1.
Site Description
1.1
The site for the proposed development is located at the junction of Aire Street and a
short street which links Aire Street to the A6068 between no’s 30 and 34 North View.
1.2
The site is currently occupied by 3no lock up garages and a forecourt. There is a
footpath along the western and southern frontages of the site. The eastern side of the
site is immediately adjacent to the private curtilage of the adjoining dwelling.
2.
Proposal
2.1
The proposal seeks outline consent for the construction of a dwelling on the site.
3.
Planning History
3.1
5/32/163 – Erection of Grimston Garages – approval 1982.
3.2
5/32/163/A – Change of Use of domestic garages to business for maintaining and
retailing of motor vehicles at 34 North View. – refusal Jan 1987
4.
Planning Policy Background
4.1
Adopted Craven Local Plan Policies H3 – Residential Development Within the
Development Limits of Skipton and the Named Local Service Centre; H19 – Layout
and Design of New Residential Development.
5.
Parish/Town Council Comments
5.1
Glusburn PC has not commented on this application.
6.
Consultations
6.1
Yorkshire Water – No objections.
6.2
Highway Authority – no objections.
7.
Representations
7.1
None received.
8.
Summary of principle planning issues
8.1
The main issue is considered to be whether or not the proposal would meet the
requirements of local plan policy H3.
9.
Analysis
9.1
Local Plan policy H3 states that:Within the Development Limits of the District Centre, Skipton, and the local service
centres of High Bentham, Cononley, Cowling, Gargrave, Glusburn/Cross Hills,
Hellifield, Ingleton, Settle, Giggleswick and Sutton-in-Craven residential development
will be permitted where it involves infilling, small scale conversions, small scale
development of neglected, derelict or under used land or the redevelopment of land
or premises and where the development:
1. Will not result in the loss of or damage to spaces identified as important to the
settlement character.
2. Will not result in the loss of land of recreation or amenity value, such as parks,
playing fields, playgrounds, informal open space or allotments for example,
unless Policy SRC 1 is fully satisfied.
3. Will not have an adverse effect on areas or buildings of historic or architectural
interest, or areas of nature conservation value or archaeological importance.
4. Will not damage the character and amenity of existing residential areas.
5. Accords with all other relevant policies of the Plan.
6. Will not create conditions prejudicial to highway safety.
Where proposals for residential development within the Development Limits of the
above named settlements relate to neglected, derelict or under-used sites or they
involve redevelopment of land or premises, the Council will seek, where appropriate,
the provision of environmental/amenity benefits.
9.2
Local Plan Policy H19 states that:The layout and design of new residential development proposed on allocated sites
identified in Policy H2 and on small residential development sites defined in Policies
H3, H4 and H12 will be expected to meet the following criteria:
1. GENERAL
Schemes should demonstrate high standards of design, respecting the traditional
built character of the area; use of finishing materials appropriate to the locality;
sensitivity in scale, massing, composition and variety of design; sensitivity to features
on and off the site, enhancing the character of the site and surrounding area and
softening the edge between the built and rural environment where appropriate.
2. LANDSCAPING
Proposals for new residential development should respect their surroundings. In
particular, they should include:
a) Provision for hard and soft landscaping.
b) The retention of important existing landscape features.
c) The use of appropriate materials.
3. ROAD LAYOUT
The road layout of new residential development should normally conform with the
standards set out in the North Yorkshire County and District Councils’ ‘Highways
Design Guide’. Relaxation of these standards may be considered in the interests of
good design, conservation, or where there are special circumstances, provided road
safety is not compromised.
4. RESIDENTIAL AMENITIES
New residential development, including domestic extensions, must be designed in
such a way as to protect the amenities, including privacy, security, sunlight and
daylight, of both new and existing residents. Special attention must be paid to the
orientation of dwellings, land levels, position of windows, opportunities for screening,
and the nature and character of the surrounding area. (See appendix F)
9.3
The site for the proposed development on plan measures approx 9m by 10.3m and
has a footpath along the western and southern frontages. The site is in an area of
mainly stone built traditional terraced dwelling units with varying degrees of private
residential curtilage. It is from this that the area takes its character.
9.4
On average, a two storey detached dwelling would normally require an area in the
region of 6m x 9m on plan to accommodate the actual building itself. Taking into
account the Highway Authority’s requirement for two off street car parking spaces of
4.8m x 2.4m there is insufficient site area to accommodate a dwelling and the
requisite level of off street car parking.
9.5
Although in some circumstances the requirements for off street car parking can be
relaxed, or even waived it is considered that the site is in an area where unnecessary
additional on street car parking would be unacceptable due to existing on street
parking levels.
9.6
It is reasonable for modern residential accommodation to include an area of private
amenity space for the exclusive use of the residents as well as off street parking. It is
clear that there would be insufficient space for the provision of any meaningful private
amenity space ie enough space for drying washing and accommodation for a couple
of seats and a table, and at the same time accommodate a dwelling.
9.7
The construction of a two storey dwelling on the site would also have an effect on the
amenity space of the adjoining dwelling to the east of the site. At present the
southern aspect of North View is open and the sunlight is able to reach the rear
areas of the dwellings for a considerable part of the day. If the dwelling was to be
constructed on the site, it would not only restrict the sunlight to the rear area of the
adjoining dwelling in the afternoon, but along with the two storey extension already
constructed to the rear of North View, it would have a considerable enclosing effect
and would appear unacceptably overbearing. In this respect the proposal would be
harmful to neighbouring residential amenity.
9.8
It is considered that the proposal fails to meet the requirements of policy H3 and H19
of the Adopted Craven Local Plan.
10.
Recommendation
10.1
Refusal
11.
Reasons for Refusal
11.1
It is considered that the site is too small to accommodate a dwelling and at the same
time provide an acceptable level of off street parking and private amenity space. It is
also considered that the proposal would be likely to result in a development which
would be harmful to the amenities of the occupants of the adjoining dwelling by
reducing the amount of sunlight which would reach the rear of that property, and
appearing as an unduly overbearing feature. The proposal therefore, fails to meet the
requirements of criteria 4 and 6 of Adopted Craven Local Plan policy H3, and
criterion 4 of Policy H19.