Agenda item

4 St James Road. Application ID: 151369.


Change of use from light industrial unit, to single residential unit. Installation of pitched roof to create enlarged habitable living area. New windows to front, rear, side elevations and installation of roof lights. Landscaping works and provision of parking space to front of dwelling – DEVONSHIRE.  One letter of objection had been received.


The relevant planning history for the site was detailed within the report.

A letter had been received from the applicant in support of the application responding to the issues raised and summarised as follows:


  • Building regulation drawings had been commissioned which demonstrated that the heights and clearances of all spaces within the dwelling would comply with the standards of building regulations.
  • The proposal would create a new dwelling in a town centre location, which was considered a sustainable location in planning policy terms.
  • The outlook from the property was no different to that experienced from the neighbouring houses recently approved at 6-10 St James Road.
  • It could be possible to address some of the concerns raised by reconfiguring the upstairs area to provide an enlarged bedroom and bathroom to the rear (thereby creating a one bedroom unit), or alternatively to create a single storey residence.


A further letter had been received on 1st March from the applicant which enclosed three further letters of support from adjoining residents. The following additional comments were made:


  • Should the application be refused a further industrial business could be set up within the existing building within its lawful planning use thereby resulting in loss of residential amenity for surrounding occupiers.
  • The continuation of the industrial use could result in additional commercial vehicular movements along St James Road creating disruption for surrounding residential occupiers.


A neighbour had commented on the guttering on the proposed development and its protrusion over the boundary line.  They had suggested that the rain water gutter at the base to the new pitched roof should be located on top of the proposed external wall and not projecting across the boundary line. Their surveyor understood that the proposed development’s external wall defined the boundary line.


The committee was advised that in Paragraph 15 of the officer’s report it was stated that the site was located in a town centre location. Whilst the location had  the characteristics of a town centre due to its proximity to shops, services and public transport; it did not fall within the town centre boundary denoted by the Town Centre Local Plan (adopted November 2013).


RESOLVED: (4 votes to 5 on the Chairman’s casting vote) That permission be refused on the grounds that the size, internal layout and poor outlook the proposed residential dwelling is considered to provide substandard living accommodation that would not protect the residential amenity of future residents. This is contrary to policy B2 of the Core Strategy Local Plan 2013.



Should the applicant appeal the decision the appropriate course of action to be followed, taking into account the criteria set by the Planning Inspectorate, is considered to be written representations.



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