Planning Committee
AREA
West
PARISH
Hellesdon
3
APPLICATION NO:
20060238
TG REF:
21187 12012
LOCATION OF SITE
113 Reepham Road, Hellesdon, Norwich NR6 5AB
DESCRIPTION OF
DEVELOPMENT
Two ground floor retail units and associated parking
APPLICANT
Stratford Estates Ltd, 17A-19 Eaton Street, Norwich
AGENT
Hector Gibb, 8 Judges Walk, NR4 7QF
Date Received: 15 February 2006
8 Week Expiry Date: 12 April 2006
1
THE PROPOSAL
1.1
This is a full planning application to construct two modest sized retail units to
the rear of 113 Reepham Road. The units are proposed for AI retail use and
parking provision is provided for on site with vehicular access to the parking
area from Hastings Avenue which runs alongside the plot.
1.2
The units are single storey with a ridge height of 6m which is the same as the
existing shops at the front of the site. The floorspace of the shops totals 135
square metres and the shop fronts face onto Hastings Avenue.
1.3
The site provides 7 parking spaces at the side of the development.
2
CONSULTATIONS
2.1
Hellesdon Parish Council:
Objection. Over-development of the site. Proposed retail development in a
residential area with large delivery vehicles and increased traffic using narrow
road.
2.2
Department of Planning & Transportation:
No objection, subject to conditions regarding the formation of the access and
the formation of the on-site turning areas.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
3
PUBLICITY
3.1
Site Notice: 27 February 2006
Expired: 20 March 2006
3.2
Neighbour Notification:
1, 2, 3, 4, 6, 7, 8, 10, 11, 12, 14, 16, 19, 20, 21, 22, 23 Hastings Avenue, 111
Reepham Road.
Expired: 18 March 2006
3.3
Reconsultation:
Expired: 4 April 2006
4
REPRESENTATIONS
4.1
Mrs V Hopton, 111 Reepham Road:
Objects. The building will obstruct light and sun entering her kitchen window
and also the building itself will detract from the character of the area and
increase traffic.
4.2
17 households in Hastings Avenue have objected by means of a standard
letter which raised the following issues:
Access: Vehicles accessing commercial properties via Hastings Avenue will
increase through traffic. Hastings Avenue is quite a narrow road which is
‘Access Only’. Restricted parking spaces on site will increase parking on the
road possibly blocking access to private properties. Emergency services
should be able to access properties freely.
Noise/Nuisance: Commercial properties are renowned for attracting groups of
noisy, troublemaking individuals possibly leading to security concerns.
Hellesdon already has problems of this kind. Graffiti is an added worry.
Property Value: Additional traffic problems would affect the value of properties
as a commercial property would not blend in well with the surrounding
residential environment.
Available Shops/Services: Hellesdon is already well catered for.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
4.2
In addition, 4 of the above households have submitted further comments
relating to the traffic problems new retail units will cause for the residents of
Hastings Avenue.
5
RELEVANT POLICY GUIDANCE
5.1
PPG1 (Revised) – General Policy and Principles:
Outlines the planning framework and the purposes of the planning system.
Contains a general statement on planning policies.
Broadland District Local Plan
5.2
Policy GS1
States that new development will normally be accommodated within the
development boundaries for the Norwich fringe parishes, market towns and
villages as identified on the proposals map.
5.3
Policy GS3:
Sets out general considerations to be taken into account in all new
development proposals, including access, residential amenity, the character
and appearance of the surrounding area, nature conservation, agricultural
land, building conservation and utilities and services.
5.4
Policy ENV2:
For all development proposals a high standard of layout and design will be
required with regard given to the scale, form, height, mass, density, layout,
energy efficiency, landscape, access and the use of appropriate materials.
This will include the consideration of the appearance and treatment of spaces
between and around buildings and the wider setting of the development taking
into account the existing character of the surroundings.
5.5
Policy TRA4:
States that development will not be permitted where it would endanger
highway safety or the satisfactory functioning of the highway network.
5.6
Policy TRA6:
In new developments, adequate parking and manoeuvring space will be
required and this should accord with the Council’s parking guidelines.
5.7
Policy SHO10:
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
Planning applications for new small scale shops within development
boundaries as shown on the proposals map will be permitted.
Broadland District Local Plan Replacement Version (including
proposed modifications).
5.8
Policy (RD) GS1
States that new development will normally be accommodated within the
settlement limits for the Norwich fringe parishes, market towns and villages as
identified on the proposals map.
5.9
Policy (RD) GS4
Sets out general considerations relating to new development including access,
highway safety, residential amenity, character and appearance of the
surrounding area, nature conservation, agricultural land, historic environment,
drainage and air quality.
5.10
Policy (RD) ENV2
For all development proposals a high standard of layout and design will be
required with regard given to the scale, form, height, mass, density, layout,
energy efficiency, landscape, access and the use of appropriate materials.
This will include the consideration of the appearance and treatment of spaces
between and around buildings and the wider setting of the development taking
into account the existing character of the surroundings.
5.11
Policy (RD) TRA11
States that development will not be permitted where it would endanger
highway safety or the satisfactory functioning of the highway network.
5.12
Policy (RD) TRA6
In new developments, adequate parking and manoeuvring space will be
required and this should accord with the Council’s parking guidelines.
5.13
Policy (RD) SHO11
Planning applications for new small scale retail floorspace within new
residential areas or settlement limits will be permitted.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
6
LOCATION AND DESCRIPTION OF SITE
6.1
The site is located on the south side of Reepham Road in Hellesdon. The
existing property on the site is a single storey detached building which fronts
onto Reepham Road and is divided into two retails units with parking to the
front which is accessed via Hastings Avenue.
6.2
At the rear of the site is a garden area with a single garage and some sheds
which are used for storage.
6.3
To the north-west of the site are semi-detached, two-storey properties. The
remainder of properties in Hastings Avenue are single storey dwellings.
7
PLANNING HISTORY
7.1
782056: garage. Approved, September 1978.
7.2
791391: wall. Withdrawn, July 1979.
7.3
800147: dwelling & garage (Outline). Refused, February 1980.
7.4
801501: garden wall. Approved, September 1980.
7.5
810543:dwelling (Outline). Refused, March 1981.
7.6
831412: Change of use from residential to shop and rear extension. Approved,
August 1983.
7.7
832329: Change of use from one shop to two. Approved, January 1984.
7.8
872338: Blind over shop front. Approved, December 1987.
7.9
20060437: Non-illuminated fascia sign. Not yet determined.
7.10
20060439: Change of use from A1 (retail shop) to A2 (estate agents). Not yet
determined.
8
APPRAISAL
8.1
The application should be considered against the policies of the Local Plan.
The main issues to consider in the determination of this application are the
appearance of the proposed new retail units within the street scene and the
impact on neighbouring dwellings and the surrounding area as a whole.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
8.2
The site lies inside the development boundary for Hellesdon and therefore, the
principle of development is acceptable. The proposed shop units will be
located in the rear garden of 113 Reepham Road. The shop units are modest
in size and thus in keeping with the existing units on the site, in terms of
footprint and height. The overall size of the building is therefore not considered
to be detrimental to the street scene or the character of the surrounding area
as a whole.
8.3
Furthermore, the building is located 14m from the boundary with the
neighbouring residential property at 1 Hastings Avenue and so it is not
considered to detrimentally impact on their amenity in terms of overlooking
and loss of privacy.
8.4
The retail units have 7 car parking spaces on site which is in accordance with
the requirements of the Highways Department. This will ensure that there are
no traffic problems created by customers of the units at the junction with
Hastings Avenue and Reepham Road.
8.5
The development is supported by the relevant shopping policies of the Local
Plan which relate to new small scale retail shops in residential areas. There
are two existing retail units on the site which already have access from
Hastings Avenue. This form of development is not unusual in this area of
Hellesdon with further retail shops situated at the junction of both Harlington
Avenue and Reepham Road and Northgate and Reepham Road. The
proposal is therefore in keeping with the existing character of this mixed
residential and retail area and does not adversely impact on its existing
character.
8.6
The application is reported to Committee at the request of Cllr P Balcombe,
one of the Ward Members.
RECOMMENDATION:
APPROVE subject to the following conditions:
(1)
The development hereby permitted must be begun before the expiration of
three years from the date of this decision.
(2)
The development hereby permitted shall not be carried out otherwise than in
accordance with amended plans received 17 March 2006.
(3)
Prior to the commencement of development, details of all external materials to
be used in the development shall be submitted to and approved by the Local
Planning Authority. The development shall then be constructed in accordance
with the approved details.
(4)
The units hereby permitted shall be used for A1 (retail use) and for no other
use.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
(5)
Unless otherwise specified in writing by the Local Planning Authority, hours of
operation shall be limited to between 8am and 8pm.
(6)
Prior to the first occupation of the development hereby permitted, the
proposed on-site parking area shall be laid out, demarcated, levelled, surfaced
and drained in accordance with the approved plan and retained thereafter
available for that specific use.
(7)
Prior to the first occupation of the development hereby permitted, the vehicular
access shall be constructed in accordance with the Norfolk County Council
light commercial access construction specification and additionally to accord
with details to be approved in writing by the Local Planning Authority, for the
first 2 metres into the site as measured back from the near edge of the
adjacent carriageway.
Reasons
(1)
In accordance with Section 91 of the Town & Country Planning Act 1990.
(2)
For the avoidance of doubt and to ensure the permission relates to the
application as amended.
(3)
To ensure the satisfactory appearance of the building in accordance with
Policy GS3 of the Broadland District Local Plan and Policy (RD) GS4 of the
Broadland District Local Plan Replacement (including proposed modifications).
(4)
To ensure the satisfactory development of the site in accordance with Policy
GS3 of the Broadland District Local Plan and Policy (RD) GS4 of the
Broadland District Local Plan Replacement (including proposed modifications).
(5)
To safeguard the amenities of adjacent residential properties in accordance
with Policy GS3 of the Broadland District Local Plan and Policy (RD) GS4 of
the Broadland District Local Plan Replacement (including proposed
modifications).
(6-7) In the interests of highway safety in accordance with Policies GS3 and TRA4
of the Broadland District Local Plan and Policies (RD)GS4 and TRA11 of the
Revised Deposit Version Broadland District Local Plan (including proposed
modifications).
Reasons for Decision:
This application has been considered against the Development Plan for the area, this
being the Norfolk Structure Plan and the Broadland District Local Plan. The policies
particularly relevant to the determination of this application are ENV2, GS3, TRA4,
TRA6 and SHO10 of the Broadland District Local Plan. Regard has also been taken
of the relevant policies in the proposed Broadland District Local Plan Replacement
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006
Planning Committee
(including proposed modifications) and some weight given to the following policies
(RD)ENV2, (RD)GS4, (RD)TRA11, (RD)TRA6 and (RD)SHO11.
Policies GS3, ENV2, (RD)GS4 and (RD)ENV2 only permit development where there
would be no unacceptable effects upon the character and appearance of the
surrounding area and where consideration has been given to the layout and design
of any development proposal. Policies GS3 and (RD) GS4 also require that the
privacy and amenities of neighbours are adequately safeguarded.
Policies SHO10 and (RD)SHO11 permit new small scale shops within residential
areas of settlement limits.
Policies TRA4, TRA6, (RD)TRA11 and (RD)TRA6 deal with highway safety and set
out the highway requirements for new development and the proposal, with the
additional parking shown, complies with these requirements.
It is considered that the application complies with the adopted policies of the
Broadland District Local Plan and the Broadland District Local Plan Replacement
(including proposed modifications) and is an acceptable form of development.
20060238 – 113 Reepham Road, Hellesdon, Norwich
26 April 2006