DEVELOPMENT MANAGEMENT COMMITTEE 21 SEPTEMBER 2020

Case No: 19/02495/FUL (FULL PLANNING APPLICATION) Proposal: EXTENSION TO OUTBUILDING AND PARTIAL
CONVERSION TO A DWELLING Location: LAND AT 55 HIGH STREET WARBOYS Applicant: MR PAUL JEFFRIES Grid Ref: 530779 280179 Date of Registration: 19.12.2019 Parish: WARBOYS
RECOMMENDATION - APPROVE
1. ADDENDUM REPORT
1.1 This application is referred to the Development Management Committee (DMC) following the deferral by Members at the DMC on 22nd June 2020. Members resolved that the application be deferred to allow Officers to obtain clear information in respect of access arrangements to the proposed dwelling, with specific reference to access for the fire service.
Fire Safety 1.2 Following deferral of the application by Members at June’s DMC
meeting, comments have been sought from the Cambridgeshire Fire & Rescue Service with regards to fire safety for the proposed dwelling. Cambridgeshire Fire & Rescue Service have advised that either all areas of the property must be within 45metres (of a fire appliance) whilst the fire appliance is parked outside number 55 High Street, Warboys or a sprinkler system must be installed in accordance with BS9251:2014. A copy of the full response from Cambridgeshire Fire & Rescue Service is attached for reference.
1.3 The Agent for the applicant has provided a plan which shows that all areas of the property are within 45metres if the fire appliance is able to access the driveway of No. 55 High Street, Warboys. However, should the driveway be otherwise occupied, the 45metres maximum can not be achieved and the Agent has therefore agreed to install a sprinkler system. The installation of
the sprinkler system shall be secured by condition, in the interest of fire safety.
Conclusion 1.4 In accordance with the advice received from Cambridgeshire Fire
& Rescue Service, satisfactory arrangements can be achieved with regards to fire safety. Whilst the 45metre maximum distance can only be achieved if the fire appliance can access the driveway of No. 55 High Street, it can be secured that a sprinkler system in accordance with BS9251:2014 is to be installed prior to first occupation of the proposed dwelling, which addresses the requirements of Cambridgeshire Fire and Rescue Service.
1.5 All other planning matters were addressed in the original Officer Report for the Development Management Committee from June 2020 and remain unchanged. The Officer recommendation therefore remains one of approval subject to conditions, to include the installation of a sprinkler system in the interest of fire safety.
2. RECOMMENDATION - APPROVAL subject to conditions to include the following
• Time limits • Approved Plans • Materials to match existing outbuilding • Sprinkler system in accordance with BS9251:2014 • Ecological enhancements • Accessible and adaptable homes • Water efficiency • Remove PD rights
If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs
CONTACT OFFICER:
Enquiries about this report to Karina Adams Development Management Officer – [email protected]
From: Kevin Laska To: Pearson, Laura (Planning) Subject: RE: 19/02495/FUL Land at 55 High Street, Warboys; Fire service access & sprinklers Date: 04 August 2020 16:12:12 Attachments: image001.png
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Hi Laura, Assuming that access can be made within the 45 meters of all points in the dwelling whilst fire appliance is parked outside number 55, than I would agree that adequate access has been made. If not the only other option I could see from looking at the plans (as there does not seem to be adequate access down the side of No.55), is to install sprinklers. I would also recommend that a scale drawing is produced (if not done already) confirming the distance is accurate for the 45 meters. Please find guidance below relating to the two options. ADB Volume 1 Fire Service vehicle access should be provided in accordance with Section 13 of Approved Document B Volume 1. Dead-end access routes longer than 20m require turning facilities, as in Diagram 13.1 of ADB Volume 1. Turning facilities should comply with the guidance in Table 13.1. Fire and rescue service vehicles should not have to reverse more than 20m from the end of an access road. There should be vehicle access for a pump appliance to within 45m of all points within each dwelling-house. Where the proposed new dwelling cannot meet access requirements for fire appliances, a domestic sprinkler system should be provided in accordance with BS 9251:2014 as a compensatory feature. BS 9991:2015 Where sprinklers in accordance with BS 9251:2014 or BS EN 12845 (see 11.2, Table 2) are fitted throughout a house or block of flats:- a) the distance between the fire appliance and any point within the house (in houses having no floor more than 4.5 m above ground level) may be up to 90 m; b) the distance between the fire and rescue service pumping appliance and any point within the house or flat may be up to 75 m (in houses or flats having one floor more than 4.5 m above ground level). Regards
From: Pearson, Laura (Planning) <[email protected]> Sent: 04 August 2020 12:57 To: Kevin Laska <[email protected]> Cc: Adams, Karina (Planning) <[email protected]> Subject: RE: 19/02495/FUL Land at 55 High Street, Warboys Sorry Kevin, Just to add, the Agent has provided the attached information. I would be grateful for your thoughts on the content of their email. Many thanks. Kind Regards, Laura Laura Pearson Development Management Team Leader (North) Development Services Corporate Delivery Huntingdonshire District Council Pathfinder House, St Marys Street Huntingdon PE29 3TN Email: [email protected] Please visit the Planning Pages of our new website at http://www.huntingdonshire.gov.uk/planning for all planning related enquiries, including full details of the pre-application services we are providing. Any comments represent the informal opinion of an officer of Huntingdonshire District Council. These comments are made without prejudice to any eventual determination through the planning process.
Should you require anything further, please do not hesitate to contact me. And apologies if Karina contacted you separately and you replied directly. Karina is unfortunately poorly at the moment. Therefore, please would you be able to forward any previous correspondence to me? Thank you in advance. Kind Regards, Laura Laura Pearson Development Management Team Leader (North) Development Services Corporate Delivery Huntingdonshire District Council Pathfinder House, St Marys Street Huntingdon PE29 3TN Email: [email protected]
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GREEN PAPERS FOLLOW
Case No: 19/02495/FUL (FULL PLANNING APPLICATION) Proposal: EXTENSION TO OUTBUILDING AND PARTIAL
CONVERSION TO A DWELLING Location: LAND AT 55 HIGH STREET WARBOYS PE28
2TA Applicant: MR PAUL JEFFRIES Grid Ref: 530779 280179 Date of Registration: 19.12.2019 Parish: WARBOYS
RECOMMENDATION - APPROVE This application is referred to the Development Management Committee (DMC) in accordance with the Scheme of Delegation as the proposal is for a dwelling within Warboys Conservation Area and the Officer recommendation of approval is contrary to Warboys Parish Council's recommendation of refusal.
1. DESCRIPTION OF SITE AND APPLICATION 1.1 This site is located to the rear of No. 55 High Street within the
garden associated with the property. Within the site are two existing outbuildings and a wooden shed. As part of this application, the smaller outbuilding is to be demolished whilst the larger outbuilding is to be retained and extended with the addition of a basement.
1.2 The northern (rear) and part of the eastern boundary of the site is
marked by a 2.3m high wall whilst the western and remainder of the eastern boundary is marked by a 1.8m high fence. All existing boundary treatments are to be retained.
1.3 No. 55 High Street is a brick-built 2-storey semi-detached
dwelling with existing extensions including a single storey garage to the side of the property. The application site is within Warboys Conservation Area.
1.4 The application is for full planning permission for the conversion
of and extension to the larger outbuilding to form a separate dwelling with a basement, following the demolition of the smaller outbuilding. The proposal would sub-divide the existing plot at 55 High Street.
1.5 The site is within Flood Zone 1 as detailed within the SFRA
2017. 1.6 The application is accompanied by a completed unilateral
undertaking for wheeled bin contributions.
2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (19th February 2019)
(NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'
2.2 The NPPF 2019 sets out the Government's planning policies for
(amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.
2.3 Planning Practice Guidance and the National Design Guide are also relevant and a material consideration.
For full details visit the government website National Guidance
3. PLANNING POLICIES 3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019)
• LP1: Amount of Development • LP2: Strategy for Development • LP4: Contributing to Infrastructure Delivery • LP6: Waste Water Management • LP8: Key Service Centres • LP11: Design Context • LP12: Design Implementation • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and vehicle movement • LP25: Housing Mix • LP30: Biodiversity and Geodiversity • LP34: Heritage Assets and their Settings
3.2 Supplementary Planning Documents (SPD) and Guidance:
• Huntingdonshire Design Guide SPD (2017)
• Developer Contributions SPD 2011 • Annual Monitoring Review regarding housing land supply. • Warboys Conservation Area Character Statement 2006
Local For full details visit the government website Local policies
4. PLANNING HISTORY 4.1 19/70058/PENQ - Change of use of existing
outbuilding/workshop to domestic dwelling and formation of its own curtilage – 26.04.2019
Officers were generally supportive of the proposal at pre- application stage subject to final details.
5. CONSULTATIONS 5.1 Warboys Parish Council: recommends refusal - the proposed
development would be overdevelopment of the site and the lack of provision for off-street parking by the occupants of the proposed dwelling would exacerbate existing traffic congestion on the High Street by resulting in additional parking in the carriageway.
5.2 CCC Highways as Local Highway Authority: The site in question
is located on and served from High Street Warboys which is a B classification road. In relation to the design and access statement and the application form, there would appear to be no change in the amount of parking provision from the single dwelling to the two dwellings. The vehicle access to number 55 does not conform to a shared access standard that would be required by the highway authority. Any shared access would need to be a minimum of 5m in width for a distance of 10m which would allow two vehicles to use the access simultaneously. The plans submitted do not indicate any parking space within the site associated with the new dwelling. But does indicate within the access statement:- “The arrangement will maintain parking for two vehicles on the drive between the garage and the front boundary of the property and utilize on street parking that exists along the highway” Therefore the application form is incorrect as the site only has two spaces at present. With presumably the additional property Indicated as parking on street only?
6. REPRESENTATIONS 6.1 No objections received at time of determination.
7. ASSESSMENT 7.1 When determining planning applications, it is necessary to
establish what weight should be given to each plan’s policies in order to come to a decision. The following legislation, government policy and guidance outline how this should be done.
7.2 As set out within the Planning and Compulsory Purchase Act
2004 (Section 38(6)) and the Town and Country Planning Act 1990 (Section 70(2)) in dealing with planning applications the Local Planning Authority shall have regard to have provisions of the development plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraph 47 of the NPPF (2019). The development plan is defined in Section 38(3)(b) of the 2004 Act as “the development plan documents (taken as a whole) that have been adopted or approved in that area”.
7.3 In Huntingdonshire the Development Plan consists of:
* Huntingdonshire’s Local Plan to 2036 (2019) *Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy (2011) * St Neots Neighbourhood Plan 2014-2029 * Godmanchester Neighbourhood Plan (2017) * Houghton and Wyton Neighbourhood Plan (2018) * Huntingdon Neighbourhood Plan (2019)
7.4 The statutory term ‘material considerations’ has been broadly
construed to include any consideration relevant in the circumstances which bears on the use or development of the land: Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, paragraph 2 confirms that it is a material consideration and significant weight is given to this in determining applications.
7.5 The main issues to consider in the determination of this
application are: • Principle of Development • Design, Visual Amenity and impact on the character and
appearance of the Conservation Area • Residential amenity • Highway safety and Parking Provision • Biodiversity • Other Matters • Developer Contributions
Principle of Development 7.6 The application site falls within the built-up area of Warboys,
which is defined as a Key Service Centre within Policy LP8 of the Huntingdonshire Local Plan to 2036. Policy LP8 outlines that “A proposal for development on a site which is additional to those allocated in this plan will be supported where it is located within a built-up area of a Key Service Centre”.
7.7 The presumption in favour of sustainable development is clearly
outlined within the NPPF, with the goal of creating positive improvements in the quality of the built environment, which includes widening the choice of high-quality homes.
7.8 The site is located within the built up area of the Key Service
Centre of Warboys in a sustainable and accessible location and the principle of development is acceptable and accords with the NPPF and policies LP2 and LP8 of the Local Plan to 2036.
Design, Visual Amenity and impact on the character and appearance of the Conservation Area 7.9 Whilst the small outbuilding is of some merit, the proposal to
demolish it does not require planning permission. 7.10 It is considered that the scale, bulk and design of the proposed
extension to facilitate the conversion of the outbuilding to a dwellinghouse complements the host building and would represent an appropriate addition. The proposed changes to the materials and fenestration of the existing building are considered acceptable and will sit comfortably within the context of the wider area.
7.11 Whilst the dwelling would be situated to the rear of Number 55
High Street, it would sit comfortably alongside other existing residential development and therefore would neither conflict with the pattern of development in the locality nor would it be harmful to the character and appearance of the Conservation Area.
7.12 It is therefore considered that the proposed development would
not result in an adverse impact upon visual amenity of the area and, for the reasons outlined above, would have a neutral impact upon the character and appearance of the Conservation Area. The proposal would therefore comply with the Policies LP2, LP11, LP12 and LP34 of the Local Plan to 2036, Warboys Conservation Character Statement and the NPPF 2019 in this regard.
Residential Amenity 7.13 Given the single storey nature of the dwelling, the development
is considered acceptable in terms of overshadowing, overlooking, overbearing impact, loss of privacy, loss of light and
would not have a significant impact upon the amenities of existing neighbouring properties. The design of the proposed dwelling would also secure a high standard of amenity for future occupiers of the proposed development.
7.14 It is however considered appropriate to remove Permitted
Development rights for further extensions and alterations to the new dwelling, in the interest of residential amenity. This shall not necessarily preclude further extensions and alterations to the dwelling but shall enable the impacts upon residential amenity to be assessed as part of any future planning application for such proposals.
7.15 The proposal is considered to accord with the NPPF paragraph
127(f) and policy LP14 of the Local Plan to 2036.
Highway Safety 7.16 No on-site parking is allocated for the new dwelling and it is
suggested that any vehicles associated with the property be parked on the High Street. Whilst this is not ideal, it is acknowledged that there are no on-street parking restrictions in this area and during the site visit a number of cars were parked along the roadside. It is considered that any cars parked on the road will be able to manoeuvre to and from the kerbside without a detrimental impact on highway safety and therefore, on balance, a lack of dedicated on site parking in this location is not considered a sustainable reason for refusal.
7.17 Cycle parking is to be provided for both the existing and
proposed dwelling in accordance with policy LP 17 of the Local Plan to 2036.
7.18 Overall the proposal is considered to accord with paragraph 108
of the NPPF 2019 and policies LP16 and LP17 of the Local Plan to 2036.
Biodiversity 7.19 Paragraph 170 of the NPPF states Planning policies and
decisions should contribute to and enhance the natural and local environment.
7.20 Policy LP30 of the Local Plan to 2036 states that development
proposals should demonstrate that all potential adverse impacts on biodiversity have been investigated. Any proposal that is likely to have an impact, directly or indirectly on biodiversity will need to be accompanied by an appropriate appraisal, such as a Preliminary Ecological Appraisal (PEA). LP30 also states that all proposals must also demonstrate a net gain in biodiversity where possible.
7.21 It is acknowledged that the outbuilding to be removed may have the potential to serve bats; however, as this can be removed without planning permission it is not reasonable to require a bat survey. Should any bats be found on site, these remain protected under European Legislation.
7.22 In this instance, there are no ecological records to suggest the
presence of any protected species on site and the proposal is not removing any habitats such as trees or significant vegetation. Officers consider that the development can ensure no net loss in biodiversity. A net gain may be readily achieved subject to a condition requiring compliance with the mitigation measures within the report, and subject to the recommended biodiversity enhancements being incorporated. Subject to conditions, the proposal is therefore considered to be in accordance with Paragraph 170 of the NPPF 2019 and Policy LP30 of the Huntingdonshire Local Plan to 2036.
Other Matters Housing Mix – accessible and adaptable homes: 7.23 Policy LP25 of the Local Plan to 2036 provides guidance on
accessible and adaptable homes and states that all proposals for housing should include a commitment to design and build the whole proposed scheme to the M4(2) standards unless it can be demonstrated that site-specific factors make achieving this impracticable or unviable.
7.24 The agent for the application has confirmed that the proposed
development will comply with the above standards, and a condition will be attached to any consent to secure this.
Water Efficiency:
7.25 Policy LP12, Criteria j, of the Local Plan to 2036 requires all new
dwellings to be in compliance with Building Regulations approved document G, which sets out standards for water efficiency.
7.26 The agent for the application has confirmed that the proposed
development will comply with the above standards, and a condition will be attached to any consent to secure this.
Infrastructure requirements and CIL 7.27 For this proposed development of one dwelling the only
infrastructure requirement is for the provision of wheeled bins. A Unilateral Undertaking under Section 106 of the Town and Country Planning Act 1990 has been provided for a financial contribution towards the provision of wheeled refuse bins. The proposal would generate a need for such facilities, the amount of the contribution is appropriate to the proposed development and
is supported by planning policy. The contribution is considered necessary to make the development acceptable in planning terms.
7.28 The Community Infrastructure Levy will generate funding to
deliver a range of District-wide and local infrastructure projects that support residential and economic growth, provide certainty for future development, and benefit local communities. It allows the District Council to work with infrastructure providers and communities to set priorities for what the funds should be spent on and provides a predictable funding stream so that the delivery of infrastructure can be planned more effectively.
Conclusion 7.29 Having regard to applicable national, local and neighbourhood
planning policies it is considered that the subdivision of the site and creation of a new dwelling, utilising the existing outbuilding with extension and alterations, is considered to be appropriate development within the wider context of the area. Furthermore, the proposal has no significant detrimental impact upon the character and appearance of the Conservation Area; has no detrimental effect on the amenity of any neighbouring occupiers and has no impact upon highways safety. A net gain in biodiversity can also be secured subject to condition.
7.30 There are no other material planning considerations which have
a significant bearing on the determination of this application. For these reasons, the proposal is considered to constitute sustainable development and accords with the Development Plan. There are no overriding material considerations that indicate that permission should not be granted in this instance and the application is therefore recommended for approval subject to the stated planning conditions.
• Time limits • Approved Plans • Materials to match existing outbuilding • Ecological enhancements • Accessible and adaptable homes • Water efficiency • Remove PD rights
If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to CONTACT OFFICER: Enquiries about this report to Karina Adams Development Management Officer [email protected]
Application Ref: 19/02495/FULo © Crown copyright and database rights 2020 Ordnance Survey HDC 100022322
1:1,250Scale = Date Created: 15/04/2020
DEVELOPMENT MANAGEMENT COMMITTEE 21 SEPTEMBER 2020
CONTACT OFFICER:
2. NATIONAL GUIDANCE
3. PLANNING POLICIES
4. PLANNING HISTORY
Principle of Development
Design, Visual Amenity and impact on the character and appearance of the Conservation Area
Residential Amenity
Highway Safety
CONTACT OFFICER:
4. PLANNING HISTORY
Residential Amenity
Highway Safety
CONTACT OFFICER:
4. PLANNING HISTORY
Residential Amenity
Highway Safety
CONTACT OFFICER: