Agenda item

Demolition of existing bungalow and garage/office and erection of 10no. dwellings

Consideration was given to the report of the Senior Planning Officer regarding an application for the demolition of an existing bungalow and garage/office and the erection of 10no. dwellings (for copy see file of Minutes).

S Pilkington, Senior Planning Officer gave a detailed presentation on the application which included photographs of the site.

Charlotte Tucker addressed the Committee on behalf of a local family in objection to the application. She explained that the family supported development of the site but had a number of concerns about the proposals.

The site was situated within the Conservation Area adjacent to a listed building. The development would be completely out of character and the developer had included as many houses as possible on the site. This would affect the character and appearance of the Conservation Area. 10 semi-detached dwellings would not be in-keeping with Frosterley and she referred in particular to the negative impact of plot 1. Local and National Planning Policy had to be carefully considered alongside a Conservation Area and any development should enhance heritage assets. A high quality scheme of lower density would be more appropriate.

Due to the high density there was no room to provide adequate gardens and the loss of the bungalow was a major concern. She noted that works to the bungalow were currently being carried out to the windows and doors. This appeared to be at odds with the proposals to demolish the dwelling.

Charlotte Tucker continued by referring to the potential for noise conflict and asked that noise mitigation measures be carried out prior to the commencement of any works on site.

In conclusion the scheme would have an impact on Frosterley and any development of the site should preserve and enhance the Conservation Area.

John Taylor, the applicant’s architect addressed the Committee.  He explained that the dwellings were modest and the proposals fully complied with policies in the Wear Valley Local Plan and the NPPF. No objections had been received from Design and Conservation, Environmental Health or from the Arboricultural Officer. The scheme had been designed in a traditional manner using traditional materials which reflected the character of the Dale.

The site had been redundant for a number of years and had become unsightly. The site was classed as previously developed land and proposed density was in line with planning policy. The proposed development would be an asset to the village, was a small scheme comprising of family homes and would contribute to the housing stock in the Dale. The site was highly sustainable with good links to community facilities and the rest of the Dale.

In accordance with the NPPF this development would enhance and maintain the vitality of a rural community and would help sustain the village. His client had advised that the properties would be for the rental market.

The Senior Planning Officer responded to the comments made. He advised that revisions had been made to the scheme to improve the layout which was now deemed to be appropriate. The design of the dwellings would enhance and protect the Conservation Area and was typical of other parts of the village and the Dales area. 

The Senior Planning Officer then responded to questions from Councillor Clare about site density and the potential for noise conflict. Development in the rest of the village was of a similar density and this was an in-fill site. Environmental Health felt that there was a potential conflict with the haulage operation opposite the site, however condition 7 in the report would mitigate this. The haulage business had been operating successfully for some years within a predominantly residential environment and therefore conflict was not anticipated. 

Councillor Richardson advised that having listened to the Officer’s presentation and the submissions of the objector, he considered that site density was too high on a plot of this size with limited parking facilities. He was concerned that vehicles would park on the narrow roadside.

The Senior Planning Officer advised that the layout was informed by the access into the site. Each property had 2 spaces with a garage with the exception of Plot 1. Parking would be contained within the site.  

Councillor Nicholson was of the view that this site was currently an eyesore in a beautiful part of the County. He had heard the submissions for and against the scheme and in conclusion supported the Officer’s recommendation.

Concern was expressed by Councillor Kay with regard to site egress onto the A689 near a deceptively tight bend. He sought an assurance that egress from the eastern side travelling from Cragg Cottages met requirements in terms of visibility.

D Stewart, Highways Officer responded that this was formerly a commercial depot with buses entering and leaving the site onto the A689. He acknowledged the constraints in terms of visibility to the east but minimum requirements were met.

Councillor Armstrong was pleased that the applicant had reduced the number of dwellings to 10 and the properties were modest. The scheme would help young people stay in the village, and would also bring jobs to the area.

Councillor Nicholson moved and Councillor Armstrong seconded that the application be approved.

Resolved:

That the application be approved subject to the conditions in the report and to the completion of a Section 106 Legal Agreement to secure a financial contribution of £10,000 towards the provision/maintenance of open space and recreation facilities in the locality.