7 dwellings at Goodfellowship Inn Public House, Kingston upon Hull

What was proposed

The application sought outline permission for seven dwellings, including access, layout and scale, with access from Kenilworth Avenue.

“Application No. 24/00820/OUT Proposal Erection of 7 no. dwellings (Outline application including details of access, layout and scale) Application Address: - Goodfellowship Inn Public House Cottingham Road Kingston Upon Hull HU5 4AT”

Officer report

The site and surroundings

The site is part of the public house car park, allocated for housing, and surrounded mainly by residential properties, trees, shrubs and grass verges.

“The application site comprises part of the existing car park associated with the Goodfellowship public house, which is a locally listed building, located on the south side of Cottingham Road, on the corner with Kenilworth Avenue. The site is allocated for housing (no. 219) and is located within the Cottingham Road/Hall Road local shopping centre (LC-12). However, the immediate adjacent uses comprise predominantly residential properties.”

“However, amended plans have been submitted which show this omitted from the scheme. The new access road, which would serve all of the new dwellings, would be located on the northern side of the application site adjacent to the retained car park serving the public house with the new houses located on the south side of and fronting on to the new access road. The new houses would comprise three no. two storey pairs of semi-detached properties and 1 no.”

Officer report

Earlier applications

Eight dwellings were approved in 2012, while an earlier proposal for ten dwellings was refused and dismissed on appeal.

“PLANNING HISTORY 11/00553/FULL - 1) Erection of 8 dwellings with associated garages and parking (on southern part of car park). 2) Construction of new vehicular access off Kenilworth Avenue. 3) Re- configuration of remaining pub car park (Revised scheme) – approved 10.04.2012 08/00805/FULL - 1. Erection of 10 dwellings with associated garages and parking (on southern part of car park). Construction of new vehicular access off Kenilworth Avenue. 3.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions covering biodiversity, construction, trees, parking, drainage, flood risk and other safeguards.

“RECOMMENDATION A) The application be approved subject to a legal agreement to ensure the provision of: - BNG Monitoring Contribution for on-site and off-site provisions - Construction Management Plan: Default Works - Construction Management Plan: Review and Monitoring contribution - Tree Planting Contribution = £50 per off-site tree + £886 for maintenance of each off- site tree for a 10 year period (to ensure that any trees felled on site are placed on a 2:1 basis and 3 new…”

Officer report

Why officers supported it

The proposal matched the housing allocation, used previously developed land, retained the public house and was considered acceptable for design, highways, amenity, ecology and flooding.

“Residential uses are located immediately adjacent to the south and east of the site and to the west on the opposite side of Kenilworth Avenue and therefore the proposed residential development would be in keeping with the general character of the surrounding area. The site comprises previously developed land and would make efficient use of an under-utilised car park which currently serves the public house.”

“In light of the above, it is therefore considered that the proposal would comply with policies 3, 4 and 5 of the Local Plan, and would be acceptable in principle subject to the detailed considerations which are discussed further below. Design and Conservation Polices 14, 15, and 16 of the Local Plan, on matters of design, local distinctiveness, and heritage considerations respectively, are relevant.”

Officer report

Residents’ objections

Ten letters objected over privacy, light, noise, traffic, parking, safety, character, trees, biodiversity and other effects.

“Environment Agency No objection subject to condition re. Finished Floor Levels (2.5m AOD) and flood resilience measures (2.8m AOD). 10 letters from interested parties objecting on the following grounds: Overlooking/loss of privacy 2. Loss of light 3. Increase in light pollution on a night from houses and cars 4. Increased potential for anti-social behaviour (ASB), crime and burglary 5. Increase in noise levels…”

“Noise and disturbance during construction period 7. Increase in traffic and congestion 8. Increased risk to pedestrian and highway safety 9. Loss of on-street parking 10. Increased pressure for limited parking on Kenilworth Avenue 11. New houses not in line with character of the current 1920/30s houses in the area and would be out of keeping 12. Inappropriate setting, introducing residential accommodation in a commercial setting 13. Loss of open view/aspect 14.”

Officer report

Who spoke

Councillor North and the agent addressed the committee, after a planning officer gave a presentation.

The committee vote

Councillor Hatcher moved approval, Councillor Henry seconded it, and the motion was carried.

“Moved by Councillor Hatcher and seconded by Councillor Henry:”

“That the above application be approved, subject to conditions, as detailed in the Planning Schedule and modified in the update sheet.”

Minutes