Shrewsbury & Atcham
Borough Council

AGENDA

1. MINUTES - 24^th May 2005

Recommendation:

That the Minutes of the meeting of the Development Control and Environmental Protection Committee held on 24^th May 2005 be confirmed as a correct record and be signed by the Chairman.

To note that following the appointment of the Committee at Annual Council on the 19^th May 2005, the Conservative Group has replaced Councillor Owen with Councillor Cooke on the Committee.

3. APOLOGIES FOR ABSENCE/NOTIFICATION OF SUBSTITUTES

To receive any declarations of members' interests in any matters which are to be considered at this meeting and to receive any dispensations which will be relied upon.

(a) Personal (b) Personal and Prejudicial

When members are declaring a personal interest, or a personal and prejudicial interest in respect of which they have dispensation, they should specify the nature of such interest. Members should leave the room if they have a personal and prejudicial interest in respect of which they do not have a dispensation.

To consider the schedule of applications for development submitted by the Planning Services Manager.

The Chairman will propose that with regard to applications on the schedule of applications for development submitted by the Planning Services Manager on which there is no debate, the recommendations of the Officers be deemed to have been accepted without any modifications.

To consider the report of the Environmental Health Manager.

1. That the Prescribed Processes and Installations Service Plan be accepted

2. That the document be published and made available on the Council's website after receiving member approval.

To consider the report of the Planning Services Manager.

That the report is forwarded to the Standards Committee, then Council, to amend/create new delegated authorities for enforcement officers to serve temporary stop notices.

8. DRAFT STATEMENT OF COMMUNITY INVOLVEMENT

To consider the report of the Planning Services Manager.

That the draft Statement of Community Involvement be forwarded to Cabinet for approval for submission subject to the amendments outlined in the officer responses in Annex A.

The following decisions of the Planning Inspectorate have been received by the Council regarding appeals against a decision to refuse to grant planning permission:

Site: 46 Alexandra Avenue, Meole Brace – first floor extension to provide self contained flat incorporating a new single garage. Ref: 04/1318/F.

Decision: Appeal allowed 16^th May 2005

Summary: This proposal was recommended for approval by officers but refused by members. The key issues in this case were the effects of the development on the street scene and the living conditions of nearby dwellings through overlooking and loss of privacy.

The scheme would broadly reflect the proportions and massing of existing development. The plot is wider than most others thus avoiding a cramped appearance. There are few single storey structures and proposed building shape and volume would better respect scale of existing development thereby enhancing character and appearance of the area. Intervening pitched roof over ground floor shop would avoid a terracing effect. Building would be prominent in views along the street but massing, proportions, roof design, fenestration and materials would be sympathetic and would assimilate proposal into the street scene.

Closest affected dwellings would be those on opposite side of Avenue approximately 19-20 m away. A certain amount of intervisibility between facing first floor windows is the norm in many properties. These are in public elevations rather than into private areas and degree of overlooking would not be so serious to warrant withholding approval.

Site: Four Winds, Mousecroft Lane – erection of 5 dwellings with garages. Ref: 04/1691/F.

Decision: Appeal allowed 16 May 2005

Summary: The main issue in this case was the effect on the character and appearance of the locality. Although the proposed dwellings have fairly large floor area a substantial proportion of the site would remain open and undeveloped as gardens, circulation space and landscaping. With just 2 dwellings situated near the western boundary an appropriately soft and gentle transition would be achieved between the intensive and regimented housing to the north, large buildings and extensive car parks of the hospital and the adjoining countryside. The hospital buildings already dominate the street scene. Viewed from the highway the 3 additional houses would be substantially screened by existing vegetation and reinforce by further planting. This would serve to minimise the visual impact of the development. Reasonable separation with trees would be achieved. The development would present an appropriate transition, would maintain the spacious character whilst achieving more efficient use of land in a sustainable location.

Site: Nags Meadow, Pontesbury – erection of 3 detached dwellings. Ref: 04/1486/F

Decision: Appeal allowed 17 May 2005

Summary: This proposal was recommended for approval by officers but refused by members. The main issue in this case was the effect on the character and appearance of the locality. Although located in area of low housing density on edge of village the site is unremarkable in character and appearance. There is a mix of house styles along the road. The proposed development would not appear out of place with plot widths of 13-15m. The degree of visual separation would be enhanced by the staggered layout and the projecting front wings adding variety and interest in the street scene. Other properties to the east afford the necessary transition between built development and countryside.

Site: Acre Batch, Lower Wood, All Stretton – formation of pitched roof over existing flat roof garage and change of use to home office in association with the dwelling house. Ref: 04/1211/F

Decision: Appeal allowed 16 May 2005

Summary: The main issue in this case was the effect on the character and appearance of the locality. Proposal is of good design and appearance with attractive elevations and would be a visual improvement over existing flat roofed garages. Main house is an unusual house of grand design. Council's approach of negotiating a traditional structure as simple and subservient as possible does not work in these circumstances. A building of greater scale and presence and a design more complimentary to the main house is called for which is what is proposed here. In any event the lower ground level relative to the lane and existing mature holly hedge and trees along the road frontage would serve to minimise the visual impact of the development on the surrounding countryside.

Site: Land at Casita del Sol, 78 Berwick Road, Shrewsbury – erection of dwelling (to include siting and means of access). Ref: 04/1566/0

Decision: Appeal dismissed 19 May 2005

Summary: The main issues are character and appearance of the locality, living conditions of neighbours in terms of noise nuisance and disturbance, and adequacy of access. Transition between town and country is important and if proposal were restricted to single storey only then this would be achieved. The site layout would provide average bungalow with reasonable landscaped garden and the increase in density would make efficient use of this brownfield land. There is sufficient distance with respect of nearby properties Nos. 76, 78 and 80 such that significant noise nuisance is unlikely to be caused either in respect of the accommodation itself or the private gardens. The proposed access leads off end of Round Hill Lane which also serves a number of garages and allotments. This access is very narrow, long and poorly surfaced and does not allow 2-way traffic and with its gradient (in places) and its poor alignment makes it difficult for larger service vehicles to pass along it. Even if turning area provided within curtilage and construction and service traffic came from Berwick Road through the reduced curtilage of No. 78, this would still prove an inadequate means of access for a further dwelling. Use of Round Hill Lane would also set a precedent for the development of other rear gardens and exacerbate these problems. Conclude that the proposed access of Round Hill Lane is unsuitable and therefore appeal dismissed.

The Guildhall
Shrewsbury
13^th June 2005

Copies of the attached reports are available in large print on request from the Committee Section at The Guildhall, Frankwell Quay, Shrewsbury, SY3 8HQ Tel. 01743 281032