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Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

A report on Wirral Council’s Planning Committee meeting held on the 27th June 2013 | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

Continued from Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

Cllr Steve Foulkes: Errm, however it is not the only large rear garden in that vicinity and I think just the planning officer has taken the view, and again I think much of planning is really subjective, and the planning officer’s subjective view has been taken in as much as the comparator for the development site has been taken in detail, planning reasons and lists of guidance, as in the planning history err on Winston Drive but it did say in local instruction that Hawthorne Avenue did enjoy large gardens as you can see in the pack which perfectly illustrates that.

But the other open view you didn’t mention which also part of that site is Beryl Road which is the one that is just to the top of that. The rear gardens of Beryl Road are significantly larger than the plots in Pine Tree and Winston Drive. So I understand and I can see the enticement of some of the controversial area nature of trying to build in that rear garden. However if we take the logic that I’ve progressed in this argument, that we said that this site’s gradient would be somewhere between Beryl and Noctorum Avenue that sort of location, then certainly it wouldn’t be in terms of keeping with plot size. It’s my fear and that’s what the planning system is about, it’s about making wise decisions that don’t leave us with issues we have to face in the future.

If we were to develop that site there now, that would create closer to where other developments, so what next? We could well say we’ll stave off a development there, we’ll put one there and within a very short space of time you’ll see that whole area develop and over develop, so my argument is going to be based around the fact that this application could develop into a pack of applications which would be detrimental to the area.

So I’ve looked at the policies, I looked at the issues and the reasoned reasons for refusal and I will hold them in abeyance if any other Member wants to speak errm but I’m happy to move them as part of the debate or or or if Members if Members would move those now and see how we go or or

Continues at Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

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Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

A report on Wirral Council’s Planning Committee meeting held on the 27th June 2013 | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

Continued from Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

Cllr Denise Roberts: Using the justification of HS4, states that the environment around the home has a major impact on resident’s quality of life and it is important that new housing blends in well with that already built and creates a safe external environment.

However the backs of the houses will replace the boundary wall that housing will contrive and this will create a lattice, effecting a fundamental change to the area.

The proposed development does not sit happily with the pattern of existing homes and a large built wall will remove another green area in an established neighbourhood and change the nature of a simple municipal area of Wirral. Members I urge you to reject this application.

Cllr David Elderton: Thank you.

Cllr Bernie Mooney (Chair): Members of the Committee and to make representations by councillors on the Planning Committee at the site visit with me.

Cllr Denise Roberts: Chair, thank you Chair, although it was impossible to attend myself, I did actually go round yesterday and I’m just a little bit disappointed with officers actually actually granting this for approval, ermm, the reasons repeated in HS10 are that undue noise and disturbance that you know and loss of privacy and I just can’t see how on their own what somebody in a garden isn’t going to be undue noise and loss of privacy and I believe it would be an over development in that site.

Cllr Bernie Mooney: Steve.

Cllr Steve Foulkes: Chair, obviously errm, I have known the area since I’ve been extremely careful not to preempt any decision making process, errm and I can see that when actually we gained access to the property that the inviting nature of the rear garden.

Continues at Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

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Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

A report on Wirral Council’s Planning Committee meeting held on the 27th June 2013 | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

Continued from Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

Cllr Bernie Mooney (Chair): Because you know, because, because the petitioner didn’t want to speak, errm, and so errm, that would mean that so… deny the ward councillor so if you would like to, if you would like to introduce yourself Denise, please.

Cllr Denise Roberts: Yes, Denise Roberts, ward councillor.

Thank you for giving me the opportunity to speak. I would also like to thank a number of committee members that took the time to attend Tuesday’s site visit. As ward councillor, I take an interest in this planning application and asked for it to be taken out of delegation so you could be made aware of Member’s concerns and objections.

The proposed development for two dormer bungalows is squeezed into a decreasing garden, it’s incongruous with this built-up environment because of a mature residential barrier of houses with interlocking gardens. Supplementary planning guidance has been outlined states that all new housing developments should be set out with a private rear garden, interlocked with other rear gardens.

While the proposed dwelling will have interlocking gardens, the access road will require probably an area of an existing interlocking garden, if you take out a bit you have a security problem. UDP policies HS4 and HS10 on new housing and backland developments state that planning proposals should not result in a detrimental change to the character of the area, nor should there be a loss of privacy or a separate enclosure affecting the enjoyment of residents.

Means and justification in HS10 also state that the existence of large gardens does not necessarily form the scope for development and the size and appearance of gardens will be of great importance to the character of an neighbourhood.

Continues at Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

A report on Wirral Council’s Planning Committee meeting held on the 27th June 2013 | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

This transcript continues from an earlier blog post covering the end of the third agenda item and the first planning application.

Matthew Davies: It’s been referred to the character, the garden faces the properties fronting Noctorum Avenue are hardly ever after this point, and as such adding an RSA? can be obtained within an … one and can be provided for ordinary dwellings as are the parking provision.

The property’s key density of thirty dwellings per a hectare is relatively low commensurate with the density on Hadley Avenue and Winston Drive in certain key instances and the bungalow in my view improves the area given its responsibility and impact on character.

In terms of amenity there’s a good separation distance between the rear of the property currently and Winston Drive. It’s indicated that they would separate the part in my view to prevent overbearing produced on this land, whilst good separation distance will also be achievable and unavoidable of itself avoiding the ability indeed for that property on the … to be alleviated. Plans would be required to support a third party’s application.

Considering highway safety, access to both the two dwellings and the road has already has a number of access points. It is therefore to be noted that there are no highway concerns.

The Head of ??? takes ??? for ?????tation, so there’s no objections to the development so the planning conditions have been imposed and have adequately taken place according to my view.

Overall the building is considered to comply with UDP policy HS10 and HS4 and is recommended for approval subject to the conditions as …. and objections in the report. It fits the requirements for planning reasons such as open space, landscaping and amenity of the neighbours.

Cllr Bernie Mooney (Chair): Thank you. Errm, would the representative of the people you address with no time limit be here?

Cllr Denise Roberts: I’m here, Chair.

Cllr Bernie Mooney (Chair): Would you like to come forward?

Continues at Planning Committee (Wirral Council) (27th June 2013) OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.

Planning Committee (Wirral Council) (27th June 2013) Site Visits | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

A report on Wirral Council’s Planning Committee meeting held on the 27th June 2013 | Site Visits | OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ

This transcript continues from an earlier blog post covering the first three agenda items.

Cllr Steve Foulkes: Sorry Chair, yes Chair, err…the party on the.. simply note those site visits.

Cllr Bernie Mooney (Chair): OK thank you very much, are there any other site visits?

Cllr David Elderton (Conservative spokesperson): So that’s three site visits.

Cllr Bernie Mooney (Chair): That’s three site visits.

Cllr David Elderton (Conservative spokesperson): We’re going to have, thank you very much.

Cllr Bernie Mooney: So anybody’s here, anybody who’s here in the building to listen to errm the Woodend Cottage Cottage, err Marsh Lane that will not be discussed tonight. Hoylake Lawn Tennis Club will not be discussed tonight and Thornton Manor will not be discussed tonight. They are subject to site visits and they will be on the agenda for the next Planning Committee. So, anybody here for them items, then they aren’t being discussed, so errm if you’d like to leave or you’re more than welcome to stay for the rest of the meeting if you want.

Before we do this, could I ask for …., because we move it around errm in proportion for the people who are here to to to listen to the applications, we think that would be…councillor number four now and then people are going to I was going to say number twelve, number thirteen and number eleven, err number ten, so that’s where we’re going. Err, can we have a presentation please for item agenda number four please?

Matthew Davies: Thank you Chair, through you Chair, errm there is a qualifying petition errm through this application. Errm following the outline planning application with all matters reserved, the two dwellings err on the site there through the .. to our end ..running between Hawthorne and Noctorum Avenue. Errm other outline application, a further application will be needed to secure the detail of the development’s layout, appearance, scale and landscaping. The dwelling is indeed and has been utilising the proposed two dormer bungalows parallel parallel to the property fronting on Noctorum Avenue.

In principle this type of development is thwarted by the Unitary Development Plan, in terms of highways and residential amenity, primarily in a residential area such as this. UDP policy HS10, subject to criteria would normally let the backland development on the site, while HS4 sets out the minimum criteria for the new housing development. The key issues that are considered to be that the essential impact on character, impact on dwellings and residential properties in terms of amenity and impact on highway safety.

Continues at Planning Committee (Wirral Council) 27th June 2013 OUT/13/0040 41 Noctorum Avenue, Noctorum, CH43 9RZ.