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The Committee considered report ES/670 which gave details of the full planning application for the erection of a single storey one-bedroomed dwelling and garage within the rear garden of 185 Saxmundham Road, Aldeburgh. The application was before Committee as the recommendation for approval was contrary to the views of the Town Council.
The Planner gave a presentation which included the site location plan, footpath route in the vicinity, aerial and street scene photographs. From Saxmundham Road, the Committee could see the garage to be removed next to the adjacent dwelling and available parking in the front garden. The proposed block plan, elevations and floor plan gave an indication of the dwelling to be erected. The new dwelling would look out onto its front garden and there was space for manoeuvring a car in front of the attached single garage.
The Planner explained the impact on the character of the area and possible impact on amenity of neighbours, both of which were considered to be limited. There would be no substantial vehicle movements and the adequacy of parking for the existing and proposed property was compliant with County standards. As such, approval was being recommended.
The Chairman invited the speakers to address the Committee.
On behalf of the Applicant, Aldeburgh Golf Club, Mr R Welchman thanked Members for the opportunity to address the Committee. The application had been submitted following pre-application discussions with the officers. Policies in the Local Plan were not only in support of infill residential development but also supported small-scale housing suitable for local residents. There was a need for such small scale single storey one-bedroomed dwellings particularly for Aldeburgh. The proposals had been sensitively designed and Mr Welchman asked that the Committee support the officer's recommendation and approve the application.
In response to Members' questions as to whether the new property would be for sale or rent and the views of the residents in No. 185, Mr Welchman advised that no decision had yet been made as to whether the new dwelling would be rented or sold. The existing property was rented by the Golf Club and the tenants had been advised. Further clarification was sought as to whether the proposed dwelling would be for residential use or holiday let. Mr Welchman advised that he had received no indication or instructions from his client in that respect.
As Ward Member, Councillor Haworth-Culf advised that she was representing Aldeburgh Society and Aldeburgh Town Council and highlighted items in certain paragraphs in the report:
1.5 scale and design were not comparable to adjacent properties.
1.6 site needed to be larger.
1.8 could not agree; it was out of scale on a not very generous plot and at right angles to all other dwellings.
3.1 parking for the existing house was in the same location as the turning head and as such could not be used for both purposes at the same time.
9.5 do not accept a) or b) as the dwelling would look like an elongated shed and be overbearing only 1m from existing development.
9.7 and 9.8 cramped nature.
10.1 it was a modest plot for a dwelling.
Whilst Aldeburgh Town Council and Aldeburgh Society objected, if the Committee was minded to approve the application, permitted development rights should be removed.
During debate, Members raised issues with regard to the size of the plot, the loss of both back and front gardens. It was important to conserve green spaces particularly with the need for those spaces with the Covid lockdown. Concern was expressed over this particular backland development in such a rural setting. However, this proposal whilst constrained by the nature of the site was not impinging on natural open spaces and there was ample recreational space in the area.
The Planning Manager advised the Local Plan supported development in existing garden space where it was not overdevelopment. Each application was looked at on an individual basis and, whilst this was smaller plot, it was providing a smaller dwelling. The Chairman proposed that if No. 185 was a four bedroomed property, then three parking spaces should be provided. The Planning Manager was of the opinion that there should be sufficient space in the front of the plot to accommodate three spaces.
On a proposal, which was duly seconded, to approve the application with addition of three parking spaces being provided for No. 185 and a condition to remove permitted development rights, it was
RESOLVED
That permission be granted, subject to the following conditions:
1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. The development hereby permitted shall be completed in all respects strictly in accordance with Drg Nos 20-043-199; 20-043-200-A and 20-043-201 received 18.11.2020, for which permission is hereby granted or which are subsequently submitted to and approved by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.
Reason: For the avoidance of doubt as to what has been considered and approved.
3. Prior to the dwelling hereby permitted being first occupied, the vehicular access onto the plot shall be properly surfaced with a bound material for a minimum distance of 5 metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority.
Reason: To secure appropriate improvements to the vehicular access in the interests of highway safety.
4. The areas to be provided for storage of Refuse/Recycling bins as shown on drawing number 20-043-200-A shall be provided in its entirety before the development is brought into use and shall be retained thereafter for no other purpose.
Reason: To ensure that refuse recycling bins are not stored on the highway causing obstruction and dangers for other users.
5. The use shall not commence until the area(s) within the site on dwg. no. 20-043-200-A for the purposes of Loading, Unloading, manoeuvring and parking of vehicles (including garage) and the secure storage of cycles has been provided and thereafter that area(s) shall be retained and used for no other purposes.
Reason: To enable vehicles to enter and exit the public highway in forward gear in the interests of highway safety.
6. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. No further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety.
An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
Where remediation is necessary a detailed remediation method statement (RMS) must be prepared and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works.
Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
7. The materials and finishes shall be as indicated within the submitted application and thereafter retained as such.
Reason: To ensure the satisfactory appearance of the development in the interests of visual amenity.