Minutes:
65.1 After the completion of application DC/18/03710 and before the commencement of 0656/16 a short comfort break was taken between 10:40-10:50.
65.2 Item 2
Application 0656/16
Proposal Planning Application. Erection of 2 No. one bedroom dwellings and 1 No. two bedroom dwelling, (following demolition of extension to 24 Crowley Road) Widening of existing lay by to provide additional parking spaces.
Site Location NEEDHAM MARKET- Land adj 24 Crowley Road, Needham Market, IP6 8BJ
Applicant Mr R Moore
65.3 The Case Officer presented the application to the Committee outlining the proposal before Members, the layout of the site and the Officer Recommendation of approval with conditions.
65.4 The Case Officer responded to Members questions on issues including: the proposed car parking, the footpaths and walkways in the area ,the possible locations for bin storage and the proposed distance between the two buildings once built being 900mm.
65.5 The Governance Support Officer read out an email from the Ward Member, Councillor Mike Norris.
65.6 Members considered the representation from the Ward Member, Councillor Wendy Marchant.
65.7 Members debated the application on the issues including: the previous history of the site (as clarified by the Case Officer), the distance between the houses and the accessibility issues that it would cause.
65.8 Councillor Nick Gowrley Proposed that the application be refused for the reasons as follows:
The NPPF provides under Para 127 that planning decisions should ensure that developments: -
a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;
c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;
e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and
f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users46; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.
In this case the development is not considered to demonstrate that the proposed accommodation would function sufficiently well to ensure suitable access for all, regardless of levels of mobility, and would ensure suitable emergency escape. The development fails to demonstrate how the external amenity area/s will operate to secure and maintain an attractive space that incorporates bin storage, washing facilities and suitable general amenity for each of the units proposed. The development would result in a narrow “alley way” to enable main access to two of the units proposed that is not considered to represent good design in accordance with a, b d, and f of para 127. Finally, the accommodation is considered not to be high standard of amenity for existing and future users in respect of both internal and external layout and space provision. Paragraph 130 of the NPPF provides permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions and this is considered not to be achieved as identified above.
Note: The planning history and neighbouring development has been a material consideration in this application and while consistent decision making is important, greater weight has been given to the improved requirement of the NPPF 2018 to achieve a high standard of design.
65.9 Councillor Jessica Fleming seconded the motion.
65.10 By 4 votes to 3
65.11 RESOLVED
Members resolved to refuse the application for the reasons as detailed below:
The NPPF provides under Para 127 that planning decisions should ensure that developments:-
a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;
c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;
e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and
f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users46; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.
In this case the development is not considered to demonstrate that the proposed accommodation would function sufficiently well to ensure suitable access for all, regardless of levels of mobility, and would ensure suitable emergency escape. The development fails to demonstrate how the external amenity area/s will operate to secure and maintain an attractive space that incorporates bin storage, washing facilities and suitable general amenity for each of the units proposed. The development would result in a narrow “alley way” to enable main access to two of the units proposed that is not considered to represent good design in accordance with a, b d, and f of para 127. Finally, the accommodation is considered not to be high standard of amenity for existing and future users in respect of both internal and external layout and space provision. Paragraph 130 of the NPPF provides permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions and this is considered not to be achieved as identified above.
Note: The planning history and neighbouring development has been a material consideration in this application and while consistent decision making is important, greater weight has been given to the improved requirement of the NPPF 2018 to achieve a high standard of design.
Supporting documents: