Agenda and minutes

Any information received after the agenda has been published, relevant to the applications on the agenda to be considered by the Committee will be published here.

          There were no apologies for absence.

          Councillor Lane declared that he would be making representation as a Ward Councillor for agenda items 5.3 and 5.4, land adjacent to Werrington Bowling Green, Werrington. 

          Councillor Hiller declared that he would be making representation as a Ward Councillor for agenda item 5.5, 54 Church Street, Northborough.

The minutes of the meeting held on 27 July 2010 were approved as a true and accurate record.

Councillor Ash was not present for item 5.1.

The proposal was for the provision of fourteen apartments. Ten of which were to be provided in two blocks of two and a half storey high buildings positioned at the frontage of the site facing on to Fletton Avenue and four to be provided in a two storey high block positioned to the rear of these. Access to the site would be via a central access point from Fletton Avenue to a central courtyard containing fourteen   car parking spaces, bin storage areas, cycle parking and small areas of grass landscaping. Eight of the apartments would have two bedrooms and six would have one bedroom. 

The site was previously vacant and before that was used as a second hand car sales garage with parking. The area surrounding the site was predominately two storey high residential housing.

The Planning Officer addressed the Committee and stated that outline planning permission had previously been granted for fourteen flats with siting and access in February 2006. Reserved matters consent had been approved in 2009. Subsequently, a successful legal challenge had been made on the basis that the siting of the blocks in the reserved matters consent was different to siting in the outline planning permission which had been granted, the result being that that permission was quashed. A full planning application had then been refused by Members in December 2009 due to the positioning of one of the front blocks of flats (Block A) because it was forward of the established building line and was therefore considered to be detrimental to the appearance of the street scene. Members were advised that it was important to note that that application had not been refused for any other reason apart from that issue. Works had started on site but had been stopped pending the outcome of the application before the Committee.

The main issues were highlighted as being the impact of the development on the street scene and the impact of the proposal upon the residential amenities of the adjoining properties.

Members were advised that 25 letters of objection had been received in relation to the original application, some of the main issues highlighted were that the proposal was too close to the existing properties, the loss of privacy and light to adjoining neighbours, overdevelopment of the site, insufficient car parking, the height of the buildings, the overbearing impact of the buildings and the development being out of character with the area.

Members’ attention was drawn to additional information contained within the update report. Details of the latest revisions to the scheme were highlighted including the repositioning of Block B so that it was in line with the front building line of No. 163 Fletton Avenue and also the addition of chimneys in order to screen the proposed flat roof section of the roof behind 163 Fletton Avenue. The consultation period on these latest revisions had ended on 6 September 2010 and 6 further letters of representation had been received as had a petition containing 187  ...  view the full minutes text for item 6.

Planning permission was sought to put a single 2 storey 3 bed dwelling in the garden of 219 Broadway. All three bedrooms were to be sited on the first floor. The ground floor would contain a lounge, kitchen, dining room and study. Access to the site would continue from Broadway and was to be widened from 3 to 5 metres. Car parking on site would be provided for 4 cars.

219 Broadway contained a relatively large, two storey, brick built detached house. The 4 bedroom dwelling was built in the 1960’s and was located in a residential area on a generally level triangular shaped plot of land at the junction of Broadway and Eastfield Road. The site was within the Central Park Conservation Area (although previously on the edge of the Conservation Area, the subject property had only recently become absorbed, being approved in February 2007 by the City Council). The character and appearance of the area was typified by Victorian villa type properties sited some distance back from the highway and often within substantial grounds with significant trees lining the road.

The house faced northwards and was accessed by a tarmac covered driveway off Broadway. A single garage was attached to the western side of the house and a large open car-port was positioned to the west of the garage.

There were a substantial number of trees and shrubs on the site, the majority of the large trees were growing along the boundary edges of Broadway and Eastfield Road. The heavily treed frontages to Broadway and Eastfield Road made a positive contribution to the character and appearance of the conservation area.

The Planning Officer addressed the Committee and gave an overview of the main issues. These included the design and impact of the proposal on the Conservation Area, the impact on existing trees, the impact on neighbour amenity and also highways implications. Letters of objection had been received from six local residents raising numerous issues against the application. The Broadway Resident’s Association, along with Councillor John Peach, Ward Councillor, had also objected to the application on the grounds that it would be detrimental to the character of the Conservation Area and that it was specifically against the Park Conservation Appraisal Report.

Although it was accepted by the Planning Officers that the proposal was uncharacteristic of the area, which were typically single large dwellings in landscaped plots, the Conservation Officer had advised that the massing of the dwelling was acceptable and the building could be enhanced by using similar materials to those used by surrounding dwellings.

Members were advised that the development would result in a significant loss of trees however, the applicant had submitted an arboricultural report which had concluded that there were numerous poor quality trees growing within the grounds of the property. These poor quality trees and shrubs should not be used to adversely affect the development of the site and a detailed landscape scheme should form part of the planning proposal. The Council’s Tree  ...  view the full minutes text for item 7.

The application sought permission for a 100 space car park, including 5 disabled parking spaces to be located on land to the east of the Werrington Bowls Club. The site would be accessed via the formation of a new vehicular access off Staniland Way which would cross two cycle routes at right angles.  The access would retain priority for users of the cycle ways which ran adjacent to Staniland Way and Goodwin Way. This would be achieved by providing a road ramp up to the cycleway at both junctions with rumble strips.  The car park had been designed to provide pedestrian access to the adjoining playing fields, the Bowls Club, the two schools and the sports centre.  The development would result in the loss of 3 semi mature specimens (2 Field Maple and 1 Lime) and 2 young trees (1 Field Maple and 1 Rowan). A height restriction barrier was proposed on the entrance to the car park. A concurrent application had also been submitted for a Skate Park on land to the north west of the application site (ref 10/00819/R3FUL).

The application site was a triangular piece of land, approximately 0.38 ha, currently designated as open space, which lay to the north west of Werrington Centre.  Directly to the west was the Werrington Bowls Club beyond which was William Law Primary School. To the south was the Werrington Sports Centre and Ken Stimpson Community School and to the north east was a residential development known as Long Pasture.  The site was bounded on the western side by a 2m high dense hedge, to the north east by an avenue of mature Horse Chestnut trees with adjacent footway, on the south east by a dense hedge, and avenue of semi mature Norway Maples with adjacent footway.  The immediate context comprised a verdant soft landscaping character.

The Planning Officer addressed the Committee and gave an overview of the main issues, namely the loss of open space, trees and public amenity. The draft open space survey had confirmed that there was overall surplus amenity space in Werrington and accessibility to the remaining open space would not be significantly affected. A total of 5 trees would be lost but this was not considered to have a detrimental effect on the amenity of the area. For security reasons, conditions proposing the use of CCTV had been requested.

Councillor Stephen Lane, Councillor John Fox and Councillor Judy Fox, Ward Councillors, addressed the Committee jointly on behalf of local residents and responded to questions from Members. In summary the issues highlighted to the Committee included:

·        The car park had been a stumbling block and it was a shame that it could not have been agreed through the schools PFI contract to place the car park in the schools grounds as the main beneficiaries would have been the school, sports centre and library

·        A Council owned car park in this location would be welcomed to numerous other groups of people and not just local  ...  view the full minutes text for item 8.

The application sought permission for the provision of a Skate Park on land to the north of the Werrington Bowls Club. The construction would comprise an in situ concrete bowl, designed to provide a mix of bowls and ramps.  An indicative design scheme had been submitted and would be approximately 250m² in area with a maximum bowl height of 2m.  A very similar scheme had recently been completed in Bretton Park.  The area would be heavily mounded with no perimeter fencing. A concurrent application had been submitted for the construction of a community car park on land to the east of the Skate Park (ref. 10/00730/R3FUL).

The application site was approximately 800m², currently designated as open space, which lay to the north east of the Werrington Bowls Club.   The site was bounded to the north east by an avenue of trees, a public footway beyond which was an area of open space and to the north west and south west by a mature hedge.  William Law Primary School planning field abutted the site to the north west.  Directly to the south east was a triangular piece of land which was subject to planning application ref. 10/00819/R3FUL for the provision of a community car park. The immediate context comprised an open soft landscaping character.

The Planning Officer addressed the Committee and gave an overview of the main issues namely the design and impact of the proposal, the security of the area and the impact on neighbours’ amenity. Members were advised that the park would be situated far enough away from neighbouring dwellings as to not impact on residential amenity. With regards to issues in relation to security, the provision of CCTV would be conditioned. The park would provide a much needed recreation facility for local children and teenagers.

Councillor Stephen Lane, Councillor John Fox and Councillor Judy Fox, Ward Councillors, addressed the Committee jointly on behalf of local residents and responded to questions from Members. In summary the issues highlighted to the Committee included:

·        The Ward Councillors had worked extremely hard, alongside Werrington Neighbourhood Council and the Youth Service, to provide facilities for youths in Werrington

·        There was a major problem with youths congregating at the Werrington Centre and they needed alternative places to go

·        The youth of Werrington had been heavily involved in the project, including its design

·        It would be detrimental for the youth of Werrington if this proposal was not approved

·        The majority of users would be committed to their sport, therefore were likely to be well behaved and responsible

·        Skate culture was about more than just the physical activity, it was about the display of skills and made for an enjoyable spectator sport

·        There would be an earth mound around the bowl which would mitigate against any unnecessary noise levels

·        The location of the bowl would help with a number of Council strategies with regards to youth work, helping with obesity issues and having a positive impact on reducing anti social  ...  view the full minutes text for item 9.

The application sought permission for the erection of a one and a half storey 4 bed dwelling and detached garage within the rear garden of 54 Church Street. The dwelling would be sited approximately 42m to the south of the existing dwelling and access would be served off Paradise Lane.  The dwelling would have a narrow plan form of 6m in width and a principal ridge height of 7.2m.  The proposed materials were rough dressed artificial stone with Bradstone Conservation Slate.  A single garage comprising a wooden barn style structure was proposed to the side/rear of the site.

The site was situated on the southern side of Church Street at the far eastern edge of the village and lay within the Northborough Conservation Area boundary.  The site contained a 17^th century Grade II listed building fronting Church Street occupied as a residential dwelling. There had been extensions to the property and a recent substantial detached garage to the east of the site. The host dwelling was constructed of coursed stone rubble with steeply pitched thatched main roof with subservient roofs covered in pantile.  The site had a substantial curtilage extending approximately 57m rearwards. The site had a particularly verdant character and contained a number of mature trees within the site and was enclosed by mature trees and shrubs to the east and south.  Directly to the east of the site was a quiet country lane which served a dwelling known as Paradise Cottage situated approximately 300m down the Lane. The surrounding area was residential in character comprising an eclectic range of property styles on the south side of Church Street, within the Conservation Area boundary, many of which were listed properties.  Directly opposite the site on the northern flank the character changed and there were relatively modern developments comprising single storey dwellings built circa 1970s.  The character to the south and east comprised open countryside.

The Planning Officer addressed the Committee and highlighted the main issues including the impact of the proposal on the listed building, the impact on the character and appearance of the Conservation Area, landscape implications and also highway implications.

Members were advised that the sub division of the curtilage could detract from its architectural and historical character. Historical maps had indicated that the application site was a separate parcel of land from 54 Church Street and the remains of a stone wall denoted the separation. Taking this into consideration and also the distance from the listed building, the existing landscaping and traditional cottage style design and the independent access it was considered that the proposal would not harm the setting of the listed building.

The proposal would reflect the design and materials of many of the buildings within the village and a landscaping scheme would integrate the development into the landscape. Four trees would be required to be removed in order to implement an access onto Paradise Lane, the impact of this would be minimal due to the number of  ...  view the full minutes text for item 10.

The proposed development was a five bedroom house and detached garage with studio above within the garden of an existing house fronting Second Drift.  The house proposed was of two storeys, with a one-and-a-half storey wing and detached garage.  Access was via an existing gated access to the northern edge of the site. 

The application site was the rear section of the garden to The Haven and measured about 27m by 36m.  It would be served by the existing access point between The Haven and Cromwell House, approx 5 m from Cromwell House and 7m from The Haven, which would be extended to about 40m long to reach the site.  The site sloped in several directions and a small stream ran along the eastern edge.  There were a number of trees within the site.

There was an established pattern of large plots within Wothorpe, some with development in the rear, including adjoining sites where recent development included a new house on what was part of the Cromwell House plot, three new houses to the south-east, and opposite where the replacement of one house with four new houses was allowed on appeal.  The character of the area remained one of large houses in large plots.

The Planning Officer addressed the Committee and gave an overview of the proposals main issues which were highlighted as the principles of development, the impact on the character of the area and the impact on the amenities of neighbours. Letters of objection had been received from local households raising numerous issues specifically in relation to the dominance of the proposal upon nearby dwellings, the height and bulk of the proposal, the increase in the size of the garage and its proposed height and addition of dormer windows which would further impact on the amenity of nearby dwellings. The studio over the top of the garage would create privacy issues for Cromwell House and loss of privacy also for the immediate neighbours.

Members were advised that the application site was subsequent to an application which was approved by Members earlier on in the year for a five bedroom house with detached garage. The application proposed changing the size and design of the garage, which when previously approved, had been a single storey about 6 metres square and a ridge height of 4.5 metres. The revised plans showed the garage as 6 metres by 7.8 metres with a ridge height of 6.7 metres and dormer windows with a studio above. Members were further advised that there had been no other changes proposed to the previously approved scheme.

The proposed garage would have would have two upstairs dormer windows facing north west towards the boundary with Cromwell House, approximately 24 metres away. The distance to the conservatory of Cromwell House would be approximately 33 metres. The dwelling approved my Members earlier in the year, contained first floor windows facing Cromwell House at lesser distances of about 28-29 metres, and these would have given a more direct view into the  ...  view the full minutes text for item 11.

The Committee was advised that the item had been withdrawn from the agenda by the Head of Planning Services and would be considered at a later date.

Planning permission was sought for the construction of a five-bedroom detached two storey dwelling within the development known as ‘Huntly Lodge’. The proposal would extend to a footprint of approximately 395sqm with the addition of a detached triple garage and plant room to the front of the dwelling.  The dwelling was proposed to be of a modern design with a large amount of glazing to the elevation treatment. 

The application site was formerly a Peterborough City Council facility occupied by a large education building with access road from the village through the neighbouring woodland.  The site was enclosed by the Grade II listed wall, which surrounded the ‘kitchen garden’ to Orton Hall, situated to the north east of the application site.  There were a number of mature trees contained within the site and to the south was situated a woodland County Wildlife Site managed by the Woodland Trust.

The Planning Officer addressed the Committee and stated that outline planning permission had been granted in October 2003 for the erection of five dwellings with a restricted total footprint of 1200 metres. The main issues of the proposal were the design and the impact on the character of the area. The scale and massing of the dwelling would appear unduly obtrusive and overpowering within the street scene. The proposed triple garage and front boundary wall would not be in keeping with the surrounding area.

Members’ attention was drawn to additional information contained within the update report. There had been additional comments received from the Conservation Officer, who had recommended refusal. Comments had also been received from the Archaeological Officer, stating that no further work was deemed necessary and the Parish Council, stating that the development was too modern for the surrounding area.

Councillor Pam Winslade, a Ward Councillor, addressed the Committee and responded to questions from Members. In summary the concerns highlighted to the Committee included:

·        The application was within the Orton Longueville Conservation Area

·        The area had a previous problem with graffiti and vandalism

·        The access road could not be upgraded due to preservation orders

·        The proposal exceeded all of the original recommendations with regards to height and footprint

Mr Paul Sharman, the agent, addressed the Committee and responded to questions from Members. In summary the issues highlighted to the Committee included:

·        The project had been discussed with the Council’s Planning Department on numerous occasions and the design brief issued by Planning Officers had been worked to

·        There had been two previous planning applications made for the plot which had been successful

·        The first proposal had been designed to fill the design brief, it had been subsequently discovered that a more relaxed approach could be taken to the styling and hence the subsequent proposal which was approved

·        There had previously been a restriction on the size of the dwelling, but after an application from the owners of plots 2, 3 and 4, it had been agreed that this restriction could be lifted, as well as the restriction on the size  ...  view the full minutes text for item 13.

            A report was submitted to the Committee, which outlined the Northborough Conservation Area Appraisal and Management Plan. The report also provided an update on the outcome of the public consultation on the Draft Northborough Conservation Area Appraisal and Management Plan and proposed amendments to the Conservation Area Boundary.

            A review of the Northborough Conservation Area had been carried out in 2009 as part of the Council's on-going review of all 29 of Peterborough’s designated Conservation Areas. A detailed appraisal had been prepared for the area and,following public consultation and subsequent amendment, it had been proposed that the Northborough Conservation Area Appraisal was formally adopted as the Council’s planning guidance and strategy for the area.

            Members were advised that the draft appraisal public consultation had commenced on 7 December 2009 and had concluded on 8 February 2010. Twelve representations had been received and the appraisal had been revisited in order to take account of these representations.

            Members were further advised of the main aspects contained within the Management Plan, including the history of the settlement in Northborough and background to the introduction of the Conservation Area. The document also contained sections on the landscape of Northborough, its townscape and the trees, hedges and walls contained within. The Draft Management Plan was also         highlighted and Members were informed that the City Council did not intend to prevent change or new development in the Northborough Conservation Area, however the effective future management of the area would be achieved by the positive use of development control and planning enforcement powers.

            Members positively commented on the document and congratulations were given to the Principal Built Environment Officer for all of the hard work undertaken. Members further commented that it was extremely important to protect where people lived but to also ensure controlled expansion.

            RESOLVED: 

            That the Committee:

1.      noted the outcome of the public consultation on the Northborough Conservation Area Appraisal;

2.      recommended that the Cabinet Member for Housing, Neighbourhoods & Planning considered and approved the proposed boundary changes; and

3.      supported the adoption of the Northborough Conservation Area Appraisal and Management Plan as the Council’s planning guidance and strategy for the Northborough Conservation Area

            A report was submitted to the Committee, which outlined the Peakirk Conservation Area Appraisal and Management Plan. The report also provided an update on the outcome of the public consultation on the Draft Northborough Conservation Area Appraisal and Management Plan and proposed amendments to the Conservation Area Boundary.

            A review of the Peakirk Conservation Area had been carried out in 2009 as part of the Council's on-going review of all 29 of Peterborough’s designated Conservation Areas. A detailed appraisal had been prepared for the area and,following public consultation and subsequent amendment, it had been proposed that the Northborough Conservation Area Appraisal was formally adopted as the Council’s planning guidance and strategy for the area.

            Members were advised that the draft appraisal public consultation had commenced on 7 December 2009 and had concluded on 8 February 2010. Eleven representations had been received and the appraisal had been revisited in order to     take account of these representations.

            Members were further advised of the main aspects contained within the Management Plan, including the history of the settlement in Peakirk and background to the introduction of the Conservation Area. The document also contained sections on the landscape of Peakirk, its townscape and the trees, hedges and walls contained within. The Draft Management Plan was also highlighted and Members were informed that the City Council did not intend to prevent change or new development in the Peakirk Conservation Area, however the effective future management of the area would be achieved by the positive use of development control and planning enforcement powers.

            Members once again positively commented on the document and congratulations were given to the Principal Built Environment Officer for all of the hard work undertaken.

            RESOLVED: 

            That the Committee:

1.      noted the outcome of the public consultation on the Peakirk Conservation Area Appraisal;

2.      recommended that the Cabinet Member for Housing, Neighbourhoods & Planning considered and approved the proposed boundary changes; and

3.      supported the adoption of the Peakirk Conservation Area Appraisal and Management Plan as the Council’s planning guidance and strategy for the Peakirk Conservation Area