East Dorset District Council Planning Committee 1st December, 2009

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East Dorset District Council Planning Committee 1st December, 2009 Powered By Docstoc
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          East Dorset District Council

          Planning Committee              Agenda Item No 6
          1st December, 2009              Public Report

          Schedule of Planning Applications
              Item for Decision:                                                                                                                                                                                                                           To consider the planning applications contained within the schedule
                                                                                                                                                                                                                                                           and to receive details of any withdrawn or requested deferred
                                                                                                                                                                                                                                                           applications, if any.
              Contributors                                                                                                                                                                                                                                 Chief Executive
              Contact Officer                                                                                                                                                                                                                              Michael Hirsh, Head of Development Management
              Financial Implications:                                                                                                                                                                                                                      None.
              Council Priorities:                                                                                                                                                                                                                          ENV1
              Recommendations:                                                                                                                                                                                                                             It is RECOMMENDED that the applications contained in this
                                                                                                                                                                                                                                                           schedule be determined or otherwise dealt with in accordance
                                                                                                                                                                                                                                                           with the Head of Planning and Building Control's
                                                                                                                                                                                                                                                           recommendation.

1. Applicable Lead Member Area(s)
                                          1.1                                                                    Environment.

2. Crime and Disorder – Section 17 Implications
                                          2.1                                                                    Where there is a specific crime and disorder matter that is a material planning
                                                                                                                 consideration, it will form part of the report related to the particular application.

3. Equalities Implications
                                          3.1                                                                    Planning application determination requires a positive and questioning approach
                                                                                                                 by the decision maker to equality matters. Where a particular issue requires a
                                                                                                                 focused consideration there will be a reference in the particular report.

4. Risk Implications
                                          4.1                                                                    There are risk implications associated with this report. These relate to the
                                                                                                                 potential for judicial review or maladministration if the applications being reported
                                                                                                                 have not been considered properly in a procedural sense or there is a substantial
                                                                                                                 flaw in the consideration.

5. Application Schedule
                                          5.1

No.                                                                               Application No.                                                                                                                                                            Site Address                                                    Pg.
   1.                                                                             3/09/0403/FUL                                                                                                                                                              Hill Farm, Gaunts Common, Wimborne                              2
                                    2.                                            3/09/0787/HOU                                                                                                                                                              149 Phelipps Road, Corfe Mullen, Dorset                         4
                                    3.                                            3/09/0809/FUL                                                                                                                                                              36 Ringwood Road, Verwood, Dorset                               7
                                    4.                                            3/09/0962/HOU                                                                                                                                                              17 Winnards Close, West Parley, Dorset                          12




                                                                                                                                                                                                                                                                              1
Item Number:            1.                        Ref:     3/09/0403/FUL

Proposal:               Retain mobile home

Site Address:           Hill Farm, Gaunts Common, Wimborne, for Miss Angela Trickett

Constraints             Area of Great Landscape Value LP Airport Safeguarding (45m high)
                        Airport Safeguarding (Birdstrike) Green Belt LP Groundwater
                        Protection Zone Windfarm Consultation Zone

Site Notice expired:             1 November 2009
Advert expired:
Nbr-Nfn expired:                 29 October 2009

Holt Parish Council              Objection
Comments:                        We welcome the re-establishment of the small holding but
                                 from the business case provided there does not appear to
                                 be a need to be on sites 24hrs, 7 days per week. We can
                                 therefore see no reason for a mobile home to be located
                                 here based on the current evidence. If there is however a
                                 stronger business case, the Parish Council may reconsider
                                 its view.

Vale of Allen Parish Council     Support for the folowing reasons:
Comments:                        This is the kind of enterprise which should be encouraged
                                 in the rural area. The applicant needs time to prove the
                                 viability of the business. We suggest a temporary
                                 agricultural permission for 3 years.

Consultee Responses:
Neighbour Comments:

A J Hooper-Greenhill             In support
Dacombs Cottage,
Rooks Hill

Mr A Dodson                      Support
Fields View,                     Fully behind the enterprise.
Gaunts Common

D W Gregory                      In support
Wayside,
Gaunts Common

Mrs Daphne Baker                 I have not been notified of this planning permission despite
Little Orchard,                  sharing a boundary with Hill Farm. I have not been aware
Gaunts Common                    of anyone living on this site. And I note that the council
                                 refused permission for a mobile home on site in 2003 and
                                 yet they claim they've been living there for a period of time
                                 in breach of this planning refusal.

Sally & David Bennett            Object
Finch Lea Cottage,               Would like to support but close proximity of mobile home

                                              2
Gaunts Common                      and supporting equipment does have an impact on our
                                   family's health and safety and quality of life.

R J Jordan                         In support
Hedge End, Rooks Hill

Officers Report:

This application is on the agenda for consideration by the local planning authority because
the support of The Vale of Allen Parish Council conflicts with the recommendation.

This is a retrospective application to retain a mobile home which has been placed next to the
farm buildings on the southern boundary of the holding. It is occupied by Angela Trickett.
Her mother and brother live in the bungalow further to the north which is associated with the
holding. A statement accompanies the application which explains that the applicant is
hoping to re-establish an agricultural business which has been allowed to decline.

The existing buildings which have clearly been used for agricultural purposes in the past are
in generally poor condition. There are turkeys and chickens on the land.

A building is in the early stages of being erected behind the chicken shed. It does not have
the benefit of any prior approval or planning permission.

Whilst there may be good intentions for the future, any current activity clearly does not
provide an income. This suggests that there is no basis for a mobile home on the site which
could be justified on agricultural grounds. The least that would be expected of an application
of this nature is a comprehensive business plan with anticipated costs, investment and
profits. Audited current accounts would also be a minimum requirement to enable the local
planning authority to assess the application. The information which accompanies the
application only provides a basic summary of expenditure and likely profits.

Annex A of Planning Policy Statement 7 refers to the functional and financial test which
needs to be established before any planning permission can be granted. Paragraphs 12 and
13 refer to temporary agricultural dwellings and it states that "...clear evidence of a firm
intention and ability to develop the enterprise.." is required. It also refers to "clear evidence
that the proposed enterprise has been planned on a sound financial basis". No evidence has
been provided of any training or acquired agricultural skills by the applicant which provide the
knowledge to carry out and develop the enterprise on a successful basis.

The site lies within five kilometres of protected heathland. This issue has not been
addressed by the applicant's agent and without a commitment to satisfy the requirements of
the Interim Planning Framework 2006-2009 by way of a unilateral undertaking this
application must also be rejected for this reason.

There is a recommendation that planning permission be refused.

Recommendation:           REFUSE – FOR THE FOLLOWING REASON(S):-

Reasons:-

1      The needs of the holding do not warrant a residential presence and the financial and
       functional tests are not sufficiently compelling to justify on-site supervision. In these
       circumstances, the presence of the mobile home is detrimental to the openness of the
       Green Belt and it would result in a dwelling in an unsustainable location resulting in

                                                3
      conflict with the advice set out by the Government in Planning Policy Guidance Note 2
      and Planning Policy Statement 1 respectively.

2     The site lies between 400m and 5km of Dorset heathlands which are protected under
      European legislation for their wildlife importance.       An interim policy has been
      prepared in conjunction with other Dorset Councils that deals with compensatory
      measures and the like. This policy was approved as Supplementary Planning
      Guidance on 12 December 2006 and came into effect on 2 January 2007. At present,
      therefore, on sites between 400m and 5km from Dorset heathlands protected under
      European legislation for their wildlife importance, where East Dorset is the Competent
      Authority the Council will rely on the advice of Natural England, using the
      precautionary principle suggested by legislation and Government advice.         In this
      instance the proposal fails to meet the compensatory measures of the above policy
      and is therefore unacceptable. For these reasons the proposal is also considered to
      be contrary to policy NCON4 of the East Dorset Local Plan.

Informatives:

1     In determining this application the local planning authority has taken into account the
      advice set out by the Government in Planning Policy Guidance Note No.2 "Green
      Belts", Planning Policy Statement 7 "Sustainable development in rural areas"and
      Planning Policy Statement 9 "Biodiversity and geological conservation."

Policy Considerations and Reasons

In reaching this decision the policies in the Development Plan for the area, which currently
comprises the Bournemouth, Dorset and Poole Structure Plan 2000 and the East Dorset
Local Plan, were taken into account. This includes specifically the following policies:
DES8 NCON4



Item Number:            2.                       Ref:      3/09/0787/HOU

Proposal:              Two Storey Side Extension and Rear Conservatory as amended by
                       plans rec'd 30.10.09 to Reduce Eaves Projection of Two Storey
                       Extension and Reduce Size of Rear Conservatory

Site Address:          149 Phelipps Road, Corfe Mullen, Dorset, for Mr And Mrs Goodship

Constraints            Bournemouth International Airport Bournemouth International Airport
                       Bournemouth International Airport Urban Areas LP

Site Notice expired:             22 October 2009
Advert expired:
Nbr-Nfn expired:                 14 October 2009

Corfe Mullen Parish Council      Objection
Comments:                        Overdevelopment of plot

Consultee Responses:
Neighbour Comments:

Neil Green                       I have no objection to the general design of the proposed

                                             4
151 Phelipps Road,               extension, just to the issues of access and encroachment
Corfe Mullen                     on to neighbouring land.

                                 The issues are:
                                 1.     Once the extension is built the property will have no
                                 external access to the rear of the property as it is intended
                                 to build right up to the edge of the property line. The
                                 adjacent path (between 149 and 151) does not belong to
                                 the property, there is no right of access over it or
                                 agreement to allow this. This prevents general access to
                                 the rear of the property as well as issues over future
                                 maintenance to both the extension and rear of the property.
                                 2.     In order to carry any building work as planned it is
                                 assumed that due to the restricted size and accessibility of
                                 the plot access would be required to the path between the
                                 properties for both general building and subsequent
                                 scaffolding requirements. Permission for this has not been
                                 sought or agreed and would not be allowed as constant
                                 access is required.
                                 3.     The plan shows the side of the extension right
                                 against the property boundary. This implies that the roof
                                 will overhang land that does not belong to the property. No
                                 discussion or agreement with the property owner has been
                                 made to allow this.
                                 4.     If constructed as planned, due to the proximity of the
                                 new foundations to the existing pathway between number
                                 149 and 151, damage may be caused such as subsidence.
                                 Any damage caused would need to be rectified and
                                 suitable guarantee documents provided for possible future
                                 claims or when selling any of the 3 properties that manage
                                 the pathway to prove there would be no future liability
                                 issues.
                                 5.     Due to the proximity to the property line any items
                                 that protrude through the wall such as boiler flues could
                                 extend into the path causing an obstruction. This path is
                                 used regularly for carrying long and awkward objects
                                 (Ladders, Kayaks, Garden furniture) and these may
                                 obstruct the use of this right of way or be accidently
                                 damaged.
                                 6.     The planned extension includes a shower room to
                                 the front ground floor. Measurements indicate that due to
                                 the height difference between the properties that the area
                                 outside of my front door will be at eye level of the proposed
                                 window. This will have privacy issues for both the user and
                                 myself if it is allowed to be opened. Also any vent from this
                                 shower room may also extend past the property line.

Officers Report:

This application comes to committee as the Parish Council has objected to the plans initially
submitted. There has also been an objection from 151 Phelipps Road.




                                             5
The proposal is for a single and two storey gabled ended extension to the side (west)
elevation of this semi-detached house, together with a lean-to conservatory on the rear
elevation.

Amended plans were received on the 7th and 30th October to prevent any eaves and
guttering overhang of the side (west) boundary, and pull the rear conservatory away from the
boundary with 147 Phelipps Road. This was to prevent any part of the proposal going onto
land that the applicant did not own. No re-consultation of the Parish Council has been
carried out as it was not considered that the amendments were likely to overcome their
objection.

The site lies in the urban area where Policy DES8 of the East Dorset Local Plan 2002 is
considered to be most relevant.

The site for the side extension is narrower where it fronts Phelipps Road than at the rear, and
the extension is to be built immediately adjacent to the site’s boundary with the narrow
footway that runs between the site and 151.

The two storey part of the extension will be set back from the front of the dwelling, and it will
have a lower ridge than the main dwelling. Its scale in comparison with the house is
considered acceptable.

With the side extension in place, there is considered to be an acceptable amount of space
between it and the house at 151, and the impact of this extension in the street scene is
appropriate. This is aided by the set back position of the two storey element and the
subservient scale.

The side elevation of the two storey extension facing 151 has two high level windows in it.
These are to serve a bedroom and shower room. The house at 151 is built at a higher level
than the application property, and it may be possible for persons entering 151 to look into this
window, causing loss of privacy for users of the bathroom. Consequently a condition to
obscure glaze and limit the opening of this window is considered necessary. The other
window will look into the flank elevation of 151 and no adverse impacts are foreseen.

The rear conservatory is of an appropriate scale and design and no adverse impacts are
foreseen should it be constructed.

The proposal is therefore compliant with Policy DES8 of the EDLP and approval is
recommended.

A bat survey accompanied the application which concludes that no signs of bats were seen
at the property, and the building is of low potential as a bat roost. It recommended that if
bats are seen during construction, work should cease immediately and Natural England
should be contacted.

Recommendation:            GRANT – SUBJECT TO THE FOLLOWING CONDITION(S):-

Conditions/Reasons:-

1      The development hereby permitted shall be begun before the expiration of three years
       from the date of this permission.




                                               6
      Reason: This condition is required to be imposed by Section 91 of the Town and
      Country Planning Act 1990 as amended by Section 51 of the Planning and
      Compulsory Purchase Act 2004.

2     The materials and finishes to be used for the external faces of the extension hereby
      permitted shall match those of the existing building unless otherwise first agreed in
      writing by the Local Planning Authority.

      Reason: To ensure satisfactory visual relationship of the new development to the
      existing.

3     Notwithstanding the provisions of the Town and Country Planning (General Permitted
      Development) Order 1995, or any subsequent re-enactment, the ground floor windows
      proposed for the side (west) elevation shall be installed with their sills at or above
      1700mm above floor level of the rooms they serve. The window serving the shower
      room shall also be obscure glazed and its opening restricted in accordance with
      details to be submitted to and agreed in writing by the Local Planning Authority.
      Thereafter the window shall remain obscure glazed and restricted in opening in
      perpetuity.

      Reason: To preserve the privacy of the occupants of the application dwelling.

Informatives:

1     The applicant(s) is (are) advised that the proposed development is situated in close
      proximity to the property boundary and "The Party Wall etc. Act 1996" is therefore
      likely to apply. An explanatory booklet relating to this Act is available free of charge
      from The DoE Publications Despatch Centre, Blackhorse Road, London SE99 6TT.
      Tel 0181 691 9191 (fax 0181 694 0099). Alternatively, copies of the booklet may be
      available from the District Council (subject to availability).

2     A bat survey accompanied the application which concluded that no signs of bats were
      seen at the property, and the building is of low potential as a bat roost. The applicant
      is advised that if bats are seen during construction, work should cease immediately
      and Natural England should be contacted. Tel: 01929 557450.

Policy Considerations and Reasons

In reaching this decision the policies in the Development Plan for the area, which currently
comprises the Bournemouth, Dorset and Poole Structure Plan 2000 and the East Dorset
Local Plan, were taken into account. This includes specifically the following policies:
DES8


Item Number:            3.                       Ref:       3/09/0809/FUL

Proposal:              Erect Dwelling with Attached Garage As amended by plans received
                       09 Nov 09

Site Address:          36 Ringwood Road, Verwood, Dorset, for Archstone Lifestyle
                       Properties Ltd

Constraints            Bournemouth International Airport Urban Areas LP


                                             7
Site Notice expired:              14 October 2009
Advert expired:
Nbr-Nfn expired:                  9 October 2009

Verwood Town Council              Objection
Comments:                         Contrary to Housing Policy 3 (b) and within 400 metres of
                                  an SSSI site.

Consultee Responses:
Verwood Town Council              Comments on amended plans received 9.1.09 to be
                                  reported.

County Highways Development No objection, in principle, to the proposal subject to
Liaison Officer             conditions.

EDDC Tree Section                 The proposed dwelling will not impact on the mature Oak
                                  on the adjoining development site. There are no trees
                                  within the application site. I have no arboricultural
                                  objections.

Neighbour Comments:

Mr K Towsey                       Object
34 Ringwood Road,                 Loss of privacy and light
Verwood                           Too great an impact from overlooking from second floor of
                                  dwelling
                                  Traffic concerns

Keith Morris                      Object
151 Ringwood Road,                SSSI restrictions
Verwood

Officers Report:

The application was deferred at the 3rd November Planning Committee to negotiate the re-
siting of the dwelling due to concerns about the impact of the proposed dwelling upon the
amenities of number 34 Ringwood Road, a bungalow with windows facing the site.

Background
The site which measures roughly 0.0374 hectares lies within the urban area and within 400m
of Bugdens Copse Nature Reserve SSSI and Verwood Heath which is an Internationally
Protected SSSI. To the west is Bethel Chapel and to the east a bungalow and garage at
number 34 Ringwood Road. Land to the rear of all three properties is undergoing
groundwork in relation to development granted earlier this year for a Care home.

There have been several recent applications seeking to re-develop land to the rear of Bethel
Chapel incorporating numbers 36 – 44 Ringwood Road. In August this year, planning
permission was granted for a 44 bed care home, together with a detached two storey
building at the front of the site. (ref: 3/09/0435/FUL). Three residential dwellings were shown
to be demolished as part of that application.

The two storey building at the site frontage incorporated a domiciliary care & training unit at
ground floor with staff accommodation at first floor.

                                              8
Current application
This application as amended by plans received 9th November proposes the erection of an
open market dwelling, garage and garden which has been set back on the site to roughly the
same location as the approved staff accommodation/domiciliary care and training building.
The footprint of the dwelling has also been handed with the single storey integral garage
positioned on the side closest to number 34 Ringwood Road as opposed to the two storey
gable previously proposed. A Design and Access statement submitted in support of the
application states that the previously approved domiciliary care, training and staff
accommodation are no longer required by the proposed care home operators.

The red line of the application site includes the new dwelling, its garage and garden. The
remainder of the care home development granted under application 3/09/0435/FUL is shown
by means of a blue line to be within the same ownership. The proposal will however impact
upon that scheme by the loss of two parking spaces. Access to serve the new property from
Ringwood Road remains the same as that previously approved.

Planning Policies
Residential development on this site is supported in principle by PPS1, PPS3 and Policy
HODEV3 of the East Dorset Local Plan (EDLP), subject to meeting design criteria set out in
PPS1 and Policy DES8 of the EDLP. The site is within 400m of Internationally Protected
SSSI. Whilst the Town Council concerns are noted, the principle of a residential unit of
accommodation in this location has already been established in the form of staff
accommodation. That consent remains extant; the proposal would not therefore result in any
additional pressure on the specific nature conservation interests of the SSSI.

Main planning issues
As the principle of a residential unit of accommodation on this site has already been
established, the remaining issues in the consideration of this revised application are:
•      Visual impact of the amended scheme;
•      Impact on the amenity of the occupiers of nearby properties
•      The relationship between the proposed dwelling, its garden and the adjacent nursing
       home building

Visual impact
A 7.3m high two storey dwelling and attached garage is in keeping with other dwellings which
front onto Ringwood Road. The dwelling proposed has a smaller footprint than the
domiciliary training/staff accommodation building previously approved, and as amended by
plans received 9th November 2009 is shown to be within roughly the same position as that
building. The proposal does not raise any harmful issues or concerns regarding it street
scene impact and in this respect is considered to conform with Policy DES8 of the East
Dorset Local Plan.

Impact on the amenity of the occupiers of nearby properties
A letter of objection has been received from the occupant of number 34 Ringwood Road, a
bungalow, who objected to the original proposal on account of the impact the proposal would
have on his property and amenity in relation to the siting, outlook, loss of light and privacy.
Concerns were also raised regarding the need for traffic calming along this stretch of
Ringwood Road. Neighbours have been consulted of the amended plans received 9th
November 2009 and any comments received on those drawings will be reported at the
meeting.

The proposed dwelling has been set back 0.6m off the boundary with no. 34, with a
separation distance of approximately 5.5 metres between the two. The dwelling has been
‘handed’ so that the single storey integral garage element (4.7m high) is positioned on the

                                              9
side closest to number 34 Ringwood Road. To the west is Bethel Chapel. There are no
windows facing number 34 although a door to the garage is shown on that side. One
rooflight faces the Chapel. The impact on the amenity of the occupiers of nearby properties
is therefore considered to be acceptable and complies with Policies DES2 and DES8 of the
EDLP.

Relationship between the proposed dwelling, its garden and the adjacent nursing
home building
The approved Care Home buildings are arranged in a ‘U’ formation to the south of the
application site. The building wing immediately to the south of the application site has
accommodation arranged over two floors with a separation distance of approximately 22
metres building to building (as amended). Whilst there will be some overlooking of the rear
garden from first floor windows, these separation distances are considered to be acceptable
within the urban area, at its closest point the rear garden to the proposed dwelling remains
16m from the adjacent Care home building.

Implementation of the application proposal if approved would necessitate amendments to the
adjacent Care home scheme as it results in the loss of two car parking spaces and requires
amendments to the agreed landscaping arrangement. It is therefore suggested that an
Informative Note be added to any decision to draw that requirement to the applicants
attention.

Conclusion
The proposal as amended provides a frontage building in keeping with the scale of other
dwellings along Ringwood Road. The impact of the residential dwelling on neighbouring
dwellings, is considered acceptable subject to the conditions noted above and recommended
for approval.

The development complies with PPS1, PPS3, PPS9 and Policies HODEV1, HODEV2,
HODEV3, DES2, DES8, DES9, NCON3, NCON4 and TRANS2 of the East Dorset Local
Plan.

The application is recommended for approval.

Recommendation:           GRANT – SUBJECT TO THE FOLLOWING CONDITION(S):-

Conditions/Reasons:-

1     The development hereby permitted shall be begun before the expiration of three years
      from the date of this permission.

      Reason: This condition is required to be imposed by Section 91 of the Town and
      Country Planning Act 1990 as amended by Section 51 of the Planning and
      Compulsory Purchase Act 2004.

2     Details and samples of all external facing and roofing materials shall be submitted to
      and approved in writing by the Local Planning Authority before any on-site work
      commences. All works shall be undertaken strictly in accordance with the details as
      approved.

      Reason: To ensure that the external appearance of the building(s) is satisfactory.

3     Notwithstanding the provisions of the Town and Country Planning (General Permitted
      Development) Order 1995 or any subsequent re-enactment no further windows or

                                            10
    doors shall be constructed in the west elevation(s) (such expression to include the
    roof and wall) of the extension/building hereby permitted, unless otherwise agreed in
    writing by the Local Planning Authority.

    Reason: To avoid loss of privacy to adjoining properties.

4   Before the development is commenced, proposals for the landscaping of the site, to
    include provision for the retention and protection of existing trees and shrubs, if any,
    thereon, together with any means of enclosure proposed or existing within or along
    the curtilage of the site shall be submitted to and approved by the District Planning
    Authority by means of a large scale plan and a written brief. All proposed and existing
    trees and shrubs shall be correctly described and their positions accurately shown.
    Upon approval such new planting shall be carried out during the planting season
    October/March inclusive, in accordance with the appropriate British Standards for
    ground preparation, staking, etc., in BS4428:1989 (1979), immediately following
    commencement of the development. The landscaping shall thereafter be maintained
    for five years during which time any specimens which are damaged, dead or dying
    shall be replaced and hence the whole scheme shall thereafter be retained.

    Reason: Pursuant to Section 197 of the Town and Country Planning Act 1990 and to
    protect and enhance the appearance and character of the site and the locality.

5   Prior to occupation of the dwelling hereby approved, the first 4.5 metres of the access
    crossing, measured from the nearside edge of the carriageway, shall be laid out,
    constructed, hardened and surfaced, to the specification of the Local Planning
    Authority in conjunction with the Local Highway Authority .

    Reason: In the interests of highway safety.

6   The development hereby permitted shall not be brought into use until the access,
    turning space, garaging and parking shown on the approved plan has been
    constructed and these shall be maintained and be kept available for that purpose at all
    times.

    Reason: In the interests of highway safety.

7   Prior to the commencement of development and notwithstanding the provisions of
    Town and Country Planning (General Permitted Development) Order 1995 or any
    order revoking and re-enacting that Order, nothing over 0.600 of a metre in height
    above the level of the carriageway shall be permitted to remain, be placed, built,
    planted or grown on the land coloured green on the approved plan.

    Reason: In the interests of highway safety.

8   Plans and particulars showing the finished floor levels, related to ordnance datum or
    fixed point within the site, of the ground floor of the proposed building(s), (and as
    appropriate the closest adjacent building beyond the site) shall be submitted to, and
    approved in writing by the Local Planning Authority and development shall not be
    commenced until these details have been approved, unless otherwise agreed in
    writing. All works shall be undertaken strictly in accordance with the details as
    approved.

    Reason: In order that the Council may be satisfied with the details of the proposal
    having regard to the existing site levels and those adjacent hereto.

                                           11
9     The development hereby approved shall not commence unless and until the existing
      dwelling at No. 36 Ringwood Road has been demolished (this dwelling is shown to be
      on land within the ownership and control of the applicants coloured blue on the
      submitted drawings).

      Reason: To ensure that an additional dwelling is not created having regard to the
      site’s proximity to heathland and the requirements of policy OBLIG1 of the East Dorset
      Local Plan.

Informatives:

1     The applicant is advised that notwithstanding this consent, Section 184 of the
      Highways Act 1980 requires the proper construction of vehicle crossings over kerbed
      footways, verges or other highway land. Before commencement of any works on the
      public highway the Area Highways Manager (East) should be consulted to agree on
      the detailed specification (for the type access(es)). He can be contacted at the Area
      Office (East), Stour Park, Blandford St Mary, Dorset, DT11 9LQ (Tel: 01258 450048).

2     The red line of this application does not include the adjoining land to the south, shown
      in blue to be within the same ownership. It is evident that implementation of this
      proposal would necessitate amendments to approval reference 3/09/0435 (layout and
      landscaping) . Failure to secure the appropriate amendments are likely to render that
      scheme invalid.
      For your information, legislative changes introduced with effect From 1 October make
      it possible to apply to make non-material amendments to existing planning
      permissions under s.96A of the Town and Country Planning Act 1990 (introduced by
      s.190 of the Planning Act 2008).

Policy Considerations and Reasons

In reaching this decision the policies in the Development Plan for the area, which currently
comprises the Bournemouth, Dorset and Poole Structure Plan 2000 and the East Dorset
Local Plan, were taken into account. This includes specifically the following policies:



Item Number:            4.                        Ref:      3/09/0962/HOU

Proposal:              Proposed Roof Extension and Conversion to Include Dormer
                       Windows and Roof Lights.

Site Address:          17 Winnards Close, West Parley, Dorset, for Mr And Mrs Blackmore

Constraints            Bournemouth International Airport Bournemouth International Airport
                       Bournemouth International Airport Urban Areas LP

Site Notice expired:             22 November 2009
Advert expired:
Nbr-Nfn expired:                 17 November 2009

West Parley Parish Council       No objection to extending property in principle but have
Comments:                        concerns regarding design and bulk


                                             12
Consultee Responses:
Neighbour Comments:

P J & H Gill                       Object
1 Winnards Close,                  Loss of privacy
West Parley

Officers Report:

The item is put to the Planning Committee as the applicant is a member of staff.

Site Description
The property comprises a pyramidal type bungalow sat in an elevated position on a sloping
site. The site is within the urban area. Either side of the property are numbers 16 and 18
Winnards Close, both these properties have been previously extended to form substantial
buildings.

Proposal
It is proposed to remove and reform the roof with a ridge running parallel to the street. This
roof will be finished in gable ends with small crops and allow three bedrooms, and two
bathrooms to be constructed within the roof space. These rooms will be lit by two pitched
dormer windows on both the front and back elevations, and rooflights. A high level window is
shown on the south elevation. The scheme will be constructed in render and tiles to match
the original property.

History
There is no planning history relevant to this application.

Considerations
The proposal is considered appropriate and sympathetic in terms of its scale, height and bulk
in relation to the original property and would not adversely affect the character of the area. It
is noted that this property would actually be smaller than the existing properties either side
and as such the Parish Council’s concerns about design and bulk cannot be sustained.

The alteration to the roof will not adversely affect the neighbour by way of loss of light or over
massing, and it is therefore considered acceptable. Given the distances between properties
to the front and rear there will be no overlooking of neighbours; equally a high level window
on the south elevation is acceptable.

One letter of objection has been raised by the occupant of no. 1 Winnards Close concerned
that the proposal will overlook the rear garden causing a loss of privacy. This property is
located across the street and the degree of separation between the dwellings (30m window
to window) is sufficient to avoid any harmful reduction in privacy.

A bat survey submitted with the application advises that no bats are present. No trees are
affected by the proposal.

Summary
On the basis of the above the proposal is considered in accordance with Policy DES8 of the
EDLP, and is given a favourable recommendation.

Recommendation:            GRANT – SUBJECT TO THE FOLLOWING CONDITION(S):-

Conditions/Reasons:-

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1     The development hereby permitted shall be begun before the expiration of three years
      from the date of this permission.

      Reason: This condition is required to be imposed by Section 91 of the Town and
      Country Planning Act 1990 as amended by Section 51 of the Planning and
      Compulsory Purchase Act 2004.

2     The materials and finishes to be employed on the external faces of the development,
      hereby permitted, shall be identical in every respect to those of the existing building
      unless otherwise first agreed in writing by the Local Planning Authority.

      Reason: To ensure satisfactory visual relationship of the new development to the
      existing.

3     Notwithstanding the provisions of the Town and Country Planning (General Permitted
      Development) Order 1995, or any subsequent re-enactment, no further fenestration or
      door, shall be installed at first floor level (such expression to include the roof) without
      express planning permission.

      Reason: To preserve the amenity and privacy of the adjoining property.

Policy Considerations and Reasons

In reaching this decision the policies in the Development Plan for the area, which currently
comprises the Bournemouth, Dorset and Poole Structure Plan 2000 and the East Dorset
Local Plan, were taken into account. This includes specifically the following policies:
DES8



6. Appendices
    6.1   None.

7. Background Papers
    7.1   Planning application and history files relating to each application.




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