ABC
PUBLIC
COMMITTEE REPORT
Planning Committee
14/05/2015
APPLICATION No. - FUL/2015/0842
Description of Development - Erection of 4 dwellings
Site Address - Salem Baptist Church, Lady Lane
Applicant - Salem Baptist Church
Ward - Longford
RECOMMENDATION
Planning Committee are recommended to grant planning permission subject to
conditions and receipt of amended plans showing chimneys and altered
window casements.
INTRODUCTION
This application is to be considered at Planning Committee in accordance with
the Scheme of Delegation, as representations have been received from
occupiers of more than five properties.
APPLICATION PROPOSAL
The application is for the erection of 4 dwellings at the site. The dwellings will
be made up of two pairs of semi-detached houses and will include 2 tandem
car parking spaces for each dwelling, small front landscaped area and rear
garden area.
The proposed dwellings will face the church and church grounds, with the
access from Lady Lane running along their frontages and serving the adjacent
nursery. A new footpath will be provided to Lady Lane.
Each pair of dwellings will have a width of 10.3m, depth of 8.3m, height to
eaves of 4.9m, and height to pitched roof ridge of 7.5m. Each dwelling will
include a kitchen, lounge/dining area, 3 bedrooms (1 en suite), bathroom and
storage area.
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SITE DESCRIPTION
The site is located on the south west side of Lady Lane, between the Caravan
Park and the Salem Baptist Church building. It is bounded by residential
development to the north and east, with the church building to the south and a
nursery building to the west.
It is located within the Coventry Canal Conservation Area.
The site is currently a car park, and has an existing access onto Lady Lane
which is shared with the adjacent nursery.
PLANNING HISTORY
None relevant
RELEVANT POLICIES
 National Planning Policy Framework (NPPF). The NPPF published in March
2012 replaced all previous national planning policy and sets out the
Government’s planning policies for England and how these are expected to
be applied. It sets out the Government’s requirements for the planning
system only to the extent that is relevant, proportionate and necessary to do
so. The NPPF promotes sustainable development and good design is
recognised as a key aspect of this.
 The National Planning Practice Guidance (NPPG) 2014.
Coventry Development Plan 2001 (CDP)
 OS4 – Creating a More Sustainable City
 BE2 – The Principles of Urban Design
 BE9 – Development in Conservation Areas
 BE20 – Landscape Design and Development
 BE21 – Safety and Security
 H9 – Windfall Additions to Housing Land Supply
 H12 – Design and Density of Housing Development
 AM9 – Pedestrians in new developments
 AM19 – Off-street car parking areas
 AM22 – Road safety in New Developments
 EM5 – Pollution Protection Strategy
Supplementary Planning Guidance/ Documents (SPG/ SPD)
 SPG Design Guidance for New Residential Development (1991)
 SPD Delivering a more sustainable city
PUBLIC RESPONSES
Immediate neighbours and local councillors have been notified; a site notice
was posted on 1st April 2015 and a press notice was displayed in the Coventry
Telegraph on 9th April 2015.
Five representations have been received raising issues including highway
safety, access for refuse collection, car parking, loss of light, loss of business
and access to the nursery, no need for new houses.
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CONSULTATION RESPONSES
No Objections, subject to conditions received from;
Conservation (CCC) – subject to minor amendments to include chimneys and
symmetrical casements
Environmental Protection (CCC) – subject to an internal noise criteria condition
Highways (CCC) – visibility splays and an informative regarding the future
redevelopment of the church building.
Comments are awaited from Ecology
Any comments received will be reported as a late item.
ISSUES AND APPRAISAL
The main issues in determining this application are the principle of
development, design and impact on the Conservation Area, impact on
neighbouring amenity and highways considerations.
Principle of development
Policy H9 dealing with windfall housing sites indicates that proposals for
housing development on sites not identified will be permitted subject to:
- compatibility with nearby uses;
- the provision of an attractive residential environment;
- convenient pedestrian access to local facilities;
- being well served by public transport; and
- compatibility with other plan policies.
The surrounding locality is predominately residential and as such the proposed
development is compatible with surrounding uses. The site is accessible by a
choice of means of transport, with bus stops located on Longford Road within
200m of the site. Subject to the detailed considerations below (which will also
look at the provision of an attractive residential environment and the
compatibility with other Plan policies), the proposal is considered acceptable in
principle with Policy H9 of the CDP.
Design and impact on the Conservation Area
Policy BE9 states that development within, or affecting the setting of, a
Conservation Area will only be permitted if it would preserve or enhance the
character of the Area. Policies BE2 and H12 seek to ensure that high quality
designed residential environments of an efficient density are created. They also
seek to ensure that development does not have an adverse impact on the
character and appearance of a particular area.
The dwellings would be sited in such a position so as not to appear unduly
prominent within the Lady Lane street scene. Given the layout and design of
the proposed development, the proposal is unlikely to result in any notable
undesirable visual impact upon the character of the surrounding area. The
siting of four new appropriately designed houses in this location also
complements the existing long-standing development in this part of the
Conservation Area, and subject to the inclusion of chimney stacks, and
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alterations to window casements, the proposals will meet the requirements of
Policy BE9.
The proposed design of the dwellings is considered appropriate, in terms of
their size and scale and their incorporation of gable ends to the roofs in keeping
with nearby properties. The applicant have indicated that the properties would
have largely facing brickwork, and a condition can be imposed ensuring
material samples are submitted to ensure that the development has an
appropriate relationship with properties close to the application site, especially
given the location within the Conservation Area.
The proposed development would include soft landscaping comprising of
planting, and laying of lawned areas. Details will be secured by condition and
given this, the proposal accords with Policy BE20 of the CDP. Each dwelling
will be provided with a private rear amenity space in excess of the minimum
standards indicated within the SPG for New Residential Development.
Impact on neighbouring amenity
In order to protect the amenity of existing residents, the SPG recommends that
a minimum distance separation of 20m be maintained between principal
windows to the front/rear of properties. The SPG also states that a distance of
12m should be maintained between the front/rear of properties and the side of
adjacent dwellings.
Given the orientation of the proposed dwellings there is only 15m between the
rear of the new dwellings and the rear of the nearest caravans, which is below
the requirement given in the SPG. Whilst there is hedging along the boundary,
there is still potential for a loss of privacy to neighbouring occupiers. Given this
constraint, the applicant has been requested to overcome the issue and
rearrange the internal configuration of the first floor rooms to reduce the number
of habitable room windows on the rear elevation, and then to install oriel type
windows to the first floor habitable room windows to prevent direct overlooking
to these caravans. The applicant has indicated that he will be able to amend the
plans in accordance with Officer’s comments, which would resolve this matter.
Any amended plans received will be reported as a late item.
In terms of the dwellings on Lady Lane, the 12m distance is maintained. Given
the siting of the dwellings is mostly in accordance with the SPG, it is envisaged
that there would not be any notable loss of light, overshadowing, visual
intrusion or overbearing effect upon neighbouring properties. It is also
considered that with the amendments requested, distances are sufficient
enough to prevent any notable loss of privacy or overlooking to neighbouring
residential properties.
Highway considerations
Policy AM22 requires that safe and appropriate access to the highway system
together with satisfactory on site arrangements for vehicle manoeuvring so as
to ensure safety for all users. The supporting text makes clear that
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consideration must also be given to the impact of access and manoeuvring
arrangements on neighbouring users and the amenity of residents.
The principle of the proposed vehicular access to the development from Lady
Lane is considered to be appropriate, as access already exists from Lady
Lane to the car parking area. The existing access will be moved towards the
church grounds by around 6m, and as such visibility splays will be provided to
demonstrate that access to and from Lady Lane is safe.
Concern has been raised regarding the ability for residents to park on this car
park, rather than on Lady Lane. Whilst this car park is helpful in terms of the
available parking in Lady Lane, the car park is private and as such could be
taken out of use at any time. It is also the case that the church (or another D1
Use) could begin operating from the site again which would generate a
significantly higher demand for the car park, and increase vehicular movements
on Lady Lane, beyond the capabilities of this application. In any case, a smaller
area of car parking will still exist between the new dwellings and the existing
nursery.
Also, given the number of houses and caravans that use Lady Lane currently, it
is difficult to demonstrate that the addition of 4 new dwellings will harm highway
safety to a level which would warrant refusal of the application.
Highways Officers raise no objection to the proposal subject to a condition
requiring visibility splays to be provided for the access, and as such it is felt that
the proposal is in accordance with Policy AM22.
CONCLUSION
It is therefore recommended that permission be granted as the principle of
residential development on the site is accepted and the design and layout of
the development is such that it would not be unduly harmful to the visual
amenities of the area or to the amenities of neighbouring residents and would
not harm highway safety.
The reason for Coventry City Council granting planning permission is because
the development is in accordance with:
Policies BE2, BE9, BE20, AM22, H9, H12 of the Coventry Development Plan
2001 and the SPG on Design Guidance for New Residential Development.
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SCHEDULE OF CONDITIONS
Condition(s)
1.
The development hereby permitted shall begin no later than three
years from the date of this permission.
2.
The development hereby permitted shall be carried out in
accordance with the following approved documents: 1, 2B, 3A,
Design and Access Statement.
3.
Prior to the commencement of development sample details of the
facing and roofing materials shall be submitted to and approved in
writing by the local planning authority. The development shall
thereafter be carried out in full accordance with the approved
details.
4.
The development hereby permitted shall only be undertaken in
strict accordance with details of both hard and soft landscaping
works which have been submitted to and approved in writing by
the local planning authority. Details of hard landscaping works
shall include boundary treatment, including full details of the
proposed boundary walls, railings and gates to be erected,
specifying the colour of the railings and gates; footpaths; and hard
surfacing which shall be made of porous materials or provision
shall be made to direct run-off water from the hard surface to a
permeable or porous area. The hard landscaping works shall be
completed in full accordance with the approved details within three
months of the first occupation of the dwellings hereby permitted;
and all planting shall be carried out in accordance with the
approved details in the first planting and seeding seasons
following the first occupation. Any tree(s) or shrub(s) which within
a period of five years from the completion of the development dies,
is removed or becomes in the opinion of the local planning
authority seriously damaged, defective or diseased shall be
replaced in the next planting season with another of similar size
and species, unless the local planning authority gives written
consent to any variation. All hedging, tree(s) and shrub(s) shall be
planted in accordance with British Standard BS4043 Transplanting Root-balled Trees and BS4428 - Code of Practice for
General Landscape Operations.
5.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order
revoking and re-enacting that Order with or without modification),
no building or enclosure shall be provided within the curtilage of,
and no extension or addition erected or constructed to, any
dwelling(s) hereby permitted without the prior written approval of
the local planning authority.
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6.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order
revoking and re-enacting that order with or without modification)
the first floor windows to be formed in the northwest facing
elevations of the dwellings hereby approved shall only be installed
in accordance with the approved drawings and shall only be glazed
or re-glazed in accordance with such approved details and any
opening part of any window shall be at least 1.7m above the floor of
any room in which the window is installed.
7.
The areas indicated on the approved drawings for vehicular
manoeuvring space and parking shall at all times be kept free of
obstruction and be available for those purposes unless otherwise
agreed in writing by the local planning authority.
8.
The development hereby permitted shall only be undertaken in
strict accordance with drainage details, incorporating a Sustainable
Drainage System (SUDS) and responding to the hydrological
conditions (soil permeability, watercourses etc) within the
application site, including a long term management and
maintenance plan, which have been submitted to and approved in
writing by the local planning authority. The approved systems shall
thereafter be retained and shall be managed and maintained in
strict accordance with the approved details.
9.
The development (including any works of demolition) shall proceed
only in strict accordance with a construction method statement
which has been submitted to and approved in writing by the local
planning authority. The approved statement shall be strictly
adhered to throughout the construction period and shall provide
for: the parking of vehicles of site operatives and visitors; the
loading and unloading of plant and materials; the storage of plant
and materials used in constructing the development; the erection
and maintenance of a security hoarding including decorative
displays and facilities for public viewing where appropriate; wheel
washing facilities and other measures to ensure that any vehicle,
plant or equipment leaving the application site does not carry mud
or deposit other materials onto the public highway; measures to
control the emission of dust and dirt during construction; and a
scheme for recycling / disposing of waste resulting from demolition
and construction works, unless otherwise agreed in writing by the
local planning authority.
10.
Before commencement of development visibility splays from the
access shall be submitted to and approved by the Local Planning
Authority and once approved those visibility splays shall be
provided prior to occupation and maintained as such thereafter.
11.
The development hereby permitted shall proceed only in strict
accordance with the recommendations of a noise assessment,
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which shall be submitted in accordance with the principles of
PPG24 'Planning & Noise'. The noise assessment shall include
results for LAeq, LA10, and LA90 noise descriptors, together with a
calculated arithmetical average for the LAeq. The assessment will
demonstrate by calculation that internal noise levels for the
proposed residential property meet the 'Good' criteria set out in
British Standard 8233 'Sound Insulation and Noise Reduction for
Buildings' together with any mitigation measures that are required
to achieve this. The report shall also demonstrate that outdoor
garden and leisure areas associated with this development meet
the 55dB limit as required by the World Health Organisation (WHO).
Prior to the first occupation of the building any necessary
mitigation measures shall have been implemented in full
accordance with the recommendations of the noise assessment
and thereafter shall not be removed or altered in any way without
the prior written approval of the local planning authority.
LIST OF BACKGROUND PAPERS
PROPER OFFICER: Planning Manager
Author: Kurt Russell
ALL BACKGROUND PAPERS OPEN TO PUBLIC INSPECTION at City
Services & Development Directorate, Civic Centre 4, Much Park Street and
www.coventry.gov.uk
Planning Application File: FUL/2015/0842
Coventry Development Plan 2001
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