Agenda item

Demolition of 2 outbuildings and erection of 8 Flats with integral parking - 26-28 The Broadway, St Ives.

(L Pravin, agent, addressed the Committee on the application).

See Minute No 6 for Members’ interests.

that the application be refused for the following reasons:

1)  The proposed development of 8 flats would fail the sequential test for flooding contrary to Policy LP5 of the Huntingdonshire Local Plan to 2036, Section 4 of the Cambridgeshire Flood and Water SPD 2017 and the objectives of the NPPF 2021 set out at paragraphs 159 and 162. The proposed development is therefore unacceptable in principle as it would place people and property at an unwarranted risk of flooding.

2)  The scale and massing of the proposed building would cause harm to the setting and significance of the Grade II Listed Building 26-28 The Broadway and cause harm to the character and appearance of St Ives Conservation Area. The level harm caused to these designated heritage assets would be less than substantial but would be unjustified because the level of harm would not be outweighed by public benefits. The proposal is therefore contrary to Policies LP11, LP12 and LP34 of the Huntingdonshire Local Plan to 2036, the guidance contained within the St Ives Conservation Area Character Statement 2007 and the objectives of the NPPF 2021 set out at paragraphs 130 parts a-d, 200 and 202.

3)  The proposed development would have a significant adverse impact on the amenity standards of Coach Mews Cottage due to overshadowing and overbearing impacts, and the predicted noise disturbance, obtrusive light, loss of privacy and odour associated with the proposed pedestrian and vehicular movements, and the proximity to the vehicle barrier and bin store enclosure. In addition, the proposed development would require the use of obscure glazing to protect the privacy standards of neighbours, but this would create unacceptable levels of natural light and outlook to habitable rooms for future occupiers of Flats 2, 5, 6 & 7. The proposal would therefore fail to provide a high standard of amenity for all users and occupiers of the proposed development and would fail to maintain an acceptable standard of amenity for users and occupiers of neighbouring buildings contrary to Policy LP14 of the Huntingdonshire Local Plan to 2036, page 147 of the Huntingdonshire Design Guide and the objectives of the NPPF set out at paragraph 130 part f.

4)  The proposed development would fail to successfully integrate the functional needs of future occupiers due to the unsuitable and unsecure cycle storage proposed and the visual prominence and amenity impact to Coach Mews Cottage associated with the proposed bin storage. The proposal is therefore contrary to Policies LP12 part m and LP17 of the Huntingdonshire Local Plan to 2036 and the guidance for cycle storage for apartments set out on page 96 of the Huntingdonshire Design Guide SPD 2017.

5)  The application is not accompanied by a Unilateral Undertaking (UU) for the provision of wheeled bins meaning the needs of future residents would not be met with regard to household waste management contrary to part H of the Developer Contributions Supplementary Planning Document (2011) and Policy LP4 of the Local Plan to 2036.