Proposal:  Demolish existing dwellinghouses at 193 and 195 Thorpe Hall Avenue and erect a three storey building comprising of 33No. retirement apartments, install vehicular access onto Woodgrange Drive, layout car parking at rear and landscaping.

Applicant:  Churchill Retirement Living

Agent:  Planning Issues Ltd.

Resolved:-

That planning permission be REFUSED for the following reasons:

01  The proposed development is located within a high flood risk zone (flood zone 3a), and insufficient information has been submitted to demonstrate that the development will be safe for future occupiers over its lifetime. The development is therefore considered to fail the exceptions test and would be unacceptable and contrary to the National Planning Policy Framework, and Policies KP1 and KP2 of the Core Strategy (2007). 

02  The proposed development by reason of its height and excessive bulk coupled with its insufficient degree of set back from the site frontages and its bland, overly functional design and appearance including poor articulation and architectural quality, would appear as an overly dominant, obtrusive and incongruous development that is out of keeping with and detrimental to the prevailing character and appearance of the streetscene and the surrounding area. This is unacceptable and contrary to the National Planning Policy Framework, Core Strategy (2007) Policies KP2 and CP4, Policies DM1 and DM3 of the Development Management Document (2015) and advice contained within the Design and Townscape Guide (2009).

03  The proposed development by reason of insufficient provision of on-site parking would cause additional on street parking in the surrounding area to the detriment of highway safety and the operation of the local highway network. This is unacceptable and contrary to guidance contained within the National Planning Policy Framework (Section 4), Development Management Document (2015) Policy DM15, Core Strategy (2007) Policy CP3 and advice contained within the Design and Townscape Guide (2009).

04  The proposal, by reason of the limited useable amenity space provided for future occupants would result in a poor living environment for future occupiers of the proposed development. This is unacceptable and contrary to the National Planning Policy Framework (2012), Policies KP2 and CP4 of the Core Strategy (2007), Policies DM1 and DM8 of the Development Management Document (2015) and National Technical Housing Standards DCLG 2015.

05  The application does not include a formal undertaking to secure a contribution to affordable housing provision to meet the demand for such housing in the area despite it having been found financially viable for the development proposed to make such a contribution. The application is therefore unacceptable and contrary to Core Strategy policies CP8 and KP3 and Policy DM7 of the Development Management Document 2015.

The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reason(s) for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal.  The detailed analysis is set out in a report prepared by officers. In the circumstances the proposal is not considered to be sustainable development. The Local Planning Authority is willing to discuss the best course of action and is also willing to provide pre-application advice in respect of any future application for a revised development, should the applicant wish to exercise this option in accordance with the Council's pre-application advice service.

Informatives

Please note that this application would be liable for a payment under the Community Infrastructure Levy Regulations 2010 (as amended) if planning permission had been granted. Therefore if an appeal is lodged and subsequently allowed, the CIL liability will be applied. Any revised application would also be CIL liable.