Reference: Site - Thurrock€¦ · Planning Committee 29 October 2015 Application Reference: 15/00833/FUL construction of 3 two-bedroom houses with associated parking facilities

Planning Committee 29 October 2015 Application Reference: 15/00833/FUL

Reference:15/00833/FUL

Site: 46 Lucas RoadGraysEssexRM17 5AJ

Ward:Grays Thurrock

Proposal: Partial demolition and reconstruction of 48 Lucas Road to form access road and the erection of 3 no. two bedroom houses with parking to land at 46 and 48 Lucas Road

Plan Number(s):Reference Name Received 1-001 Elevations 14th July 2015 0-002 Site Layout 14th July 2015 0-001 Location Plan 14th July 2015 1-003 Elevations 14th July 2015 1-002A Elevations 18th September 2015 0-003A Site Layout 18th September 2015 3-001A Other 18th September 2015

The application is also accompanied by:

- Design and Access Statement

Applicant:Mr Komol Miah

Validated: 14 July 2015Date of expiry: 8 September 2015

Recommendation: Approve, subject to conditions.

This application has been called-in for determination by Councillors Gupta, Hipsey, C Kent, J Kent, B Rice and Stone to consider specifically concerns about access and parking.

1.0 DESCRIPTION OF PROPOSAL

1.1 This application seeks planning permission for the partial demolition and reconstruction of No.48 Lucas Road to form an access road and the


construction of 3 two-bedroom houses with associated parking facilities.

2.0 SITE DESCRIPTION

2.1 A pair of semi-detached properties currently occupies the application site. The site is found within a fairly uniform street scene characterised by two storey semi- detached houses.

2.2 The rear gardens of No. 46 and 48 Lucas Road are elevated in comparison to the properties fronting onto Lucas Road, with a step in the gardens of approximately 1 metre. The adjacent property at 50 Lucas Road benefits from a rear conservatory.

3.0 RELEVANT HISTORY

Reference Number Description Decision08/00611/FUL Partial demolition and

reconstruction of 48 Lucas Road to form access road and 3no two bedroom houses with garages and parking

Approved (not implemented and permission has expired)

08/00248/FUL Partial demolition and reconstruction of 48 Lucas Road to form access road and 3no two bedroom houses with garages and parking

Refused

05/01148/FUL Demolition of 2 no existing houses and erection of 2 storey block of 5 no supported housing units and associated car parking spaces

Refused

4.0 CONSULTATIONS AND REPRESENTATIONS

4.1 Detailed below is a summary of the consultation responses received. The full version of each consultation response can be viewed on the Council’s website via public access at the following link:www.thurrock.gov.uk/planning/15/00833/FUL

PUBLICITY:

4.2 The application has been advertised by way of neighbour letters. Two responses have been received raising the following summarised concerns:

http://www.thurrock.gov.uk/planning/15/00833/FUL


- Two storey properties at the rear of the garden would be too high and would overlook neighbouring properties;

- Single storey properties would be preferable;- The rear gardens slope steeply upwards towards the end of the

gardens and there would be a need for excavation at the rear;- Proposed parking provision appears inadequate and provision of

refuse and recycling facilities is needed;- The proposed building works would cause an upheaval for

neighbours and would have an impact on neighbour amenity.

4.3 Members will be updated at the meeting should any further letters of representation be received.

HIGHWAYS:

No objections, subject to conditions.

WASTE AND RECYCLING:

No objections.

5.0 POLICY CONTEXT

National Planning Policy Framework

5.1 The NPPF was published on 27th March 2012. Paragraph 13 of the Framework sets out a presumption in favour of sustainable development. Paragraph 196 of the Framework confirms the tests in s.38 (6) of the Planning and Compulsory Purchase Act 2004 and s.70 of the Town and Country Planning Act 1990 and that the Framework is a material consideration in planning decisions. Paragraph 197 states that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development.

5.2 The following headings and content of the NPPF are relevant to the consideration of the current proposals.

1. Building a strong, competitive economy 6. Delivering a wide choice of high quality homes7. Requiring good design

Planning Practice Guidance (PPG)

5.3 In March 2014 the Department for Communities and Local Government (DCLG) launched its planning practice guidance web-based resource. This was accompanied by a Written Ministerial Statement which includes a list of the previous planning policy guidance documents cancelled when the NPPF was launched. PPG contains 42 subject areas, with each area


containing several sub-topics. Those of particular relevance to the determination of this planning application comprise:

- Design;- Planning obligations and; - The use of planning conditions.

Local Planning Policy

Thurrock Local Development Framework 5.4 The Council adopted the “Core Strategy and Policies for the Management

of Development Plan Document” in December 2011.The following Core Strategy policies apply to the proposals:

Thematic Policies:

- CSTP22 Thurrock Design- CSTP23: Thurrock Character and Distinctiveness2

Policies for the Management of Development:

- PMD1: Minimising Pollution and Impacts on Amenity2 - PMD2: Design and Layout2 - PMD8: Parking Standards3

[Footnote: 1New Policy inserted by the Focused Review of the LDF Core Strategy. 2 Wording of LDF-CS Policy and forward amended either in part or in full by the Focused Review of the LDF Core Strategy. 3 Wording of forward to LDF-CS Policy amended either in part or in full by the Focused Review of the LDF Core Strategy].

Focused Review of the LDF Core Strategy

5.5 This Review was commenced in late 2012 with the purpose to ensure that the Core Strategy and the process by which it was arrived at are not fundamentally at odds with the NPPF. There are instances where policies and supporting text are recommended for revision to ensure consistency with the NPPF. The Review was submitted to the Planning Inspectorate for independent examination in August 2013. An Examination in Public took place in April 2014. The Inspector concluded that the amendments were sound subject to recommended changes. Thurrock Council adopted the Core Strategy and Policies for Management of Development Focussed Review: Consistency with National Planning Policy Framework on 28 January 2015.

Draft Site Specific Allocations and Policies DPD

5.6 This Consultation Draft “Issues and Options” DPD was subject to consultation commencing during 2012. The Draft Site Specific Allocations DPD ‘Further Issues and Options’ was the subject of a further round of consultation during 2013. The application site has no allocation within either of these draft documents. The Planning Inspectorate is advising local


authorities not to continue to progress their Site Allocation Plans towards examination where their previously adopted Core Strategy is no longer in compliance with the NPPF. This is the situation for the Borough.

Thurrock Core Strategy Position Statement and Approval for the Preparation of a New Local Plan for Thurrock

5.7 The above report was considered at the February meeting 2014 of the Cabinet. The report highlighted issues arising from growth targets, contextual changes, impacts of recent economic change on the delivery of new housing to meet the Borough’s Housing Needs and ensuring consistency with Government Policy. The report questioned the ability of the Core Strategy Focused Review and the Core Strategy ‘Broad Locations & Strategic Sites’ to ensure that the Core Strategy is up-to-date and consistent with Government Policy and recommended the ‘parking’ of these processes in favour of a more wholesale review. Members resolved that the Council undertake a full review of Core Strategy and prepare a new Local Plan.

6.0 ASSESSMENT

6.1 The principal issues to be considered in this case are:

I.Plan designation and principle of developmentII.Amenity Impacts

III.Highways Parking and RefuseIV.Infrastructure Contributions

I. PLAN DESIGNATION AND PRINCIPLE OF DEVELOPMENT

6.2 The site is located within a residential area and is not subject of any Development Plan policies that would prevent infill development in principle. As can be seen from the history section above, planning permission was granted for a very similar development in 2008 (08/00611/FUL). Whilst this permission has since lapsed it remains a material consideration that should be given weight in the decision making process.

6.3 Whilst the policy context has evolved since 2008, (Core Strategy adopted in 2011 and the NPPF published in 2012) there is nothing in either of those documents that would preclude, in principle, this form of development in this location. Indeed, current government guidance sets out that housing applications should be considered ‘…in the context of the presumption in favour of sustainable development’ (NPPF, para 49). The development proposed would contribute towards housing provision in the Borough, within an existing urban settlement in accordance with the broad aims of the NPPF.

6.4 In conclusion under this heading, given the allocation of the site within the LDF-CS, previous planning approval and the thrust of government


guidance, no objection is raised to the principle of the development.

II. DESIGN, LAYOUT AND REALTIONSHIP WITH SURROUNDINGS

6.5 The dwellings would be arranged as a pair of semi-detached houses and a single detached house. The proposed dwellings proposed are almost identical to that approved in 2008; they would feature gabled / cat-slide roofs and be constructed from materials reflecting the prevailing character of the location. Similarly, the layout is very similar to that which was approved in 2008; the only difference is a wider access and the provision of larger bin stores.

6.6 The proposed dwellings would be arranged around a paved courtyard, with the rear gardens backing onto the properties located in Lodge Lane and 44 Lucas Road. The properties would be afforded with adequate garden areas for the size of properties proposed, in compliance with Council standards. The surrounding properties benefit from large rear gardens and as such the impact of the dwellings upon the residential amenity of surrounding occupiers is not considered to be unacceptable as there would be significant separation and space between the proposed dwellings and the surrounding existing properties. It is not considered that an objection based upon the impact of the development upon surrounding residents’ amenities could be substantiated, particularly as a very similar scheme has previously been approved by the Council using the same standards (contained within Annexe 1 of the Local Plan).

III. HIGHWAYS PARKING AND REFUSE

6.7 The parking plan submitted by the applicant demonstrates that adequate parking provision could be made within the site. There are no objections from the Council’s Highways Officer to the level of parking provision or access to the site.

6.8 The Council’s Highway Officer has advised that a separate double vehicle crossover would need to be provided for No.46 and 48 Lucas Road and the existing crossover for 46 Lucas Road, to the east of the property frontage, should be retained. These matters could be controlled via suitable planning condition.

6.9 The plans show that space is available within the site to accommodate refuse storage. The waste and recycling team raise no objections to the arrangement proposed.

6.10 Accordingly, on highways grounds the proposal is considered to be acceptable.

IV. INFRASTRUTURE CONTRIBUTIONS

6.11 Policy PMD16 of the Core Strategy indicates that where needs would arise as a result of development; the council will seek to secure planning


obligations under Section 106 of the Town and Country Planning Act 1990 and any other relevant guidance. The Policy states that the Council will seek to ensure that development contribute to proposals to deliver strategic infrastructure to enable the cumulative impact of development to be managed and to meet the reasonable cost of new infrastructure made necessary by the proposal.

6.12 The Council’s Infrastructure Requirements List (IRL) focusses on identifying the impact of development proposals on local infrastructure. In this instance, the proposal is for a small scale development and no infrastructure requirements have been identified arising. It follows that a developer contribution is not sought in this instance.

7.0 CONCLUSIONS AND REASON(S) FOR APPROVAL

7.1 The site is located within a residential area and the Council has previously granted planning permission for a similar development in 2008. The current application differs only very slightly from the previously approved scheme. The proposal would not have a significant detrimental impact upon the amenities or privacy of surrounding neighbours. The access and parking arrangements on site would be acceptable and comply with Council standards as outlined in Policies PMD1, PMD2 and PMD8.

8.0 RECOMMENDATION

8.1 APPROVAL, subject to the following conditions:

Condition(s):

Time

1 The development hereby permitted must be begun not later than the expiration of 3 years from the date of this permission.

REASON: In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

Samples of materials

2 Samples of all materials to be used in the construction of the external surfaces ofthe building(s) hereby permitted, shall be submitted to and approved in writing by,the Local Planning Authority, before any part of the development is commenced.REASON: To ensure that the proposed development does not prejudice the appearance of the locality.


Highways Details

3 Prior to the commencement of any works, details shall be submitted showing the layout, dimensions and construction specification of the proposed accesses to the highway, such details shall be approved and implemented on site to the satisfaction of the Local Planning Authority before occupation of the development hereby permitted.

REASON: In the interests of highway safety and efficiency.

Access prior to occupation

4 None of the buildings hereby permitted shall be occupied until the service road, footways, parking and turning areas shown on drawing no 0-003A have been constructed to the satisfaction of the Local Planning Authority. Such details as agreed shall include a 4.8 metre wide shared surface incorporating a 1.8 metre wide delineated pedestrian margin. Once implemented in accordance with the agreed details the parking and turning areas shall be retained in its approved form and be available for the parking and turning of vehicles and for no other purpose that would impede parking and turning of vehicles.REASON: To ensure that satisfactory off-street car parking provision is made in accordance with the Local Planning Authority's standards and in the interests of highway and pedestrian safety and amenity.

Means of Enclosure

5 Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 and before any development hereby permittedis first commenced, a scheme showing full details of fences, walls, gates or other means of enclosure, including the carports, in and around the site and including the timing of their provision, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter these works shall only be undertaken in accordance therewith, REASON: To safeguard the character of the locality.

Landscaping

6 No development shall take place until there has been submitted to and approved inwriting by the Local Planning Authority a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection


in the course of development, and a programme of maintenance. All planting, seeding or tuning comprised in the approved scheme shall be carried out in the first planting and seeding season following commencement of the development (or such other period as may be agreed in writing by the Local Planning Authority) and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.REASON: In accordance with Section 197 of the Town and Country Planning Act 1990, and in the interests of visual amenity.

Sight Splays

7 Before the access is first used, clear to ground level sight splays of 1.5 metres x 1.5metres from the back of the footway shall be laid out either side of the proposed access within the site and maintained at all times.REASON: In the interests of highway safety.

Temporary Hardstanding

8 Before any other work associated with the development hereby approved commences, a temporary hardstanding shall be constructed on the site, clear of thepublic highway, of materials to be agreed with the Local Planning Authority and the hardstanding as agreed shall be used at all times for the delivery of materials to thesite and their storage pending construction works No such activities shalt take place on the highway.REASON: In the interests of highway safety and public amenity, to prevent mud and spoil being deposited on the public highway and to ensure no storage of materials on the public highway.

Hours of Work

9 No demolition, building work or deliveries shall be carried out before 8am or after 6pm on Mondays to Fridays or before 9am or after 1 pm on Saturdays and not at allon Sundays or Bank Holidays.


REASON: In the interests of amenity generally.

PD Restrictions

10 Notwithstanding the provisions of Schedule 2, Part 1 Classes A, B, C and E of the Town & Country Planning (General Permitted Development) (England) Order 2015 or any order revoking and re-enacting that Order with or without modification, no extensions, additions to the roof, roof alterations or outbuildings shall be erected to the building(s) hereby permitted without the prior written consent of the Local Planning Authority.

RASON: In the interests of amenity and to ensure that the proposed development is satisfactorily integrated with its immediate surroundings in accordance with Policies PMD2 and PMD2 of the Adopted Thurrock Local Development Framework Core Strategy and Policies for the Management of Development DPD [2011].

No additional windows

11 Notwithstanding any provisions to the contrary, no additional windows or other openings shall be inserted at first floor level or within the roof into the any elevation or roof slope of the dwellings hereby approved, without first obtaining the written permission of the Local Planning Authority.REASON: To safeguard the privacy of the adjoining resident(s) in accordance with Policy PMD1 of the Core Strategy.

Informative(s):

1. Any works, which are required within the limits of the highway reserve, require the permission of the Highway Authority and must be carried out under the supervision of that Authority's staff. The Applicant is therefore advised to contact the Authority at the address shown below before undertaking such works.

Chief Highways Engineer, Highways Department, Thurrock Council, Civic Offices, New Road, Grays,Thurrock, Essex. RM17 6SL


Documents: All background documents including application forms, drawings and other supporting documentation relating to this application can be viewed online: www.thurrock.gov.uk/planning/15/00833/FUL

Alternatively, hard copies are also available to view at Planning, Thurrock Council, Civic Offices, New Road, Grays, Essex, RM17 6SL.

http://regs.thurrock.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=NRFFYDQGGJJ00
