Policy Considerations The site is located within the Built-Up Area; as such there is no presumption against its redevelopment in principle. Policy G2 sets out key principles which every application must observe, including that developments will not unreasonably affect the character and amenity of the area, will not have an unreasonable impact on neighbouring uses and the local environment and provides a satisfactory means of access and adequate space for parking. Policy H8 reiterates these points and also states that proposals for new dwellings will normally be permitted within the boundary of the Built-Up Area provided that the proposal is appropriate in scale, form, massing, density and design to the site and its context and is in accordance with the required standards for housing as set by the Minister. Policy G3 calls for a high standard of design with all applications and requires the scale, form, massing, orientation, siting and density of development along with the relationship to existing buildings and the details, colours, materials and finishes of the proposal settlement form and character, topography, landscape features to be taken into consideration. Policy G15 allows for that the replacement of buildings where the proposed development would enhance the appearance of the site and its surroundings; replace a building that it is not appropriate to repair or refurbish, not have an unreasonable impact on neighbouring uses and involve the loss of a building that is unsympathetic to the character and amenity of the area. The existing dwelling on the site, is a poorly-constructed 1950s bungalow (inefficient in both its quality of construction and use of the site). In addition it is clearly of no especial architectural merit. In the circumstances the principle of the redevelopment of the site into a high quality housing development is considered acceptable, subject to the scheme meeting the above policy criteria. Land Use Implications The application proposes the redevelopment of a large Built-Up area site (currently a single dwelling) into three dwellings. Size, Scale & Siting The scheme is for three detached 2-storey 4-bedroom dwellings with garaging; however, this is a large plot and is considered capable of containing this level of development. The units are well sited in relation to one another and each has a reasonable sized garden (the smallest being 149m2). The development is set back from the road and the scale of the buildings is considered to be comparable to others in the immediate vicinity. Design & Use of Materials The Architect’s design statement describes the scheme as offering “a fresh contemporary design, but using familiar and traditional building forms”. This is considered to be an apt description – the houses are traditional in terms of their general form, massing and proportions but the detailing and materials are very contemporary. The elevational treatment includes horizontally-laid granite work (to the lower half of the building) with recessed joints providing a highly-textured surface. A steel channel will form a band around the centre of each building and then the upper floor will be a crisp, smoothly-rendered surface by way of contrast. Fenestration and rainwater goods are to be grey pre-powder coated aluminium and the roofs will be in slate. Impact on Neighbours The impact on neighbouring properties is considered reasonable. To the north and west of the site is open sports fields and a car park, to the east is the main road, La Rue des Landes, whilst the traditional group of buildings to the south has its driveway access adjacent to the Collingwood site. Therefore, there is not considered to be any significant issue with regard to overlooking or loss of privacy. Access, Car parking and Highway Considerations As noted, TTS Highways are satisfied with the proposed new access onto La Rue des Landes as it meets with their full requirements. In addition, because the roadside boundary is being completely reconstructed, Highways have requested that a footpath be incorporated into the scheme as a form of planning gain. It is proposed to condition this as part of the approval. Foul Sewage Disposal To mains drains connection Landscaping issues A significant landscaped buffer zone is to be incorporated as part of the development – this will enhance the setting of the development within the streetscape. More generally, it is anticipated that standard domestic landscaping will occur. Other Material Considerations In the interests of green ‘eco-development’, the new houses will incorporate recessed / integral solar panelling. |