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17/1748/FUL - 45 Cavendish Avenue

Meeting: 03/04/2019 - Planning (Item 47)

47 17/1748/FUL - 45 Cavendish Avenue pdf icon PDF 174 KB

Minutes:

The Committee received an application for full planning permission.

 

The application sought approval for the erection of a single storey 2 bedroom dwelling house to the rear of 45 Cavendish Avenue.

 

The Committee received a representation in objection to the application from a Cavendish Avenue resident.

 

The representation covered the following issues:

  i.  The Objector was speaking on behalf of various residents. There were many objections from residents in the area.

  ii.  The application would have an adverse effect on the character of the area.

a.  Concern about design, scale and massing.

b.  Other properties in the area had extensions, but no subdivision of land. This would be the first in the area.

  iii.  Concern over loss of green corridor.

a.  High risk of flooding in the area.

b.  Mitigation measures were not sustainable. Referred to comments by the Drainage Officer. There was insufficient space available to provide compensatory flood storage. A pumped drainage system was not a sustainable form of drainage and would increase residual flood risk.

 

Mr McKeown (Applicant’s Agent) addressed the Committee in support of the application.

 

Councillor McGerty (Queen Edith's Ward Councillor) addressed the Committee about the application:

  i.  Expressed concern about the application.

  ii.  The new Local Plan was recently adopted. The Planning Committee should be confident in applying its policies.

  iii.  The application was an overdevelopment of the site when compared to existing properties in the area.

  iv.  It was a nice design in an inappropriate location as it was out of character with the area.

  v.  Two bedrooms were listed in the application but the design could accommodate three. The house was designed for the needs of the current proposed occupant, but occupants and their needs may change in future. The design should clearly label the number of occupants, not just the number of bedrooms. The ‘snug’ had the potential to be another bedroom.

  vi.  Queried if appropriate amenity space was provided. The garden could be overlooked by neighbours so there was no private amenity space.

 vii.  Policy 6.40 (subdivision of land) was a material consideration for this application.

viii.  There were no other back garden developments in Cavendish Avenue. The application would have a negative impact on the green corridor and ‘green lung’ function of the area.

 

The Committee:

 

Unanimously resolved to reject the officer recommendation to approve the application.

 

Councillors McQueen and Page-Croft left due to personal commitments after the vote to reject the Officer’s recommendation.

 

Unanimously resolved (by 7 votes to 0) to refuse the application contrary to the officer recommendation for the following reasons:

  i.  The north side of Cavendish Avenue is characterised by a mix of semi-detached and detached houses with established large rear gardens. The proposed dwelling would occupy a sizeable footprint within the rear garden of 45 Cavendish Avenue, and both the existing and proposed properties would have relatively small and constrained garden areas compared to surrounding houses in Cavendish Avenue. The proposed development, by virtue of the design, scale and footprint of the dwelling, therefore fails to respond positively to its context and detracts from the character and appearance of the area, contrary to Policies 52, 55 and 57 of the Cambridge Local Plan 2018.

  ii.  By virtue of the location of the dwelling relative to surrounding properties, the amenity spaces to the front and rear of the dwelling would be poorly lit and overlooked by houses in Cavendish Avenue and Magnolia Close respectively. The development therefore fails to provide an acceptable quality living environment and standard of amenity and privacy for future occupiers, contrary to Policies 50, 52, 56 and 57 of the Cambridge Local Plan 2018.

 

Resolved (3 votes to 3 with 1 abstention – and on the Chair’s casting vote) to discount the following reason for refusal: Drainage (reference Policies 31 and 32 of the Cambridge Local Plan 2018 and NPPF paragraph 163).