Agenda item

Erection of detached two-storey dwelling with front and rear dormer window to side of 39 St Pauls Square. [Holgate Ward] [Site Visit].

Members considered a full application submitted by Mr and Mrs Gardiner for the erection of a detached two-storey dwelling with front and rear dormer windows to the side of 39 St Paul’s Square.

Officers circulated an update (full details of which are attached to the online agenda for the meeting) in relation to the following:

• Comments of the Conservation Area Advisory Panel;
• Drainage engineers comments;
• Details of a further letter of objection from the occupants of 24 St Paul’s Square;
• Additional and amended conditions relating to:
  • Foul and surface water drainage
  • Removal of permitted development rights
  • Amendments to Condition 13 requiring large scale details of a number of areas.

Members questioned a number of aspects of the application and report, including:

Representations were received from a representative of the St Paul’s Square Association. He confirmed that they did not object to the principle of residential development but had three objections to this scheme. These related to the size and height of the dwelling in relation to the site, future maintenance difficulties and concerns at the provision of no off street parking for a 6 bed property.  He stated that a more modest dwelling, which reflected No. 39, would be more appropriate as it was important that the details were correct. 

Representations in support of the scheme were received from the applicant’s agent. He referred to lengthy negotiations with both the Planning and Conservation officers, which had resulted in the present application. He referred to the access/maintenance concerns and confirmed that the applicant would be happy to grant a right of access for neighbours to carry out any necessary works. Regarding the ground stability he confirmed that their structural engineers would be able to design foundations, which overcome any problems. He pointed out that the site was in a sustainable location and that off street parking could be provided if required.

Certain members went onto raise concerns about the possible breach in the front railings required to gain vehicular access to the site and to Highway Officers comments in relation to the property size and multiple car use. They felt that amendments could be made to the scheme to enable off street parking to be provided whilst maintaining the overall width of the property.

Councillor Moore then moved and Councillor B Watson seconded that the application be approved subject to an additional condition requiring details of the method of piling. On being put to the vote the motion was lost.

Following further discussion Councillor Steve Galloway moved and Councillor Gillies seconded that the application be refused on highway grounds.

RESOLVED:             That the application be refused.

REASON:                  The proposed development would result in an increased demand for on-street parking in an area where present demand for available on-street parking in the vicinity of the site is high. The Local Planning Authority considers that the additional demand for parking which would be generated by the development cannot be accommodated within the public highway, without unacceptable compromises being made both in terms of road safety and traffic congestion.