Two one-bedroom flats at Land To The Rear Of 137 - 141 Queens Road, Beeston

What was proposed

The application proposed a two-storey building containing two self-contained one-bedroom flats, with bin storage, cycle stands and a shared private yard.

“The application is brought to the Committee at the request of Councillor G Bunn 1. Purpose of the Report 1.1 The application seeks planning permission for the erection of a two storey building to accommodate two residential flats. The building will be a traditional two storey property with gable roof. Each flat will have a bedroom, kitchen/dining/living room and shower room with toilet. A communal bin store will be provided at ground floor level.”

“The application seeks permission for a two storey building comprising two flats. Each flat would have one bedroom, kitchen/dining/living room and shower room with toilet. The ground floor flat would have an area of 52 sqm and the first floor flat would have an area of 54 sqm. A communal external bin store, two cycle stands and a shared private yard will be provided to the side of the building.”

Officer report

The site and surroundings

The infill site was used for off-street parking, lies among residential and commercial areas, and is close to the town centre and public transport.

“The application site is an infill plot which was previously part of the rear gardens of 137-141 Queens Road and is currently used for off-street parking associated with those properties. A 2m high fence extends across the boundary with no.141 Queens Road. There is a 1m high brick wall along the boundary with 104 Humber Road South which partially extends to the front of the application site. The site lies within a mix of residential and commercial area.”

“The site is bound to the north east by Humber Road South.”

Officer report

Earlier planning history

Earlier permissions covered bedsits and a retail-to-residential change, while a previous three-bedroom dwelling proposal was refused and its appeal dismissed.

“An application to construct a 3 bedroom detached dwelling (ref. 06/00172/FUL) was refused for the following reasons: The residents of the proposed dwelling will have poor amenity due to the inadequate private amenity space incorporated into the development and the amenity of existing residents will be adversely affected because the new dwelling will be overbearing and will cause overlooking.”

“Planning permission under reference 20/00015/FUL was granted to change the use of the ground floor of nos.137-139 from retail (Class A1) to residential (Class C3) and associated external alterations. The proposed change of use and external alterations were carried out in 2020.”

Officer report

Consultation responses

Environmental Health raised no objections subject to conditions, Highways requested parking information, and three neighbours objected to several impacts.

“Environmental Health – raised no objections subject to the following conditions: ✓ No construction hereby approved shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority.”

“Environment Agency – no comments provided as standing advice applies due to the site being located within Flood Zone 2 • NCC Highways – requested a plan showing where the existing parking will be relocated and parking for the flats before providing further comments. • Environment/Bins - developer to purchase first provision of bins. Information about bins size for each house. Bins need to be presented at the edge of the highway for emptying.”

Officer report

Who spoke

A resident made a representation to the committee before the general debate.

What members debated

Members discussed parking provision, public transport, the Highways request for parking, and overlooking-related loss of amenity.

“The Committee gave consideration to all representations before it, with concerns raised about parking provision in the borough and the adequacy of public transport – it was noted that Highways requested that parking be provided as part of this scheme. Loss of amenity due to overlooking was also raised.”

Minutes

The committee’s decision

The committee refused permission, delegating the precise refusal wording to the committee chair and the head of planning.

“RESOLVED that planning permission be refused due to parking issues and a loss of amenity from overlooking at the rear of the scheme, with the precise wording of the refusal delegated to the Chair of Planning Committee in agreement with the Head of Planning and Economic Development.”

“The proposal by virtue of its scale and layout would have an unacceptable impact on the amenity of the occupiers of 137 to 145 Queens Road, in terms of loss of light and privacy and through overlooking, due to the distance to boundaries of the neighbouring properties. The proposal also fails to provide sufficient car parking for the development and would increase on street parking in surrounding areas.”

Minutes