DELEGATED
DC/2012/00504
SITE LOCATION: Lyttleton 10 Welsh Street Chepstow
PROPOSED DEVELOPMENT: SIDE EXTENSION TO 10 WELSH STREET TO
PROVIDE TWO APARTMENTS. SINGE DETACHED DWELLING ADJACENT TO
LYTTLETON.
Case Officer: Kate Young
Registered: 13/09/12
1.0
2.0
APPLICATION DETAILS
Lyttleton is a detached dwelling with a substantial curtilage and a Narrow road
frontage onto Welsh Street. The site which is within the Chepstow Conservation Area,
has commercial and residential properties surrounding it to the north and east and the
Sumerfield car park to the West. The application seeks to extend the row of terraced
properties along Welsh Street to provide two apartments and to provide a detached
dwelling in the garden, to the back of the site. Since the original submission the
application had been amended to ensure that the design of the proposals is more in
keeping with the character of the Conservation Area. The existing vehicular access off
Welsh street will be utilised.
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RELEVANT PLANNING HISTORY
DC/2007/01346 – COU to increase residential curtilage, extensions and new
boundary wall.
DC/2005/00841 – Alterations and extensions
DC/2080/01353 – Alterations to property.
3.0
UNITARY DEVELOPMENT PLAN POLICIES
DES1 General Design Considerations
ENV1 General Development Considerations
CH1 Development in Conservation Areas
H3 – Residential Development within Development Boundaries
4.0
REPRESENTATIONS
Consultation Responses
Local Member – No Reply
Community Council –Approve
Welsh Water – No objection, outlines conditions relating to foul and surface water.
GGAT - We have now received a copy of the archaeological evaluation as the results
of the work were negative, there is no archaeological restraint to the proposed
development and no conditions are required.
Conservation Officer –
Highways – As the site is in Zone 2 as defined in the CSS Wales Parking Guidelines
and the sustainability points can be awarded. Therefore there is a requirement for 6
car parking spaces to be provided on the site. The provision of a suitable turning area
shall be provided. It is recommended that clarification is sought that the existing car
parking is provided only for no.10 Welsh Street. Requested an updated scale plan
detailing parking provision. Outlines conditions relating to parking provision.
Tree Officer - The red Maple tree should be retained and conditions imposed for its
protection during construction.
Neighbour Consultation Responses 2 Letters received
I have no objection and indeed welcome it, however the sewer drains the adjacent
properties and is Victorian with limited capacity
Disruption during construction.
Property is “For Sale” and the construction work may dissuade potential purchasers.
Loss of Green Open Space and further unnecessary consumerism which will emit
further disruption to the atmosphere.
5.0
EVALUATION
Principle of Development
The site is within the Chepstow Town Development Boundary and therefore in
accordance with Policy H3 of the UDP there is a presumption in favour of new
residential development, subject to detailed planning considerations. There is
adequate space on the plot to provide for the proposed residential units without
compromising the residential amenity of the existing property.
Impact on the Conservation Area
The proposed two story extension to no. 10 Welsh Street has been designed to match
the external elevations of the adjoining property. It has the same proportions and the
same detailing The finishing materials will also match those of the existing. This part
of the development is very visually prominent in the heart of the Chepstow
Conservation Area. The proposal does preserve the character of the conservation area
and therefor accords with the objectives of Policy CH1 of the UDP. The narural stone
wall at the front of the site will be demolished to accommodate the new flats, however
the wall was only recently constructed and is not historical. The detached dwelling in
the rear of the plot is less visually prominent but will still be seen between Midway
House and 16-17 Welsh Street. The simple traditional style of the proposal will result
in it preserving the character of the Conservation area, the use of traditional finishing
materials will also help it to assimilate into its surroundings. At the entrance to the site
where it is visible from Welsh Street, the driveway will be of tarmac, which is a
traditional material for this area and sympathetic to the character of the conservation
area. Further inside the site, where it is less visible, block paviers will be used. The
Conservation Officer is satisfied that the proposal will not have a negative impact on
the appearance of the Chepstow Conservation Area.
Residential Amenity
Given the unusually large plot size and he fact that the site is mainly surrounded by
commercial properties the proposed development will have very little impact on
surrounding properties. The main residential property affected by the proposal is
LLanover Lodge, which is set at a higher level than the development site and has its
entrance porch adjacent to the common boundary. LLanover Lodge has no principle
windows facing into the development side. The proposed two story apartment block
will extend closer to LLanover Lodge into an area which is currently used for car
parking. The apartment block will have bathroom windows on the side elevation but
these will be of obscure glazing, controlled by condition. There will be no
unacceptable level of overlooking. Beyond the rear boundaries of no. 10 and 11
Welsh Street it is proposed to provide car parking for the occupiers of the new flats,
this will not give rise to an unacceptable level of disturbance given the commercial
nature of the existing properties and the town centre location.
Highway safety and parking provision
There is an existing garage and parking provision for Lyttleton and an addition double
garage is being provided. The proposed detached dwelling will be provided with two
car parking spaces and a turning area in addition four spaces will be provided for the
occupiers of the proposed flats. A total of 8 new car parking spaces are being
provided in the site and this given the town centre location, accords with the
requirements of the CCS Wales Parking Guidelines (taking into account the
sustainability points). The proposal will result in the loss of four car parking spaces at
the entrance of the site, these spaces were not dedicated to any surrounding
commercial properties but rather used by the applicant privately. The loss of these
spaces does not override the fact that sufficient car parking for the proposed and
existing properties on the site can be accommodated within the site. There is
additional parking existing in the north-west corner of the site which could be utilised
of car parking was to become a problem on the site.
The existing assess on to Welsh Street will be utilised and the highway engineer has
no objection to this.
Archaeology
An archaeological evaluation has been undertaken on the site and no significant
features were found. GGAT is satisfied that the development could proceed without
any further archaeological work being undertaken.
Drainage
Welsh Water have no objections to the proposal subject to the surface and foul water
being drained separately. We are not aware of any issues relating to the capacity of
the mains in this area.
Trees
There is an existing Leylandii hedge along the western boundary of the site, this will
be retained. The Poplar along the southern boundary will be replaced by Leylandii
and the existing Red Maple will be retained and protected during construction. The
Tree Officer is satisfied with this.
Other issues raised
The loss of Green Open Space does not really apply in this case, given that the land is
private residential curtilage. Disruption during construction is not a material planning
consideration as it only a temporary state.
6.0
RECOMMENDATION: Approve
Conditions:
5 Years
Bathroom windows to be obscure glazed
Code for Sustainable Homes
Protection of Red Maple
Details driveway materials
Details of fenestration.
Details of materials.
Welsh Water –foul and surface to be drained separately.