Agenda item

Erection of two storey detached dwelling including alterations to existing dwelling [Heworth Without Ward] [Site Visit]

Members considered a full application from Mr Nigel Travis for the erection of a two storey detached dwelling including alterations to an existing dwelling.

In their update to Members, Officers clarified a mistake at Paragraph 3.7 to the Officer’s report. It was reported that the site was not covered by Heworth Without Parish Council and therefore comments, as referred to in the report, would not be expected in relation to the application.

Further to this it was reported that three further objections to the application had been received.

Two objections in relation to revised drawings stated that;

·        The amendments were minor and did not address the main issues raised.

·        Development was inappropriate on this sensitive corner plot and the proposal should be rejected.

·        Major changes were proposed to the existing house to accommodate the proposal, suggesting that the site is too small and the limited separation gap would be out of keeping with the streetscene.

The other objection spoke about how the proposal would result in the loss of important open space, would be out of character and context with the area and contrary to Local Policies GP1 and GP10 and to the National Planning Policy Framework (NPPF).

Representations were received from a local resident in objection, Mr Bill Woolley. He raised concerns about the loss of open space, the subdivision of the plot and that the dwelling would be located in the front garden not the side garden as stated in the report.

Further representations in objection were received from Alison Rankin who lived in the adjacent property. She expressed concerns regarding overshadowing, loss of light and overdominance. She explained to Members how the proposed dwelling would overshadow her property to the front and rear of her house and that the view from the nearest part of her property to the dwelling would be of a blank wall.

Representations in support of the application were received from Mr Travis the applicant. He confirmed that the garden to the side of the existing plot was not used as amenity space, the hedging to the front and side would be retained and that there would be a nine foot distance between the host property and proposed dwelling. He also added that the proposed dwelling would use existing lines and materials.

During discussion comments were raised about the size of the current garden (which was larger than neighbouring properties) and the proposed garden for the new dwelling, it was suggested that the new garden would be smaller. Given that the new dwelling would also be located in the front garden it would detract from the streetscene, character of the area which had similar open areas at the front towards the road junctions in the area. It would also be overlooking to other properties. Members felt that this along with demolishing part of the host property constituted overdevelopment and loss of light as the new dwelling would be squeezed on to the existing plot. It was felt therefore that the proposal was contrary to the Council policies on overdevelopment and loss of space.

Resolved:  That the application be refused.

Reason:     The proposed new dwelling would result in a harmful loss of openness on this prominent corner site which is an important gap within the surrounding development and a characteristic of the locality. This would be detrimental to the character and amenity of the local environment. As such the proposal is contrary to the National Planning Policy Framework in that it fails to provide a positive improvement in the quality of the built environment and policies GP1c) (Design), GP10 (Subdivision of Gardens and Infill Development) and H4a (Housing Windfalls) of the Development Control Local Plan.