Replacement dwelling at Singleton Gardens, Torquay

What was proposed

The application sought permission for partial demolition, demolition of a greenhouse and outbuilding, and construction of a replacement dwelling with associated works.

“Householder planning application P/2023/0994 granted consent on the 5 th March 2024 for alterations to the existing dwelling including demolition of existing extensions, formation of two storey and single storey extensions, roof alterations and replacement fenestration. Demolition of greenhouse & outbuilding, landscaping and associated works.”

Officer report

The site and surroundings

The site is a residential dwelling with land in an existing residential area, within the Lincombes Conservation Area and an area tree protection order.

“Prior to the works that were purported to be pursuant to the P/2023/0994 consent taking place, the residential dwelling (which included a number of extensions) on the site was modest in scale within a large plot. The site was enclosed by stone and rendered boundary walls. The land rises to the north towards Lincombe Drive, with a copse of trees set above the northern extremity of the site boundary.”

“The site is located within an existing residential area, is designated as Flood Zone 1, is situated within the Lincombes Conservation Area and is subject to Area Tree Protection Order (1973.001). Within the Lincombes Conservation Area map, the dwelling, greenhouse and an outbuilding are noted as other key buildings of architectural importance which make a significant contribution to the townscape.”

Officer report

Why officers supported approval

Officers considered the replacement dwelling acceptable in principle and concluded that it would conserve or enhance heritage assets without harming the surrounding area.

“Planning Balance The planning assessment considers the policy and material considerations in detail. It is concluded that the proposal in terms of addressing the Development Plan would result in a mixture of a neutral impact and an enhancement to the designated and non designated heritage assets, would be in keeping with the existing streetscene and would not have an adverse impact on the surrounding area in terms of its size, scale, design and impact on neighbouring…”

“Conclusions and Reasons for Decision The proposal is acceptable in principle and would result in a mixture of a neutral impact and an enhancement to the character of the area and designated and non designated heritage assets. Matters relating to highways, amenity, ecology, trees and drainage are acceptable. The proposed development is considered acceptable, having regard to the Torbay Local Plan, the Torquay Neighbourhood Plan, and all other material considerations.”

Officer report

What people said

Objections concerned heritage, demolition, enforcement, planning history, design, scale, procedure, neighbours and trees; supporters cited safety, design and improvement.

“Summary of Representations At the time of writing approximately 34 letters of objection, 13 letters of support and 1 representation have been received. The following provides a summary of the main issues identified: Note: Full responses are available to view on the public access system (https://publicaccess.torbay.gov.uk/view/).”

“- Meaningful consultation should be undertaken - Burning of materials - Impact on trees - Description of development inaccurate Comments in support include: - Replaces unsightly extensions and structures - Impact on Conservation Area - Heritage impacts - Design - Health and safety - Materials - Energy efficiency - Private garden – not community facility - Wall in need of repair - Planning history - Structural report findings - Replace with a structure that is safe and can…”

Officer report

Who addressed the committee

A speaker, a neighbourhood forum representative and a councillor spoke against the application, while a speaker addressed the committee in support.

The committee’s decision

The committee approved the application subject to the reported conditions and delegated resolution of any new material considerations.

“1) the conditions as outlined in the submitted report with the final drafting of conditions delegated to the Divisional Director of Planning, Housing and Climate Emergency; and…”

“2) the resolution of any new material considerations that may come to light following the Planning Committee to be delegated to the Divisional Director of Planning, Housing and Climate Emergency, including the addition of any necessary further planning conditions or obligations.”

Minutes