Agenda item

Erection of 4 town houses (two pairs of semi detached dwellings) Re siting of vehicular access - Elm Lodge, Potton Road, Eynesbury,

See Minute No 58 for Members’ interests.

that the application be refused for the following reasons:

a)  The proposal would result in the introduction of two pairs of semi[1]detached dwellings whose design would be incongruous with the dominant character and appearance of the street scene. Furthermore, the siting and scale of the proposal would result in a cramped, over-development of the site resulting in inadequate private amenity spaces for the proposed dwellings that would be uncharacteristic of properties in the locality and would result in detrimental impacts on the street scene of Potton Road. As such, the proposal is considered to be contrary to Policies LP11, LP12 and LP14 of the Huntingdonshire Local Plan to 2036, the Huntingdonshire Design Guide SPD (2017), the National Design Guide and Section 12 of the NPPF (2023).

b)  The proposal fails to demonstrate that the dwellings on plots 3 and 4 would not result in the increased overlooking and the perception of being overlooked to the rear gardens of No. 125 and 129 Potton Road. Accordingly, the proposal fails to maintain the standard of amenity currently experienced by users and occupiers of Nos. 125 & 129 Potton Road in conflict with Policy LP14 of the Huntingdonshire Local Plan to 2036 and the NPPF (2023).

c)  As a result of the distance between the rear elevation of the dwelling on plot 2 and the flank elevation of the dwelling on plot 3, the dwelling on plot 3 would appear overbearing and visually intrusive when viewed from the windows in the rear elevations and rear gardens of the dwellings on plots 1 and 2. The location of the roof lights in plot 1 could also permit the direct overlooking of the rear gardens of the dwellings on plots 3 and 4. Accordingly by virtue of the design, siting and proximity of the dwellings within the site, the proposed development would have a harmful impact upon the amenities of the future occupiers of the dwellings contrary to Policy LP14 of the Huntingdonshire Local Plan to 2036, the Huntingdonshire Design Guide Supplementary Planning Document (2017) and the guidance in the National Planning Policy Framework (2023).

d)  The proposed development by virtue of the sub-standard size of the accommodation in the dwellings and related gardens, would lead to a poor standard of accommodation and amenity for the future occupiers and is unlikely to provide sufficient space to satisfy the needs of a family. The proposed development is therefore contrary to Policy LP14 of the Huntingdonshire Local Plan to 2036, the Huntingdonshire Design Guide Supplementary Planning Document (2017) and the National Planning Policy Framework (2021).

e)  Due to the lack of information regarding visibility splays and adequate access dimensions, the Local Planning Authority are not able to make a comprehensive assessment in regard to the impact of the proposal on highway safety. The parking spaces for Plot 1 also appears to be of inadequate dimensions and is likely to result in a vehicle being parked in the shared area thus reducing the turning space for the other properties' vehicles. The proposal therefore fails to demonstrate that there will be no adverse highway safety impacts and is considered contrary to Policy LP17 of Huntingdonshire's Local Plan to 2036 and section 9 of the National Planning Policy Framework (2023).

f)  The application is not accompanied by an accurately completed Unilateral Undertaking for the provision of wheeled bins and therefore fails to comply with part H of the Developer Contributions Supplementary Planning Document (2011) and Policy LP4 of the Huntingdonshire Local Plan to 2036.