South Cave Parish Council
Planning Meeting 23 January 2006
The Planning Meeting of South Cave Parish Council took place in the Town Hall, Market Place, South Cave at 7.00pm.
Cllrs Scott (Chair), Turner, Harrison, Mann, Mrs Manley, Mrs Barnett and Mrs Binns
Mrs K R Richmond - Clerk
Ward Cllrs Gill and Kay
|1263||Apologies for absence|
Cllr Mrs Barnett proposed that apologies for absence be approved for Cllr Lenton,
seconded Cllr Mrs Manley, All in favour.
|1264||Approval of Previous Meeting's Minutes|
The minutes of the meeting of 9 January 2005 were signed as a true and correct record, proposed Cllr Turner, seconded Cllr Mrs Binns, All in favour.
|1265||Declarations of Interest|
There were no declarations of interest.
|1267||Decisions made by the East Riding of Yorkshire Council|
|1268||Current plans to consider|
DC/05/08446/OUT/WESTES - Outline Planning Permission
Outline - erection of 10 no. dwellings following demolition of existing properties at 17 & 19 Beverley Road, (siting and means of access to be considered) at 17 & 19 Beverley Road, South Cave for M A Bird
The Parish Council would like to recommend refusal for the above application on the following grounds:
According to Policy DS4 of the Joint Structure Plan, limited development will be allowed if it meets local needs and contributes to sustaining the role of the settlement, a proposal of 10 houses is considered a major development, not limited development, and it is felt that further housing does not contribute to the sustainability of South Cave. There are also sustainability issues regarding locating major new developments in South Cave, as there is little in the way of public transport serving the settlement, resulting in the vast majority of journeys being undertaken by private car.
As specified by Policy H7 of the Joint Structure Plan housing development should meet an identified local need, there is no identifiable local need for housing. Although part of the proposal is for town houses, there is no indication that these are to be Affordable Housing, for which there has been an identified need.
PPG3 requires a density of housing between 30 and 50 properties per hectare. According to the figures provided with this application, the density on this site would be approximately the equivalent of 50 per hectare. This density is more suited to urban/inner city developments, and not in a rural settlement. This is supported by Recommendation 5.22 of the Village Design Statement "Existing backland should be retained wherever possible, thus keeping open vistas between houses and preventing an urban feel".
Policy D1 of the Beverley Borough Local Plan also states that the layout and design of all development proposals should respect and contribute positively to the character of the locality. The demolition of two early 20th century properties, purpose built, being the police house and the headmaster's house, that lie close to the Conservation Area of South Cave, to be replaced with new housing would not be a positive contribution, and is considered to be detrimental to adjacent properties, and also to the character of the area.
As stated previously, the two houses to be demolished, are considered to be not only of architectural interest, but also of historic interest, as they are examples of local authority purpose built housing. They are also located within the area that the Parish Council would like to see included within the Conservation Area limit of South Cave.
One of the characteristics of Beverley Road, is the large back gardens to the properties, and we understand that approaches have been made to other residents. By allowing this development to proceed it could set a precedent for further backland development.
It would appear that there is insufficient distance between the proposed dwellings and existing, we understand this to be 20m from window to window, in particular 7 Middle Garth Drive. Also, there are issues regarding privacy and loss of light to 15 Beverley Road.
We would also suggest that this development as proposed is to take place in front of the established building line on Beverley Road. It also appears that the properties at the front of the development (on to Beverley Road) will be side on to Beverley Road, which is also not within keeping of the area.
Policy D6 of the Beverley Borough Local Plan advises that there should be provided adequate off-street car parking. We would suggest that this, in light of the six proposed town houses, would not be possible, resulting in cars being parked on Beverley Road, which is already narrow at that point. This raises issues of pedestrian safety, especially school children, as it is a main walking route for the local primary school and to the bus stops for secondary school age children. There is only one path along Beverley Road at this point.
Access to and from the site is also considered to be difficult. The road is narrow and has several bends in the road as it approaches Market Place. There are several roads already accessing Beverley Road in this vicinity, including First Lane, Middle Garth Drive and Highfields as well as the new development at Trinity Fold. Another access road would not improve matters. Also, it is noted that the access road is proposed to be 4.5m wide, we would question if this is sufficient for the number of vehicles accessing properties, especially if being used for car parking as there may be sufficient on the site itself. This also raises the question of access for utility vehicles, if the access road is not left clear, for example, where will the wheeled bin collection be made from?
The proposed site is close to the Roman Road that runs through South Cave, so if development were to take place we would request that an archaeological survey be carried out prior to commencement of building work. Also, as this development is for 10 houses, we would expect to see a S106 agreement in place, regarding the provision of open play space.
Should you be minded to approve the application we would strongly request that this application be put before the Planning Committee.