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15/1940/FUL - 48 New Square

Meeting: 27/04/2016 - Planning (Item 70)

70 15/1940/FUL - 48 New Square pdf icon PDF 291 KB

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Minutes:

The Committee received an application for full planning permission.

 

The application sought approval for the application to provide six flats in total on the site. The proposal consisted of the conversion of the existing house to form three flats (1 x 2-bed and 2 x 1-bed units); the demolition of the garage on the west side of the house and its replacement with a 1 1/2 storey building containing a single 1-bed dwelling; and the erection of a detached two-storey building with 2 x 1- bed flats in Willow Walk in place of the existing car park.

 

The Committee noted the amendments detailed in the amendment sheet.

 

The City Development Manager confirmed to the Committee that a representation letter had been ruled out of time in accordance with the information contained within the Committee agenda. The Legal Officer confirmed that the letter could not be read out but public speakers could talk about the issues raised in the letter.

 

The Committee received representations in objection to this application and application reference 15/1941/LBC from two local residents.

 

The representations covered the following concerns:

 

i.  Referred to paragraph 3.10 of the 2006 Local Plan, residential development would not be permitted in the garden or curtilage if adversely affected the setting of a listed building. 

ii.  11 trees would be affected as well as the listed building.

iii.  Certain issues had not been given adequate weight.

iv.  Expressed disappointment that the letter from Richard Buxton was not read out. 

v.  Under the NPPF there was a duty to safeguard the character of the area.

vi.  Residents urged to refuse application.

vii.  Incredulous of comments from the Conservation Officer.

viii.  The small unknown building had been grandiosed into a two-storey building.

ix.  The drawings were inaccurate and misleading.

x.  The development would not enhance the Conservation Area.

 

Peter McKeown (Agent) addressed the Committee in support of the application.

 

Councillor Bick (Market Ward Councillor) addressed the Committee about the application.

 

The representation covered the following concerns:

i.  Expressed concern with the impact that this application would have on the historical environment in Willow Walk.

ii.  By listing buildings and designating Kite as a Conservation Area this was an interesting area.

iii.  Referred to mature trees and important views.

iv.  Needed to reconcile new development with the features contained within the Conservation Area Appraisals.

v.  Expressed disappointment that nothing had come out of the Development Control Forum.

vi.  The development would be built on higher ground, therefore the property would not be subservient to other buildings.

vii.  A sharply pitched roof may have been more in keeping with the New Square properties but was not in keeping with Willow Walk.

viii.  This was a sensitive location in the City, New Square and Willow Walk needed separate and equal consideration.

ix.  More information should have been contained within the Conservation Area Appraisal. 

 

Councillor Gillespie (Market Ward Councillor) addressed the Committee about the application.

 

The representation covered the following concerns:

i.  The application drawings contained inaccuracies.

ii.  Referred to the light study which whilst complied with Building Research Establishment (BRE) guidelines did not satisfy residents’ concerns.

iii.  Had requested that Member’s undertake a site visit.

iv.  Commented that the Officer’s PowerPoint presentation contained some photographs that were not of a good quality.

v.  There was a focus on the open space from New Square which was irrelevant to the objections.

vi.  If the Committee approved the application it would go against guidelines previously set in the Local Plan.

vii.  Suggested that an additional condition was included that Willow Walk was not used by construction traffic as there were risks to properties, vehicles and street furniture.

viii.  The significance of the Conservation Area was important and should be taken into consideration. 

 

The Committee:

 

Resolved (by 5 votes to 1) to refuse the application contrary to the officer recommendation for the following reasons:

 

1. The proposed two storey building on the Willow Walk frontage, by virtue of its height, fenestration design, roof shape and the materials of its construction, would have a harmful visual effect on this part of the Kite Conservation Area and the setting of adjacent listed buildings in Willow Walk.  In so doing the development fails to preserve or enhance the Conservation Area.  The development is therefore contrary to policies 3/4, 3/7, 3/10, 4/10 and 4/11 of the Cambridge Local Plan 2006.

 

2. The proposed development would have a harmful effect on views within the Kite Conservation Area including views from the open space on New Square and from the east and west along Willow Walk.  In so doing the development fails to preserve or enhance the Conservation Area.  The development is therefore contrary to policies 3/4, 3/7, 3/10, 4/10 and 4/11 of the Cambridge Local Plan 2006.

 

3. The proposed development would involve the removal of trees which have a positive effect on the visual amenities of the Kite Conservation Area.  In so doing the development would have a harmful effect on the visual amenities of the Conservation Area contrary to policies 3/10, 4/4 and 4/11 of the Cambridge Local Plan 2006.