Agenda item

Demolition of dwelling and erection of four dwellings.

With the aid of a visual presentation including plans and photographs, the Case Officer identified the site and explained the proposal and relevant planning considerations to members with reference to relevant Development Plan policies and government guidance. Photographs of the site and its context were shown. The Case Officer informed members that the site was within character areas identified by the Purbeck District Townscape Character Appraisal Supplementary Planning Document and the Swanage Local Plan.  The site also lay within the Dorset Heathland and Poole Harbour recreation zones but could rely upon mitigation provided by Supplementary Planning Documents to avoid harm to these protected sites. Members were provided with information on the site’s planning history, particularly highlighting a previous appeal decision and previous planning applications which had been refused. The officer’s presentation identified the relationship with adjoining properties, proposed mitigation to prevent overlooking and identified that some overshadowing of neighbouring properties to the north would arise. Members were informed of the work that the applicant had done in response to previous concerns regarding the scale and materials of the proposal. Street scene plans were provided to illustrate how the development would relate to neighbouring buildings. Members were informed of the intentions for access to be provided from an unadopted road to the west and proposed conditions to secure parking areas. The officer’s recommendation was to grant planning permission subject to conditions.

Public Participation

Mr J Cain spoke in objection to the application on behalf of the owners of the Grey House (25/27 De Moulham Road). He noted that the proposal had gradually reduced in size however, he considered the three-storey proposal would cause harm and represent an overbearing development. He identified harm to the wider setting and AONB and referred to the officer’s report which stated that the development was bulky in scale. He considered it would be inconsistent to judge the proposal anything but overbearing and was concerned that it was situated on a higher site. Mr Cain urged members to consider Purbeck Local Plan and Swanage Local Plan policies, NPPF guidance, and consider the long-term impacts that granting permission would have on the character of the area.

Mr A Davies spoke on behalf of the applicant. He highlighted to members the work that the applicant had done to respond to previous concerns and objections, there would be no overlooking to ‘Oceana’, and no habitable windows faced either neighbour. He commented that the Town Council had not objected to an earlier application for redevelopment on this site. He identified that the photographs in the officer’s presentation demonstrated a visual gap and contended that there was room for development on the site which would integrate into the street scene. Mr Davies referenced the AONB and informed members that the proposal contributed to the Purbeck housing supply. He hoped members would support the officer’s recommendation for approval.

The Local Ward Member addressed the committee and discussed the proposal before members. He considered the various applications had steadily changed from bad to undesirable.  Cllr Trite felt that it would pose a threat to neighbouring properties due to the severity of overlooking. He also considered that building up to the boundary with number 25 would result in a loss of amenity to neighbours from overlooking and loss of sunlight, noting that the ground floor of no. 25 De Moulham Road was below the height of its side garden.  He opined that the height, scale and design wasn’t in keeping with the area as number 23 is on the brow of a hill and the new building will appear over prominent from the seaside, Peveril Point and elsewhere. He believed that it represented over development and was against local public interest. He referenced the earlier appeal decision and the main issues identified by the inspector at appeal and considered that the application still failed to meet policy requirements, was against the public interest, and hoped members would refuse the application.

Members questions and comments

·       Clarification regarding the finished floor levels and site access.

·       Members were pleased that the applicant had responded to previous concerns raised.

·       Members felt that the design was more appropriate and noted that there was no harm considered to the AONB or character of the area.

·       Clarification regarding potential brick/stone banding on the north elevation

·       Clarification regarding roof lights.

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, a motion to approve the officer’s recommendation to grant planning permission as recommended, was proposed by Cllr Mike Dyer, and seconded by Cllr Barry Goringe subject to conditions set out in the officer’s report and an amendment to the materials condition to add in a requirement for details of a brick/stone band on the northernmost unit to be submitted for agreement and an additional condition to secure the second floor rooflights in the northern-most and southern-most units to be obscure glazed and fixed shut.

Decision: To grant the officer’s recommendation for approval subject to conditions set out in the officer’s report and an amendment to the materials condition to add in a requirement for details of a brick/stone band on the northernmost unit to be submitted for agreement and an additional condition to secure the second floor rooflights in the northern-most and southern-most units to be obscure glazed and fixed shut.