour notification letters were sent to neighbouring dwellings on 26 th and
27 th April 2011 and on 18 th May 2011.
A site notice was posted on Ventnor Close on 28 th April 2011.
At the time of writing, 6 letters of objection have been received, raising the
following objections;
• Third time of having to make representations on the proposal.
• Parking and access problems.
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• Noise, disturbance and dust problems.
• Plans show incorrect number of Whitefriars owned dwellings.
• No anti-social behaviour in this area.
• Whitefriars neglect the estate with the garages being allowed to run
down.
• Site notice being erected the day before a bank holiday weekend is not
acceptable.
• More cars use the parking spaces than the supporting information
suggest.
• Whitefriars have misrepresented facts.
A 44 signature petition has been submitted against the proposals, endorsed by
Cllr Dixon.
Cllr Sweet has requested that the application be brought to Planning
Committee.
APPRAISAL:
• The main issues in determining this application are the principle of
development, design, impact on visual amenity, impact on residential
amenity, and highways issues.
Principle of development
Policy H9 dealing with windfall housing sites indicates that proposals for
housing development on sites not identified will be permitted subject to:
- compatibility with nearby uses;
- the provision of an attractive residential environment;
- convenient pedestrian access to local facilities;
- being well served by public transport; and
- compatibility with other plan policies.
The surrounding locality is predominately residential and as such the proposed
development is compatible with surrounding uses. The site is accessible by a
choice of means of transport, with bus stops located on Attoxhall Road within
400m of the site. Subject to the detailed considerations below (which will also
look at the provision of an attractive residential environment and the
compatibility with other Plan policies), the proposal is considered acceptable in
principle with Policy H9 of the CDP.
Design/Impact on visual amenity
Policies BE2 and H12 seek to ensure that high quality designed residential
environments of an efficient density are created. They also seek to ensure that
development does not have an adverse impact on the character and
appearance of a particular area.
The dwellings would be sited in such a position so as not to appear unduly
prominent within the Ventnor Close street scene. Whilst there is no strong
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uilding line to the southern side of Ventnor Close, the properties would not
project forward of the adjacent dwellings, nos.30-32 Ventnor Close.
Given the layout and design of the proposed development, the proposal is
unlikely to result in any notable undesirable visual impact upon the character of
the surrounding area. The siting of three new appropriately designed houses in
this location also represents a visual improvement on the existing long-standing
garages that are now dated in their appearance.
The proposed design of the dwellings is considered appropriate, in terms of
their size and scale and their incorporation of gable ends to the roofs in keeping
with nearby properties. The applicants have indicated that the properties would
have largely facing brickwork; although a condition can be imposed ensuring
material samples are submitted to ensure that the development has an
appropriate relationship with the predominantly rendered properties close to the
application site. Whilst the materials and design proposed for the new dwellings
does differ from that of nearby dwellings, it is not necessary to slavishly
replicate the adjacent 1960's architecture or materials.
The proposed development would include soft landscaping comprising of tree
and shrub planting, and laying of lawned areas. Whilst the proposal would
result in the loss of one large tree to the front of the site, on balance there
would be an enhancement of the landscaping, through additional grassed
areas, tree planting and good quality hard landscaping and boundary treatment.
As such, the proposal accords with Policy BE20 of the CDP. Each dwelling will
be provided with a private rear amenity space in excess of the minimum
standards indicated within your SPG for family dwellings.
The applicant also proposes new boundary fencing with brick plinth below
around part of the site, which is more secure and a visual enhancement
compared to existing close-boarded fence in the locality.
Impact on neighbouring amenity
In order to protect the amenity of existing residents, the SPG recommends that
a minimum distance separation of 20m be maintained between principal
windows to the front/rear of properties. There is a distance of 19.23m between
the front of two of the dwellings and properties opposite (1 and 3 Ventnor
Close). However, given that this is a minor infringement on the suggested
distance and because it is important to ensure that there is a strong street
frontage, this distance in this instance is considered acceptable.
The SPG also states that a distance of 12m should be maintained between the
front/rear of properties and the side of adjacent dwellings. This 12m distance is
maintained to dwellings at both sides and also to dwellings at the rear. A
distance of only 11.2m is achieved between the rear of one of the new
dwellings and no.27 Ventnor Close. Again, given this relatively minor
infringement it is not envisaged that the development would be unduly harmful
to the amenities of residents of that dwelling.
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Given the siting of the dwellings is mostly in accordance with the SPG, it is
envisaged that there would not be any notable loss of light, overshadowing,
visual intrusion or overbearing effect upon neighbouring properties. It is also
considered that the distances are sufficient enough to prevent any notable loss
of privacy or overlooking to neighbouring residential properties.
A window is proposed at first floor level on the side elevation of the house
facing the retained parking court. This has been included to help with natural
surveillance of the parking area, which should help deter anti-social behaviour
on the site. In this respect, the proposal accords with the aims of Policy BE21 of
the CDP.
Highway considerations
Policy AM22 requires that safe and appropriate access to the highway system
together with satisfactory on site arrangements for vehicle manoeuvring so as
to ensure safety for all users. The supporting text makes clear that
consideration must also be given to the impact of access and manoeuvring
arrangements on neighbouring users and the amenity of residents.
The proposed vehicular accesses to the development are considered to be
appropriate. The development will most likely result in less vehicular
movements to the site than the existing situation, and as such the impact on the
living conditions of the occupiers of adjacent properties through vehicular
movements is likely to be minimal.
Policy AM19 seeks to retain existing off-street parking areas where on-street
parking problems exist. As part of the previous application, the applicant
undertook parking surveys with the second conducted on two separate days,
for 30 minutes at four different times over a 12 hour period. The surveys
included weekdays and weekends at 09:00, 13:00, 17:00 and 21:00. There is
no evidence to suggest that a major change in the parking situation has taken
place and therefore it has not been requested that the applicant repeat the
surveys.
The survey found that parking was greatest in the evenings, although 61% of
total parking capacity within the survey area was the maximum to be filled at
any time.
In light of the parking survey submitted by the applicants and from visits by
officers to the site, the proposed refurbishment of Harry Rose Road parking
court together with additional parking spaces to be created at the land adjacent
to no.45 Ventnor Close, plus the retention of the 8 parking spaces on the site,
would ensure that the remainder of the application site can be developed
without resulting in parking problems in the area to warrant refusal of the
application.
The survey found that only 2 of the garages on Harry Rose Road are in use
and therefore there is considerable parking capacity there, once the
improvements are made by Whitefriars to that parking court.
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The following summarises the survey findings:
• Indicative survey area parking capacity used (pre site development) –
49%
• Indicative survey area parking capacity used (post site development);
including retained spaces on site, retained and refurbished spaces on
land adjacent to no.45 Ventnor Close and refurbishment of the Harry
Rose Road parking court – 38% (60% if all (let/sold) garages are used
for parking).
It is considered that there are not significant on-street parking problems in the
area based on the survey findings and officers own visits. Given the retention of
some spaces on site, and refurbishment of parking courts, in addition to the
new dwellings having dedicated off-street parking, it is considered that the
partial loss of the garage court would not result in any notable adverse impact
with regard to highways safety and the amenity of the locality.
Whilst Ventnor Close may be fairly narrow, it is of sufficient width to
accommodate on road parking without prejudicing the free flow of traffic.
The proposal does provide for improvements to existing parking areas,
improving their attractiveness which is likely to result in greater use, and less
on-street parking. Such improvements would help encourage local residents to
utilise the off-street parking provision within the site.
Other considerations
Given that the application site has previously been used for garages, there is
the potential for contamination to exist. A condition requiring a land
contamination investigation together with any remediation works is
recommended.
Conclusion / Reason for Approval
It is therefore recommended that permission be granted as the principle of
residential development on the site is accepted and the design and layout of
the development is such that it would not be unduly harmful to the visual
amenities of the area or to the amenities of neighbouring residents. Whilst
concern has been raised by residents regarding parking, surveys by the
applicants and visits from officers would indicate that the proposed retention of
a parking area on site will ensure that there would be no adverse impact upon
the safe and free flow of traffic in the vicinity.
The reason for Coventry City Council granting planning permission is because
the development is in accordance with:
Policies BE2, BE20, AM19, AM22, H9, H12 of the Coventry Development Plan
2001, and the SPG on Design Guidance for New Residential Development.
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SCHEDULE OF CONDITIONS
Condition(s)
1. The development to which this permission relates must be begun
not later than the expiration of 3 years from the date of this
permission.
2. The development shall be carried out only in full accordance with
sample details of the external facing, roofing and paving materials
which shall be submitted to and approved in writing by the local
planning authority.
3. Notw ithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order
revoking and re-enacting that order with or without modification)
no windows or openings (apart from any shown on the approved
drawings) shall be formed at in the western facing elevation of the
dwellings hereby approved without the written approval of the local
planning authority and if any additional windows are subsequently
approved they shall only be glazed or re-glazed in accordance with
such approved details and any opening part of any window shall be
at least 1.7m above the floor of any room in which the window is
installed.
4. Notw ithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order
revoking and re-enacting that order with or without modification),
no further development shall take place within the curtilage of any
dwellinghouse hereby permitted, other than the painting of the
exterior of any building, without the written approval of the local
planning authority.
6. The development shall only be undertaken in accordance with
details of both hard and soft landscaping works which have been
submitted to and approved in writing by the local planning
authority. Details of hard landscaping works shall include
boundary treatment, including full details of the proposed
boundary walls, railings and gates to be erected, specifying the
colour of the railings and gates; footpaths; and hard surfacing
materials. The hard landscaping works shall be completed in full
accordance with the approved details within 3 months of the first
occupation of the residential accommodation hereby permitted;
and all planting shall be carried out in accordance with the
approved details in the first planting and seeding seasons
following the first occupation. Any tree or shrub which within a
period of 5 years from the completion of the development dies, is
removed or becomes seriously damaged or diseased shall be
replaced in the next planting season with another of similar size
and species, unless the local planning authority gives written
consent to any variation.
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7. The existing trees and shrubs indicated on the approved plans to
be retained shall not be cut down, grubbed out, topped, lopped or
uprooted without the written consent of the local planning
authority. Any trees or shrubs removed without such consent or
dying, or being severely damaged or diseased within five years
from the substantial completion of development shall be replaced,
as soon as practicable with trees and shrubs of such size and
species details of which must be submitted to and approved by the
local planning authority.
8. None of the dwellings hereby permitted shall be occupied until the
car parking and manoeuvring areas (including the communal
parking area) indicated on the approved drawings have been
provided and thereafter those areas shall be kept marked out and
available for such use at all times.
9. None of the dwellings hereby permitted shall be occupied unless
and until the improvement works to the nearby parking areas as
indicated on the approved plan number 2562-114 rev A and within
the application documentation have been carried out in full
accordance with such details and thereafter such improved parking
areas shall remain available for use at all times.
10. None of the dwellings hereby permitted shall be occupied unless
and until street lighting has been provided to the revised car
parking area to the east of the dwellings hereby permitted and the
public footpath immediately adjacent to the southern boundary of
the site in full accordance with details which have been submitted
to and approved in writing by the local planning authority, and
thereafter such lighting shall not be removed or altered in any way
without the prior written approval of the local planning authority
and shall be operated in full accordance with the approved details
at all times.
11. The development shall proceed only in accordance with detailed
measures to ensure that any vehicle, plant or equipment leaving
the application site does not carry mud or deposit other materials
onto the public highway, which shall have been submitted to and
approved in writing by the local planning authority. Such approved
measures shall thereafter continue while construction operations
are taking place.
12. An investigation and risk assessment, in addition to any
assessment provided with the planning application, must be
completed in accordance with a scheme to assess the nature and
extent of any contamination on the site, whether or not it originates
on the site and any report of the findings must be submitted to and
approved by the local planning authority prior to first occupation.
The report of the findings, to be conducted in accordance with
DEFRA and the Environment Agency's 'Model Procedures for the
Management of Land Contamination, CLR 11', must include;
(i) a survey of the extent, scale and nature of contamination;
(ii) an assessment of the potential risk to;
human health,
property (existing or proposed) including buildings, crops,
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livestock, pets, woodland and service lines and pipes,
adjoining land,
groundwaters and surface waters,
ecological systems,
archaeological sites and ancient monument;
(iii) an appraisal of remedial options, and proposal of the
preferred option(s).
13. The development shall be undertaken in accordance with a detailed
remediation scheme to bring the site to a condition suitable for the
intended use by removing unacceptable risks to human health,
buildings and other property and the natural and historical
environment must be prepared which shall be submitted to and
approved in writing by the Local Planning Authority. The scheme
must include all works to be undertaken, proposed remediation
objectives and remediation criteria, timetable of works and site
management procedures. The scheme must ensure that the site
will not qualify as contaminated land under Part 2A of the
Environmental Protection Act 1990 in relation to the intended use
of the land after remediation.
14. The approved remediation scheme must be carried out in
accordance with its terms prior to the commencement of
development other than that required to carry out remediation,
unless otherwise agreed in writing by the local planning authority.
The local planning authority must be given two weeks written
notification of commencement of the remediation scheme works.
Following completion of measures identified in the approved
remediation scheme, a verification report (referred to in PPS23 as a
validation report) that demonstrates the effectiveness of the
remediation carried out must be produced shall be submitted to
and approved in writing by the local planning authority.
15. In the event that contamination is found at any time when carrying
out the approved development that was not previously identified it
must be reported in writing immediately to the local planning
authority An investigation and risk assessment must be
undertaken in accordance with the requirements of condition
No.12, and where remediation is necessary a remediation scheme
must be prepared in accordance with the requirements of condition
No.13, which shall be submitted to and approved in writing by the
local planning authority.
Following completion of measures identified in the approved
remediation scheme a verification report must be prepared, which
is subject to the approval in writing of the local planning authority
in accordance with condition No.14.
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LIST OF BACKGROUND PAPERS
PROPER OFFICER: Group Manager Planning and Building Control
Author: Kurt Russell
ALL BACKGROUND PAPERS OPEN TO PUBLIC INSPECTION at City
Services & Development Directorate, Civic Centre 4, Much Park Street
and www.coventry.gov.uk
Planning Application File: FUL/2011/0568
Coventry Development Plan 2001
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