Agenda item

Proposed new build dwelling  

Land west of Tyne View Terrace, Well Bank, Corbridge, Northumberland 

The Planning Officer introduced the report with the aid of a powerpoint presentation and advised that the recommendation should read:

‘That Members GRANT planning permission, subject to recommended conditions and the completion of a Section 106 Agreement’.

Mr. B. Milburn, spoke in support of the application on behalf of the applicant.  He highlighted the following:-

·         The proposal was for a modestly contemporary two-bedroom property that would be a positive addition within the street scene following discussions by the applicant and officers over a significant number of months, particularly Highways and Building Conservation Officers.  It was respectful of the local area and provided a design solution to an area of mixed residential character within the Corbridge Conservation Area.

·         It would reflect the attractive construction methods of the conservation area and add to its character.  It aimed to provide a new, high quality build, combining the best in traditional building materials with modern building systems, such as sedum, to ensure the building would remain an attractive addition to the local area.

·         The applicant had worked with officers to overcome objections raised by neighbouring properties in Tyne View, above the site.

·         The plans have been amended to address highways concerns to include parking within the site and suitable visibility splays.  Officers had concluded that the proposal would not have an adverse impact on highway safety, subject to conditions.

·         Issues regarding the retaining party wall was a matter for Building Control and not a material consideration to be given any weight when determining the planning application.

·         Appearance of the sedum roof, like a grass lawn, would have a varied green colour as the moisture content fluctuated throughout the year.  The overall design approach with a flat roof, had the support of the Building Conservation Officer and Planning Officer and accepted as being high quality contemporary dwelling with a flat roof but with high quality, tradition materials meeting stringent policies of the development plan and the NPPF.

·         Corbridge Parish Council had objected on grounds of design which they had considered were not in keeping with the locality, vehicular access and impact on highway safety.  It was emphasised that the design had been derived from discussions with the Building Conservation Officer and Planning Officer.  Reconsultation following amendments to the scheme to address highways concerns had not resulted in any further comments.

·         There were no technical constraints to restrict the proposal coming forwards as it met and exceeded every technical and design requirement that had been raised.  Concerns regarding highways safety and visual amenity had been met and exceeded in consultation with officers who supported the proposal.

·         The property and how it sat within the site had been carefully designed, reflecting the best characteristics of the village, using natural stone and slate to ensure the property was reflective of the local vernacular.

·         The proposal could demonstrate that it would not cause harm or affect amenity of neighbouring properties and it was requested that it be approved, as set out in the report.

In response to questions from Members the following information was provided:-

·         The gradient of the road had been taken into account in the equation for the visibility calculation but did not have a great impact.  They had ensured application of the normal rules e.g. 1.05 metres from the drivers eye line down to the kerb edge for vehicle visibility to give 43 metres visibility in both directions on a 30 mph road.  However, it would be difficult to achieve 30mph on Wellbank.  They had also ensured pedestrian and cycling protection of 2m by 2m usual visibility to protect footpath amenity to ensure that pedestrians and motorists could see each other performing any movement.

·         Neighbours who had contacted the Planning Officer had been informed of the proposal to include a condition which required that details of the access be secured, agreed and implemented before the development was occupied.  Technical matters would need approval from the Highways section.

·         The proposal utilised a contemporary approach which may not be suitable at all locations.  However, each application was considered on its own merits.  The site was only visible if in close proximity and would therefore not have an adverse impact on the nearby St Andrew’s Church which was a listed building.  Officers were of the view that the development was not unacceptable in the street scene and the material palette was acceptable at this location.  Condition no. 3 required material samples be submitted to check that the colour and hue was in keeping with the surroundings.

·         Neighbours had also been advised to raise their concerns regarding the retaining wall with Building Control who would be considering proximity of the building to the retaining wall, foundation design amongst other matters before it was signed off.  The building regulation approval process was separate and independent of the planning system.

·         Whilst there was more scope to consider micro-renewable energy sources, such as solar panels on new build developments, standards for the differing scale of developments were not specified within policy EN1 of the Core Strategy.  On this scheme there were large window openings and roof lights which sought to maximise solar gain and a sedum roof.  However, the local planning authority had limited powers at the current time to insist on the implementation further measures.

Councillor Stewart proposed acceptance of the recommendation to approve the application, subject to the conditions contained in the officer’s report and completion of a Section 106 agreement.  This was seconded by Councillor Horncastle and unanimously agreed.

RESOLVED that the application be GRANTED permission for the reasons and with the conditions as outlined in the report and subject to completion of a Section 106 agreement.