Officer Planning Report Approval

Planning Report And Recommendations {{table:97635}} {{table:97636}} {{table:97637}} {{table:97638}} {{table:97639}} ### Considerations ### Written Representations We have received 7 private representations for this application. ### Consultations ### Policy

Officer’s Report

The site relates to an area of land in the Peel Conservation Area. A number of properties in Stanley Mount and Bridge Street back onto the site which is accessed either off Stanley Mount or Stanley Road. To the north of the site is a hall and the rear of properties which front onto the Promenade.

There is large sandstone building and a smaller building on the site. The site is at a lower level that the properties on Stanley Mount.

Approval in principle is sought for the demolition of the existing buildings on the site and development of the site for residential purposes. A sketch plan indicates a layout of 6 dwellings; 2 terraces of 3. Access to the site would be off Stanley Road.

The buildings on the site at the moment do not have any architectural merit and their loss would no harm the character and appearance of the conservation area. The site is currently underused and is capable of additional development/redevelopment. The issues in this case relate to

• The impact of additional development on the surrounding properties
• The density of development
• The amenity/parking space that would be available to the dwellings
• The overall impact on the conservation area
• The demolition of the cottage on Stanley Road

Whilst the principle of residential development is acceptable on this site, because it is relatively enclosed, and surrounded by other forms of built development there should be adequate private amenity space and parking space for each unit. I am not persuaded that this could be achieved with the 6 dwellings. I have concerns that the proposed dwellings are too close to the surrounding properties particularly Numbers 1, 4 and 5. There appears to be habitable accommodation to the rear of 22 Bridge Street which would be only be 10.3 metres away from the rear face of Number 5. Numbers 3 and 4 in particular would be overlooked by existing dwellings in Stanley Mount.

Concerns have been raised by

• The owners of Gill Cottage, Bridge Street - run off of water concerns about impact on retaining walls.

Peel Commissioners require a ground survey.

• 21 Stanley Road - This house is to be demolished and the occupiers were not aware of it.
• 17 Stanley Road - concerned about the road and traffic implications. More dwellings would be out of place in the Conservation Area.
• Holm Villa, Stanley Terrace - Value of property would be affected. Land may be contaminated because of pervious uses. Overlooking.
• 16 Bridge Street - loss of light, land may be unstable, would be more suitable as car parking not housing.
• 20 Bridge Street - loss of light and privacy, structural damage, height of buildings are inappropriate, no need.
• 22 Bridge Street - loss of light and privacy, structural damage

Recommendation

• Conditional Approval, or alternatively

Refuse on the basis that the scheme as shown would fail to preserve or enhance the character of the Conservation Area.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.02.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

C 2. This decision grants approval in principle for the redevelopment of the site for residential purposes. No approval is hereby granted to the layout, density, level of external space or parking arrangements as shown on the submitted drawing.

N 3. The applicant is advised to discuss the Reserved Matters application with the Planning Officer and the Conservation Officer.

R 1. Whilst the site may be capable of being development for residential purposes the Planning Committee is not persuaded that the scheme as shown on the sketch plan. By reason of its density, layout and general space availability would preserve or enhance the character of the Peel Conservation Area. The proposed dwellings would be close to the existing properties which back onto the site along Bridge Street and Stanley Mount and it is judged that there would be a harmful effect on the residential amenity and privacy currently enjoyed by these existing residents and that the development would result in a poor living environment for the occupiers of the new dwellings.

R 2. There is a general presumption against the demolition of buildings in Conservation Areas. Whilst it is accepted that the workshops on site have little architectural merit, the application also proposes the demolition of a cottage alongside Stanley Road. In the absence of a scheme with sufficient merit being demonstrated for the site as a whole, approval would be premature and would be contrary to Policy CA6 as set out in Planning Circular 1/01 'Policy and Guidance Notes for the Conservation of the Historic Environment.'

Decision Made : ... Committee Meeting Date : ...