Agenda item

 

Nick Wood

This proposed development has caused significant stress and mental turmoil to many of my retired neighbours some of which could be regarded as vulnerable.  It has also caused significant negative comment amongst many in the local De Moulham Trust area where the characteristics of reasonably sized front and back gardens prevail, allowing people views from their gardens and houses of the Area of Outstanding Natural Beauty that we live in. It is why it is an Area of Distinctive Local Character in the Swanage Town Plan.

I strongly feel that with the Restrictive Covenants governing the development of the area (now managed by Swanage Town Council through the De Moulham Trust) plus the characteristics of the area should prevent this development.

The developer first severed the site. We felt this was a good development though were concerned not enough garden had been allowed for a house of this size and therefore out of keeping with the characteristics of the area. Neighbours were assured by the developer that the original chalet bungalow (sited well away from surrounding boundaries) would be just refurbished. Over Christmas 2019 application 6/2019/0702 was submitted for the original bungalow to be demolished on this now halved plot and two detached two storey tall houses with very limited outside space to be built in its place.  This development was rejected. And many in the area breathed a sigh of relief and stress levels reduced.  However, at about lockdown, we were then hit by this new proposal. Again, wonderful timing!  It is NOT significantly different but very surprisingly the Officers are now recommending acceptance. The proposed over development of this site is still there…..The massing of these two detached houses is visible from our garden and is extremely large compared to the current low level chalet bungalow; and the effect on the neighbouring properties will be negative in terms of their enjoyment of their own properties (massing, noise levels from intensity of use, parking, amenity, street scene) and their views of either the sea or Ballard Down will disappear. We urge the committee to reject this development.

 

Michael and Penny Campbell

Application 6/2019/0702 was refused and the reasons given remain valid for this current application.  We are perplexed why it has become “in the balance” given little has changed.

Reasons for objection are:

1          Over development

The builder wants to replace one building with four with insufficient amenity space and overcrowding.  The 2 floored, 3 bedroom house (built) has already been extended to 3 floors and 4 bedrooms.  This proposal is totally out of character with the street scene in Battlemead.  Battlemead is a mixed development of detached properties, with garages, driveways and substantial rear and front gardens.  This proposal does not adhere to any of these characteristics and will set a dangerous precedent within this area of distinctive local character.

 

We quote from the case officer’s reasons for refusal on the previous application “… cramped and high density in appearance on a small and constrained infill plot to the detriment of the distinctive regular and low density pattern of townscape character in the area…”  We urge you to refer to the officer’s previous refusal.  Her reasons remain equally valid for this application.

 

2          Overlooking

The proposed houses will overlook their neighbours at 35 and 39 De Moulham Road and 1 Battlemead.  Opaque, non-opening windows in principal bedrooms indicates the builder is aware of the intrusive design and seeks to remedy this with an unsatisfactory solution.  Future occupiers will seek to replace them to provide light and ventilation, causing stress and discord with neighbours.

This proposal for 2 tall houses so close to the boundaries goes against European Law entitling neighbours to privacy.

 

3          The De Moulham Estate

This is a special, carefully preserved part of Swanage with a unique character to which many restrictive covenants and conditions were attached to protect the area.  Again we quote “The proposal does not maintain the prevailing character and setting of the area and is therefore contrary to the National Planning Policy Framework”.

 

4          Dorset Parking Standards

The original property is a 2 bedroom chalet bungalow and had 2 single garages and 2 parking spaces, a ratio of 2 bedrooms to provision for 4 vehicles.  Now this proposal is for 3 houses with 10 bedrooms with 1 single garage, 2 parking spaces for the existing house and 4 extremely cramped parking spaces for the development, a ratio of 10 bedrooms and dubious in dimensions provision for 7 vehicles.  This is not in line with Dorset Parking Standard as there is no provision for visitor parking.

We can see no improvement to the previous application 6/2019/0702 or in the amendments to this application and therefore object to this application and request it be declined.

 

 

 

Stuart and Susan MacMillan Pratt

We have seen the submissions of various neighbours to the Committee regarding this Application ( and those previously associated with it).  We fully endorse the points they make and so do not  propose yet further repetition.

 

Instead, we wish to draw your attention to the background of the De Moulham Estate (DME), of which Battlemead is a part, and to highlight to you why it is so important that you do not allow a development which could open the flood-gates for the eventual destruction of this Area of Distinctive Local Character.

 

The DME is a 90 year old concept and was designed to ensure that the expansion to the north of the town was accomplished in a controlled manner under the guidance of Trustees, currently Swanage Town Council. Aerial photos dated 1935 and 1937 (which were attached as part of our earlier submissions opposing this development) clearly show that the estate was to be laid out in an orderly and formal manner. The houses, albeit of varied design, were to be detached, have good separation, be of modest size and surrounded by good sized gardens.

 

The building line was clearly defined; the houses were to be set back from the pavement such that they would be fronted by relatively large gardens and thus create the spacious, uncluttered feel of the estate as a whole.

 

Virtually without exception the 100 or so buildings on the estate conform to these requirements and there is evidence that caveats specifying these requirements are contained in the Land Registry documents of some houses, including ours.

 

A review via Google Earth will confirm the current spaciousness of the estate.

 

The proposed development puts three houses and a detached garage on to a plot designed for one decent sized house and good sized garden. The building lines are being completely ignored.

The proposed back gardens have been described by local estate agents as 'compact patio gardens' or 'totally out of keeping with the area'. The car parking arrangements will only work if the vehicles are small, the passenger has already got out and the driver is fairly agile ...and then there's the real issue of road and pedestrian safety when sight lines are poor (we question whether the Highways engineer has actually seen the site, especially when the on-road parking is jammed with holiday-makers ( not the visitors to the new houses who will be lucky to find anywhere to park at peak times).

 

Para 195 of The Swanage Local Plan states that: "The Areas of Distinctive Local Character include a variety of townscape character types and new development should protect and enhance the distinctive local character of the area". The SLP goes on to say that "It is important that new development does not reduce the spacious character of the area". Elsewhere we find that "Officers should not rely on 'windfall' developments to meet overall new-build objectives of the PLP1- SE Dorset."

 

 

 

 

 

 

Malcolm Brown - on behalf of the applicant, Justin Streams

I commend to you your officer’s report.

This proposal is entirely different to the previous application 6/2019/0702. Further pre-application advice was sought from the planning officer. The advice states:-

The two detached dwellings are modest in size (3 bed) and of an acceptable height, scale and mass in relation to surrounding properties and the street scene. The traditional but varied design is considered to be acceptable. The dwellings sit comfortably within the plot…

There is therefore no conflict with the local character and the pattern of development.

The advice continues:-

Subject to suitable modification, this option could be supported in terms of impacts on neighbouring properties and future occupiers of the proposed dwellings.

The applicant took that advice on board and the application incorporates those modifications.

Your officers accept that there is not unacceptable overlooking and loss of privacy to neighbours.

The car parking provision is in accordance with your standards.

There is no loss of greenspace. In addition to the existing dwelling house there are two existing garages, an outbuilding and a conservatory and hardstanding.

The Existing Site coverage is 141 sq. metres

Proposed Site Coverage is 135 sq.metres

There is therefore a small reduction in site cover and no loss of greenspace.

The officer’s report refers you to a recent appeal decision in relation to subdivision of a lengthy rear garden at 61 Rabling Road Swanage which was allowed.

I need to draw your attention also to an approval by this authority as recently as May this year at 3 De Moulham Road. Planning was granted to build 4no. 3 storey houses. The houses are detached of contemporary design to appear as two blocks. They replace a single storey dwelling in a verdant setting. The approval will see the 4 houses built with no back gardens whatsoever and a three storey elevation about 5metres from the side boundary of no.1a Rabling Road and its back garden. The benefit of the provision of homes to be used as a person’s sole or principal residence was considered to outweigh the loss to the non-designated heritage asset.

Contrast the proposal before you today with that approval. This proposal fits comfortably within the street scene, retains a reasonable amount of greenspace, and is sustainable in terms of the National Planning Policy Framework.

There is no suggestion in the pre-application advice that a decision would be finely balanced. It is in accordance with the Local Plan.