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Agenda item

Application DM/2019/00898 - New detached two storey dwelling with integral garage and driveway access from highway with on-site parking and turning. Land to rear Of Rosemary, Beaufort Road, Osbaston, Monmouth

Minutes:

We considered the report of the application and late correspondence which was recommended for approval subject to the seven conditions as outlined in the report and subject to a Section 106 Legal Agreement.

 

The local Member for Dixton with Osbaston attended the meeting by invitation of the Vice-Chair and outlined the following points.  He addressed the Planning Committee as the local Member and as a member of Monmouth Town Council Planning Committee.

 

·         Monmouth Town Council Planning Committee had discussed the application and noted that the week before the meeting took place to discuss the application, Monmouthshire County Council Planning Department had made a recommendation to approve the proposed development.  Concern was expressed that Monmouthshire Planning Department appeared to not consider the views of the Town Council and therefore not incorporate the Town Council’s views into the report of the application.

 

·         Monmouth Town Council considers that its role is to represent local residents.  Questions have been asked as to whether there is any point in having a Monmouth Town Council Planning Committee if its views are not provided for Members of the Monmouthshire County Council’s Planning Committee to consider.

 

·         Monmouth Town Council Planning Committee considers that the process in respect of this application has been rushed.  Ordinarily, the Town Council has 21 days in which to respond to a planning application.  However, in this case only 14 days were provided.

 

·         The Committee was unable to approve the application today.  It could only recommend approval due to the consultation end date being 7th February 2020. Unfortunately, as the planning portal has been off line for a period of time the local Member is unable to verify this. Clarity is required before the application is considered.

 

·         A deferment of the application had been requested to allow the local Member to gather information from residents.  However, this had not been granted.

 

·         Monmouth Town Council considers that the process has undermined local democracy.  Monmouth Town Council Planning Committee is considering disbanding.

 

·         A Welsh Government Inspector had turned down an appeal against a similar style of development on a larger plot about 50 metres away about 15 years ago. The reasons for overturning this previous application would apply equally to the current application being considered today.

 

·         Beaufort Road has had little development in the intervening years, retaining its original character.

 

·         The piecemeal development taking place leads to, over time, a radical and harmful change to the character of Dixton with Osbaston.

 

·         To reach Beaufort Road there are three routes. All of these routes are of a sizable length of single track road, all impassable for two cars to pass. Therefore, vehicles are required to reverse or use residents’ drives to allow vehicles to pass. Piecemeal developments have exacerbated this problem. 

 

·         The proposed development is too far to walk to senior schools.  There are no shops or surgeries in the area which results in an unnecessarily high dependence on the use of cars.

 

·         Pavements are few in number which hinders walking along this route.

 

·         The proposed development does not make a positive contribution to the creation of distinctive communities. There is a risk that the character of the area will be adversely effected.

 

·         Approval of the application will result in damage to wildlife, the flood risk will be exacerbated and there will be an increase in danger for pedestrians and cyclists.

 

·         The local Member asked that the Planning Committee considers refusal of the application for the reasons identified.

 

 Mr. J. Craig, representing objectors, attended the meeting by invitation of the Vice-Chair and outlined the following points:

 

·         The proposal has received in excess of 60 objections which underlines the level of concern.

 

·         The proposal is not a desirable and appropriate application and it does not conform to the Local Development Plan.

 

·         Monmouth Town Council has voted on two separate occasions to refuse the application.

 

·         The application does not meet with Central Government’s Planning process which is to avoid garden grabbing, reducing amenity, harmony of the ecological system and places an unwelcome burden on local infrastructure.

 

·         The application does not meet desirable street scene consideration being a tandem development.

 

·         In the previous 12 months, two local applications were declined for the same reasons.

 

·         There are two examples of more acceptable use of garden developments which had been approved in the locality.  These are side by side developments and not behind one another.

 

·         The application does not improve the character and amenity of Osbaston.  It is considered not to be a building necessity as there is a substantial development of new houses in Monmouth.

 

·         If the application was approved, concern was expressed that further applications of a similar nature will be presented to Planning Committee for approval.

 

·         There is a current lack of safe play areas in Osbaston.

 

·         There is a danger that Osbaston was losing its uniqueness and was becoming a high density area.

 

·         Welsh Government has indicated that climate change is a priority. Concern was expressed that existing infrastructure will not cope with anticipated adverse weather conditions, going forward.  Flooding already occurs in the gardens of existing properties adjacent to the plot.

 

·         With regard to access, the frontage is narrow hindering construction vehicles.

 

·         There are no adequate pavements for pedestrians with no safe routes to school.

 

·         Access to the property is via a single track lane resulting, on occasions, in some vehicles having to reverse ‘blind’ into Beaufort Road.

 

·         The Highways Department is confident that one more dwelling will not adversely affect traffic flows.  However, it was considered that no account of local conditions had been accounted for.

 

·         There are no local shops, surgeries or play areas.

 

·         There is very little parking provision for delivery vehicles. Visitors to the area will park on Beaufort Road causing traffic blocking, which already occurs on this road. Parking overspill already occurs with vehicles using pavements at Beaufort Road.

 

·         The application contravenes the Welsh Government’s spatial plan, does not respect the distinctiveness of the community and does not protect residential property.

 

The applicant’s agent, Mr. G. Buckle, attended the meeting by invitation of the Vice-Chair and outlined the following points:

 

·         The site covers an area of 700 square metres which is more than adequate to support one dwelling.

 

·         The proposed new property has been designed to fit into the existing site and sits comfortably on the plot.

 

·         The design takes into account neighbours’ comments and comments raised in respect of ecology and biodiversity.

 

·         The existing water course along the south eastern boundary of the site is to remain undisturbed ensuring that the existing wildlife habitat is maintained.

 

·         The existing hedgerow and trees will form a screen for the existing properties in Duchess Road, to the south east.

 

·         Access to the site is from Beaufort Road.  It is proposed to demolish the existing garage and provide a new permeable driveway which will provide parking for a minimum of three vehicles serving the new dwelling and establish a turning area which will enable vehicles to enter and leave the site in a forward direction.

 

·         The new driveway will provide access for the host property providing turning areas within the site.

 

·         Every reasonable objection submitted has been addressed via careful redesign and providing expert ecological and landscape reports.

 

·         Surface water drainage from the site will comply with Welsh Office legislation and will be subject to sustainable drainage proposals which will include rainwater harvesting.

 

·         The application site is located within the development site of Monmouth and is in an area which has been developed extensively over the previous 50 years.

 

·         When the applicant had purchased the property it stood alone in open fields.

 

·         The proposed dwelling sits comfortably on the plot and within the surrounding area.

 

·         There are numerous mixed designs in the area and the proposed development works well within its setting.

 

·         The proposed development will use traditional materials.  Being linked with a substantial landscape proposal will aid the development in fitting into the surrounding area.

 

·         Amendments to the proposed development have been made following the concerns raised by neighbours and the potential impact minimised.  There are no first floor habitable windows facing neighbouring properties and the proposed dwelling is almost in line with the adjacent property.

 

·         The overall height of the building has been reduced and is lower than the ridge of Charles Close.  Also, the double garage has been replaced with a single garage.

 

·         The existing tree belt and landscaping to the south east is to be retained with no adverse overlooking issues to the neighbouring properties.

 

·         The applicant had appointed specialist ecologists to ensure that the proposals meet the biodiversity requirements. The proposal provides ecological enhancement with the inclusion of native species hedgerows.

 

·         The applicant has provided all of the necessary information required by the Local Planning Authority, including boundary ownership, to confirm that the application site is able to accommodate the proposed dwelling and provides the required parking and turning areas.

 

·         The proposal makes good use of brownfield land and adds a new, much needed sustainable property in the housing stock of Monmouthshire.

 

·         The proposed dwelling fully complies with the recently adopted Supplementary Planning Guidance in respect of infill development.

 

·         The proposed dwelling is a good design and totally sustainable.

 

Having received the report of the application and the views expressed, the following points were noted:

 

·         The application had been submitted in June 2019, whereby, the Planning Department had undertaken a 21 day consultation period.  Monmouth Town Council had responded on 12th August 2019 outlining its concerns.

 

·         As a result of the comments received, the scheme had been amended significantly and had been reduced in scale and size. Amended plans had been sent to neighbouring residents and to Monmouth Town Council for comment.  A full consultation process had been undertaken.

 

·         In response to a question raised regarding the access gradient, it was noted that Supplementary Planning Guidance states that the gradient should ideally be no steeper than 1:10 subject to a maximum gradient of 1:8. The Planning Department has discussed with the agent and it is proposed to add an additional condition on the consent for full site sections (cross section and long section) to ensure that the gradients are appropriate.

·         Concern was expressed regarding the design of the proposed development, that it does not sit well within the surrounding area and that it affects the local amenity of the area.

 

·         The applicant had complied with planning policies leaving no reason to refuse the application.

 

·         The proposed dwelling was in keeping with the scale of the surrounding area.

 

·         The proposed new dwelling will have a rainwater harvesting system to collect and store rainwater and make use of it to flush toilets and supply washing machines. There will be little, if any water discharging into the ground to soak away. The driveway will consist of a permeable surface to avoid water run-off.  All surface water will be managed on site.

 

·         The proposal is for one additional dwelling. Table four identifies the minimum access as 2.75 metres. The plans identify that as 3.5 metres.  Therefore, the access is over the minimum required for one individual plot.

 

·         The Highways Department has considered the gradient and access and consider it to be acceptable.

 

·         An affordable housing contribution will be received in the sum of £8,000.

 

·         There are windows at the rear of the property Llys-Wen.  However, the front elevation of the proposed dwelling is 5.8 metres at an angle from the rear corner of Llys-Wen to the front corner of the garage diagonally.  Therefore, the whole aspect of the front of the proposal looks forward to Beaufort Road and Llys-Wen looks behind to the boundary.  There will be no overlooking issues.

 

·         From the rear of Llys-Wen to the corner of the proposed dwelling at a 45 degree angle, it is 16 metres. The proposed dwelling sits at a lower level to the existing dwelling.  Therefore, it is considered that there will be no adverse impact on residential amenity.

 

·         There is a large buffer from the front of Beaufort Road to the rear of the property which shares the boundary between Llys-Wen, the proposed dwelling and Rosemary which is an existing boundary.  It is proposed that this be replaced with a native hedge with the fence being retained in its existing position. There will be a significant amount of screening between the existing property and the proposed dwelling.

 

·         A Construction Management Plan will be added as a pre-commencement condition.

 

·         None of the existing trees enclosed by the protective fence shall be felled, lopped or topped and are protected by condition 6.

 

The local Member for Dixton with Osbaston summed up, as follows:

 

·         The local Member refuted that objections have been sufficiently mitigated.

 

·         The proposed dwelling is out of keeping and harms visual amenity.

 

·         The proposed development will be visible from many houses in this area of Osbaston as it is located at the bottom of the valley. 

 

·         It would adversely impact the quality of the environment and visual amenity for many walkers.

 

·         The access from the proposed development is directly onto a narrow lane with no visibility from the left side.  Access is dangerous.

 

·         Drainage is an issue within the local area. Various levellings could create an adverse impact on drainage in the area.

 

·         Lack of parking provision could cause danger to pedestrians.

 

·         The local Member asked the Planning Committee to consider refusal of the application.

 

It was proposed by County Councillor R. Harris and seconded by County Councillor P. Murphy that application DM/2019/00898 be approved subject to the seven conditions outlined in the report and subject to a Section 106 Legal Agreement. Also, that additional conditions be added to include full site sections (cross section and long section) to ensure that the gradients are appropriate as well as arranging a planting scheme.

 

Upon being put to the vote, the following votes were recorded:

 

In favour of the proposal                 -           10

Against the proposal                       -           1

Abstentions                                       -           4

 

The proposition was carried.

 

We resolved that application DM/2019/00898 be approved subject to the seven conditions outlined in the report and subject to a Section 106 Legal Agreement. Also, that additional conditions be added to include full site sections (cross section and long section) to ensure that the gradients are appropriate as well as arranging a planting scheme.

 

Supporting documents: