Full application for the erection of a new two storey building in order to provide 18 self-contained units for students together with felling of trees protected by a tree preservation order, alterations to existing vehicular access and creation of a new pedestrian access, and associated landscaping.
Local Member: Councillor D. Gwynfor Edwards
Minutes:
Full application for the
construction of a two-storey building providing 18 self-contained units for
students, felling trees protected by a tree preservation order, amendments to
existing vehicular access together with creating a new access for pedestrians
and landscaping.
Members of the
Committee had visited the site prior to the meeting.
(a)
The Development
Control Manager elaborated on the background of the application noting that it
had been deferred at the Planning Committee meeting on 28.09.15, in order to
conduct a site visit. It
was added that this was a full application for planning permission to construct
a two-storey building providing 18 self-contained units for students. It was
noted that the site was empty and overgrown, that it was situated in a
residential area on the outskirts of the city, but within the development
boundary. It was
reported that the site was located on steep land near the Lôn
Bopty public road and consequently had received many
objections concerning the safety of the access roads and increase in traffic as
a result of the development in question.
Despite
the objections, it was noted that the Transportation Unit did not object the
proposal.
It was noted that the proposal would not
have a detrimental impact on the listed building nearby due to the land levels
and the proposal's scale. In
the context of the inclusion of felling protected trees and planting new ones
in their place, it was noted that a landscaping plan had been submitted
regarding this. It was
also noted that the Biodiversity Unit had confirmed that the protected trees
were in poor condition and therefore had no value to be retained on the site.
The proposal was considered to be
acceptable in terms of local and national policies and was a suitable use of
empty and untidy land in the centre of the city.
(b)
It was proposed
and seconded to refuse the application based on the following reasons:
-
That the hill was
steep, narrow and winding
-
Restricted access
-
There would be a
significant increase in traffic based on the increase in students located at
the St Mary’s site.
-
Increase in
traffic hazardous for pedestrians and students
-
Difficult to make
the situation safe (especially during the autumn and winter months).
In response to the proposal, the Senior
Development Control Engineer noted that there was no history of accidents
related to the site and recognised the location was dangerous for drivers and
pedestrians. However, it was noted that there were other paths for
pedestrians and some improvements had been proposed to the access and the road.
It was
also stated that up to six parking bays were sufficient. In the
context of the increase in traffic as a result of the rise in students on the
St Mary’s site, it was noted that the situation had been assessed during the
last phase of the building and during the period when students moved into the
halls of residence.
(c)
During the discussion,
the following observations were made:
·
That the
development would cause an impact on the nearby listed building.
·
The tree order
had to be considered.
·
The proposal was
an over-development
·
The design itself
was acceptable, but the location in question was unsuitable.
·
The use made of
the road since students had moved into the halls of residence at St Mary’s had
to be assessed.
·
The impact of the
increase in the number of students on the area had not become fully apparent.
·
A number of
previous proposals had been refused on the grounds of access to the site.
·
Detrimental
impact on nearby residents.
RESOLVED to refuse the application
on the grounds of an over-development that would have an impact on the area’s
amenities.
Supporting documents: