Case Officer:
D Kenyon
Site:
49 South Ford Road, Dartmouth, Devon, TQ6 9QT
Application No:
15/0768/02/F
Date Received:
25th April 2002
Agent:
Circa Design 117 Fiztroy Avenue Harborne Birmingham B17
8RG
Applicant:
Mr B J & E Boughton
Development:
Construction of garage and access
Play
Guildhall
OAD
IA R
TOR
VIC
8m
s
TCB
71
.94m
AD
D RO
FOR
83
50
Mariners'
H
SOU T
60
17.4m
Homes
29
4.6m
BM 1 6
65
Sink
3.7
BM
61
1
55
Area
14.0m
2
51
39
1
47
73
55
67
Spindle
49
9.1m
wood
65
51a
21
73a
73b
ing
s
57
Stone
ide
Stepp
Ways
56
50
52
54
BM
55.2m
48.38m
39
BM 57.88m
\
This map is reproduced from the Ordnance Survey material with the
permission of Ordnance Survey on behalf of the Controller of Her
Majesty's Stationery Office © Crown copyright. Unauthorised
reproduction infringes Crown copyright and may lead to prosecution
or civil proceedings. South Hams District Council. LA 079391. 2002
Scale 1:1250
For internal reference only – no further copies to be made
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62.5m
BM 66.50m
<
Policies
Development Boundary
Area of Outstanding Natural Beauty
Consultations
Devon County Council – County Highways Authority
No objections in principle to parking provision but requires improvements to visibility
and manoeuvring space
South West Water
No objections
Environment Agency
No objections
Environmental Health Section
No objections
Town
Dartmouth Town Council make the following observations:Approval
Case Officer Report
The Proposal
This is a detailed application seeking the partial demolition of a stone boundary wall
abutting the County highway and providing a new garage (6m x 5.8m) built into an
existing bank. The garage will be set back some 2.0m from the highway edge with new
returning flank walls constructed using reclaimed natural stone. New access steps are
proposed to the side of the garage linking the garage to the dwelling which is sited at a
higher level.
Analysis
The site is located to the south of South Ford Road where the general character of
development in the immediate vicinity is of dwellings set back from the road frontage at a
higher level with high stone walls abutting the highway. The general character of
development on the northern side of South Ford Road is of buildings immediately fronting
the highway. This is also reflected on the southern side of South Ford Road further to the
east closer to the junction with Smith Street and Crowther’s Hill.
Several properties in South Ford Road do have garages or vehicular hardstandings within
their curtilage.
Along the frontage of the application site and adjoining land, high stone walls front the
highway which generally help to reflect the traditional character of the street scene.
Whilst the site and immediate surrounds do not lie within the Conservation Area, they are
within the Area of Outstanding Natural Beauty and form an important contribution to the
appearance and character of the area. The high stone walls are locally distinctive
features of the locality and the removal of the wall and creation of the new access and
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garage is considered to damage the character and appearance of the locality and create
an undesirable precedent for further removal of historic (if not protected) stone walls.
The County Highway Engineer raises no objections to the principle of providing parking
facilities to serve 49 South Ford Road. No details have been submitted as to how surface
water will be discharged, so that none goes onto the highway and any grant of planning
permission should be subject to a condition reflecting this matter. As submitted, the
proposed garage frontage will be some 4.6m from the front wall of the dwelling on the
opposite side of the road. This will make turning in and out very difficult; normally a
depth of 6.0m is sought to provide adequate manoeuvring space. This is further
exacerbated by the wing/flank walls not being set at 45o to the carriageway, which will
result in restricted visibility. (Members are asked to note that if the applicants did
propose 45o visibility splays, this would involve a greater amount of demolition to the
existing stone boundary wall than currently proposed). As submitted, therefore, the
County Highway Engineer raises concerns about the proposal although not to the
principle of the proposed scheme.
Human Rights Act
Due regard has been given to the provisions of the Human Rights Act, and in particular
Article 1 of the First Protocol and Article 8, namely the right to the peaceful enjoyment of
property and the right to respect for private and family life. Whilst it is acknowledged
that no objections have been raised by the Town Council or through third party letters of
representation, in arriving at a recommendation, the rights of the applicants have been
balanced against the wider community interests as expressed through the Development
Plan and Central Government guidance.
This application is placed before the Development Control Committee for determination
because Ward Members have declared an interest.
Recommendations
Refusal
Reasons for Refusal
1.
The existing high stone wall fronting the highway is an important locally
distinctive feature of the locality. The removal of part of the wall and the
creation of the new access and garage will damage the character and
appearance of this part of the Area of Outstanding Natural Beauty and will
create an undesirable precedent for further removal of historic (if not
protected) stone walls, thus contrary to the adopted Development Plan Policies
C2, C4, C7, C11, SHDC1 and SHDC15; the emerging Local Plan Policies DEV2,
DEV23 and ENV2; and relevant Central Government guidance.
2.
The proposed development would create conditions of danger to road users
and pedestrians because of restricted visibility and insufficient manoeuvrability
for vehicles entering or leaving the site, thus contrary to adopted Development
Plan Policies T19 and SHDC1; Local Plan Policy DEV19; and relevant Central
Government guidance.
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