Single-storey dwelling at Land To The Rear Of 46 Garfield Road, Hugglescote

What was proposed

The application proposed one single-storey detached dwelling with access, parking and turning space.

“Erection of a single storey detached dwelling…”

“Land to the rear of 46 Garfield Road, Hugglescote…”

Officer report

The site and surroundings

The site is behind an existing dwelling, surrounded by homes, with allotments to the north, and lies within the development boundary.

“The site is located to the northern end of Garfield Road, on land to the rear of No. An allotment site is located to the north with two storey residential dwellings surrounding the site to the south, east and west. The access drive would lead from the northern end of Garfield Road to the north of No. 46 and would serve the single proposed dwelling.”

“The site is located within the Limits to Development, as defined by the Policy Map to the adopted North West Leicestershire Local Plan (2021).”

Officer report

Earlier planning history

An earlier application for three bungalows, access, parking and garages was refused in 2021 because of design and residential amenity concerns.

“Planning History 21/00257/FUL - Erection of three bungalows to include access, parking provision and garaging – Refused 07.05.2021”

“Policy D1 of the adopted Local Plan (2021) outlines that support will be given to proposed developments which are well designed and as a minimum offer a good standard of design, with this Policy being expanded upon within the Council's adopted Good Design for North West Leicestershire Supplementary Planning Document (2017).”

Officer report

What officers recommended

Officers recommended approval because the proposal was considered acceptable in principle, design, living conditions, highways, ecology and flood risk, subject to conditions.

“The proposed development has been assessed against relevant local and national policies. The principle of development is acceptable under Policy S2 of the Local Plan and Policy G1 of the Neighbourhood Plan and the design would not result in unacceptable harm to the living conditions of neighbours, the street scene, nor would there be adverse highway safety impacts or adverse impacts on ecology, biodiversity or flood risk, subject to conditions.”

“Overall and on balance, the proposal is considered to accord with the Local and Neighbourhood Plans and NPPF when taken as a whole. The application is therefore recommended for approval, subject to conditions.”

Officer report

Consultation and objections

Highways and waste services raised no objections, while ecology and environmental protection supported the proposal subject to conditions; four neighbours objected.

“No objections subject to conditions from: County Ecology Team NWLDC Environmental Protection…”

Officer report

Who spoke

The senior planning officer presented the report, and the ward member spoke about parking, waste access and surface-water run-off.

Committee discussion

Members discussed driveway permeability, surface-water mitigation and how the biodiversity net gain condition would be met.

“During discussion, members raised concerns about the impermeability of the driveway which would have added to surface-water issues. They questioned whether a condition could have been added which ensured the driveway was made out of a more permeable material.”

“The planning officers advised members that a condition could have been added around the maintenance of the driveway so that surface-water run-off was more effectively mitigated but acknowledged that this would not have guaranteed no flooding issues would have occurred in future.”

Minutes

The committee’s decision

The committee approved the application with conditions covering landscaping, a permeable driveway and improved drainage, alongside notes about biodiversity and parking.

“The application be approved subject to conditions which enhanced soft landscaping, a permeable driveway surface, more effective surface-water drainage, two notes to the applicant be sent outlining the preference of offsite Biodiversity Net Gain (BNG) and relocation and reduced size of the parking space and turning point of the driveway.”

“Councillor D Everitt retired to the public gallery before speaking as ward member for item A3 of the agenda. As he would be leaving the meeting after speaking, Councillor D Cooper joined as his substitute.”

Minutes