Two duplex flats at Land At 34 And 36 Old Station Road, Newmarket

What was proposed

The application sought two duplex flats in a storage building, with roof, outbuilding, window, door and refuse-storage changes.

“Planning permission is sought for the conversion of a storage building to create two duplex flats. The original proposal was for four flats; however, this was reduced to two, following Officer concerns regarding overdevelopment and residential amenity. Also proposed are changes to window and door openings, a section of flat roof between two gables, removal of an outbuilding roof and refuse storage area.”

Officer report

The site

The site includes commercial and residential buildings, a rear storage building, communal space, refuse storage and cycle storage within Newmarket’s conservation area.

“The application site comprises both No 34 and No 36 Old Station Road. No 34 includes a commercial unit (Class E, currently used as an office) on the ground floor with planning permission for two flats above and No 36 has planning permission for six flats. Attached to the rear of No 34 and No 36 is a storage building, which is proposed to be converted to two flats under this planning application.”

“The application site is within the Conservation Area and settlement boundary of Newmarket. The primary shopping area boundary runs in- between Nos 34 and 36, with No 34 being within the primary shopping area, but both properties are within the ‘town centre’. The properties along this part of Old Station Road are all identified as non-designated heritage assets (NDHAs) on the Council’s GIS, with the exception of No 34.”

Officer report

What officers recommended

Officers recommended approval, considering the development acceptable in principle and compliant with relevant policies, subject to conditions.

“In conclusion, the principle and detail of the development is considered acceptable and in compliance with relevant development plan policies and the National Planning Policy Framework. The proposal will make effective use of an unused building and will provide sustainable accommodation in the town centre of Newmarket. This is considered a significant benefit of the scheme.”

“It is recommended that planning permission be APPROVED subject to the following conditions:”

Officer report

Parking and living conditions

Officers considered the lack of parking acceptable because of the town-centre location, nearby services, cycle storage and the absence of severe highway impacts.

“The lack of parking is considered acceptable in this case because Newmarket provides good access to services and facilities; therefore, occupants are less likely to be reliant on the private car. This may mean that they either do not own a car or that they would have less cars per household than might otherwise be the case.”

“The LPA has approved a number of car free developments in the town, but these are generally minor developments that relate to existing buildings that do not benefit from onsite parking and that have insufficient space to provide new parking spaces.”

Officer report

Consultation responses

The Town Council no longer objected, no neighbours made representations, and consultees raised no objections subject to ecological, acoustic, contamination and storage measures.

“Town Council 8. The Town Council initially objected due to concerns regarding overdevelopment of the site and a lack of parking provision.”

“The Town Council has responded to the latest consultation, which includes a reduction to two flats, and the Town Council no longer objects to the proposal.”

Officer report

Who spoke

Councillor Jon London spoke in support, noting that affordable housing contributions were not required because fewer than ten additional dwellings were proposed.

The committee discussion

Councillor London accepted the parking position but suggested strategic work on cumulative parking impacts; Councillor Mildmay-White noted the limited amenity space.

“Whist Councillor London was satisfied that the absence of on-site parking was acceptable in this instance, he alluded to other recent planning applications that had been granted for schemes which also provided no on-site parking. Mindful of a potential cumulative impact, he mooted a suggestion as to whether the Council could consider developing a strategic piece of work on this topic.”

“Councillor Sara Mildmay-White seconded the motion but did remark on the minimal amenity space afforded by the scheme.”

Minutes

The vote

Councillors voted unanimously for the motion to approve the application in line with the officer recommendation.

“Councillor London then proposed that the application be approved, as per the Officer recommendation.”

Minutes

The decision

Planning permission was granted for the development, subject to the listed conditions.

“Planning permission be GRANTED subject to the following conditions:”

“The development hereby permitted shall be begun not later than three years from the date of this permission. The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents, unless otherwise stated. The development herby permitted shall not be first occupied until the cycle storage facilities indicated on Drawing no.”

Minutes