Agenda item

Report of the Service Lead, Planning, Infrastructure and Development recommending that the Panel refuse to grant approval in respect of an application for a proposed development at the above address.

The Panel considered the report of the Service Lead, Planning, Infrastructure and Development recommending that application for the proposed development, at the above address, be refused.

Erection of 2x 2-storey, 3-bed semi-detached houses with accommodation in roof space and front dormer windows, with associated cycle/refuse storage, following demolition of existing building.

Juilan Boswell (agent and architect) was present and with the consent of the Chair, addressed the meeting.

The presenting officer presented an amended reason for refusal, as set out below.  The Panel then considered the recommendation to delegate authority to the Service Lead: Planning, Infrastructure and Development to refuse planning permission. Upon being put to the vote the recommendation was carried.

RESOLVED that the Panel refuse to grant planning permission for the following reasons:

(i)  Reason for Refusal – Overdevelopment

The proposed residential development by reason of its siting, size, design, height and scale results in an overdevelopment of the plot. It is considered that the scale, degree of site coverage and failure to provide adequate private amenity space that is fit for purpose is symptomatic of overdevelopment which is not in keeping with the character and rhythm of the surrounding street scene and would cause material harm to the character and appearance of the area. As such the proposal is contrary to SDP1(i), SDP7(iii)(iv)(v) and SDP9(i)(v) of the adopted City of Southampton Local Plan Review (as amended 2015) and policies CS13 of the adopted Local Development Framework Core Strategy Development Plan Document (as amended 2015) as supported by section 2.3.14, 3.7.7-8, 3.9.2 and 4.4 of the Residential Design Guide SPG (September 2006).

(ii)  Reason for Refusal – Impact on neighbouring occupiers (overbearing)

The proposed development by reason of its scale and design represents an unneighbourly form of development through the increase in massing in immediate proximity to the common boundary and worsens the existing relationship through the creation of an overbearing form of development (with particular reference to 14 Obelisk Road). The proposal thereby proves contrary to saved policies SPD1(i), SDP7(iii)(iv) and SDP9(i)(v) of the adopted City of Southampton Local Plan Review (2015) and CS13 of the adopted Local Development Framework Core Strategy Development Plan Document (2015), with particular reference to sections 2.2.7 and 2.2.21 of the Councils Residential Design Guide (2006).

(iii)  Reason for Refusal – Poor quality residential environment

The proposed development results in the creation of a poor quality residential environment for the occupiers of neighbouring properties and occupiers of the proposed dwellings. The introduction of windows which directly overlook the existing private garden to the rear and overlooking of the proposed rear gardens of the properties on the application site are considered to have a harmful impact on the privacy and amenities of the relevant properties. The proposal thereby proves contrary to saved policies SPD1(i), SDP7(iii) and SDP9(v) of the adopted City of Southampton Local Plan Review (2015) and CS13 of the adopted Local Development Framework Core Strategy Development Plan Document (2015), with particular reference to sections 2.2.1, 2.3.12-13 and 4.4.1-4 of the Councils Residential Design Guide (2006).

(iv)  Reason for Refusal - Lack of Section 106 or unilateral undertaking to secure planning obligations.

In the absence of either a scheme of works or a completed Section 106 legal agreement or unilateral undertaking to support the development the application fails to mitigate against its wider direct impact with regards to the additional pressure that further residential development will place upon the Special Protection Areas of the Solent Coastline.  Failure to secure mitigation towards the 'Solent Disturbance Mitigation Project' in order to mitigate the adverse impact of new residential development (within 5.6km of the Solent coastline) on internationally protected birds and habitat is contrary to Policy CS22 of the Council's adopted LDF Core Strategy as supported by the Habitats Regulations.