Agenda item

To consider a report by the Head of Planning.

The Committee considered application 6/2020/0154 to erect of three dwellings and associated parking at land at Priests Road, Swanage.

 

With the aid of a visual presentation, officers provided context of what the

main proposals, principles and planning issues of the development were; how

these were to be progressed; how the development would contribute to meeting housing needs; and what this entailed. The presentation focused on not only what the development entailed and its detailed design, but what benefits it would bring and the effect it would have on residential amenity and the character the area.

 

Plans and photographs provided an illustration of the location, orientation,

dimensions – form, bulk, size and mass - and appearance of the development

and of the individual properties and how they were to be designed, along with their ground floor plans; how it would look; proposed street scenes; the materials to be used; access and highway considerations; environmental considerations; the means of landscaping, screening and tree cover, and its setting within that part of Swanage and the wider landscape – particularly within the Dorset Area of Outstanding Natural Beauty (AONB) and what considerations needed to be given and criteria met for such a development being outlined.

 

Officers showed the development’s relationship with other adjacent residential

development and how the buildings would be designed to be in keeping with the characteristics of the established local environment. The characteristics and topography of the site was shown and its relationship with the highway

network. Views into the site -  a triangular parcel of land - and around it were shown, which provided a satisfactory understanding of all that was necessary.

 

In coming to their balanced judgement, officers considered that as the Purbeck area had not provided the necessary housing delivery over the past three years, current housing policies were out of date and there was a presumption in favour of sustainable development as set out in paragraph 11 of the National Planning Policy Framework. The development would not result in harm to the Area of Outstanding Natural Beauty nor any other protected area. The development was considered to be acceptable in principle, of an appropriate scale, size and design and the impact on neighbouring amenity, highway safety and drainage are also considered to be acceptable.

 

Whilst the proposal was seen to result in an adverse impact arising from the loss of green infrastructure and loss of potential for tree planting improvements, this was not adjudged to significantly and demonstrably outweigh the benefits of the development when assessed against the policies in the National Planning Policy Framework taken as a whole. In these circumstances, and in accordance with the provisions of thn NPPF paragraph 11, approval was being recommended.

 

The Committee were notified of a written submission received and officers read these direct to the Committee.

 

Formal consultation had seen Swanage Town Council object on the grounds that there would be a loss of important historic green space, adverse Impact on nature conservation interests and biodiversity opportunities, was contrary to Swanage Green Infrastructure Strategy (SGIS) SPD   Overdevelopment/layout and density of building design, visual appearance and materials to be used and potentially detrimental impact on the street scene; a potential adverse impact on the Herston Conservation Area (HCA) and on neighbouring amenity, and highway and flooding issues. Forty-five letters of objection from neighbours had been received - including one from Ward Councillor, Gary Suttle, on behalf of the local residents - on the grounds of amenity; highway issues; how the application had been advertised; environmental concerns; overdevelopment; absence of affordable housing; noise; flooding and drainage; and in being out of keeping with the characteristics of the area.

 

Local ward member, Bill Trite, speaking as a Committee member, was of a similar view to the Town Council and the other Ward Member in that he considered this proposal would compromise the environment, particularly the availability of green space and natural habitat and the biodiversity this afforded within the open character of the Herston Conservation Area. He also felt that the scale and design was not in keeping with the area; the adverse effect it would have on neighbouring amenity; concerns at parking and other highway issues and flooding.

 

The opportunity was given for members to ask questions of the presentation

and what they had heard, in seeking clarification of aspects so as to have a

better understanding in coming to a decision. Officers sought to address the issues raised by the Town Council, local members and residents and what questions members had raised, providing what they considered to be satisfactory answers. It was clarified that as Herston Conservation Area was not in the immediate vicinity of the development, Conservation Officers had considered there would be no demonstrable harm.  In clarifying what use had previously been made of this informal green space, officers confirmed that it had been assessed to have limited value in terms of what it had to offer and was not considered to be ecologically important, not being covered by any policy on open space.

 

Whilst some members shared the view of the local members, the majority of the Committee considered the proposal to be a modest scheme serving a practical means of making use of a site with limited value which could make a useful contribution to meeting housing delivery and need in the town, in being part of the townscape with other neighbouring residential properties. They noted that the properties would have sufficient garden space too and understood that the development was not large enough to necessitate affordable housing provision.

 

Having had the opportunity to discuss the merits of the application, having

understood what was being proposed and the reasoning for this; having taken

into account the officer’s report and presentation, what they had heard at the

meeting, the views of the local Ward Members and having received

satisfactory answers to questions raised, the Committee were satisfied in their understanding of what the proposal entailed and the reasoning for this and, on

that basis - in being proposed by Councillor Shane Bartlett and seconded by

Councillor John Worth - on being put to the vote, the Committee agreed - 6:4 - that the application should be approved, subject to the conditions set out in

paragraph 17 of the report.

 

Resolved

That planning permission be granted for application 6/2020/0154 subject to the conditions set out in paragraph 17 of the report.

 

Reasons for Decision

• Para 11 of the National Planning Policy Framework (NPPF) set out that

permission should be granted for sustainable development unless specific

policies in the NPPF indicate otherwise

• The proposal would contribute to local housing supply where there had been

an undersupply of housing delivery.

• The location was considered to be sustainable and the proposal was

acceptable in its design and general visual impact.

• There was not considered to be any significant harm to neighbouring

residential amenity.

• The loss of a green space did not significantly and demonstrably

outweighed the benefits of the proposal.

• There were no material considerations which would warrant refusal of this

application.