1. TITLE OF REPORT: Planning applications for consideration
    2. Purpose of the Report
    3. PART ONE:
    4. PART TWO: FOR INFORMATION ONLY
    5. Recommendations
    6. Consultation Responses:
    7. Representations:
    8. Policies:
    9. Assessment of the Proposal:
    10. Consultation Responses:
    11. Representations:
    12. Policies:
    13. Assessment of the Proposal:
    14. Consultation Responses:
    15. Representations:
    16. Policies:
    17. Assessment of the Proposal:
    18. Consultation Responses:
    19. Representations:
    20. Policies:
    21. Assessment of the Proposal:
    22. Consultation Responses:
    23. Representations:
    24. Policies:
    25. Assessment of the Proposal:
    26. Consultation Responses:
    27. Representations:
    28. Policies:
    29. Assessment of the Proposal:
    30. Consultation Responses:
    31. Representations:
    32. Policies:
    33. Assessment of the Proposal:
    34. Consultation Responses:
    35. Representations:
    36. Policies:
    37. Assessment of the Proposal:
    38. Consultation Responses:
    39. Representations:
    40. Policies:
    41. Assessment of the Proposal:
    42. Consultation Responses:
    43. Representations:
    44. Policies:
    45. Assessment of the Proposal:
    46. Consultation Responses:
    47. Representations:
    48. Policies:
    49. Assessment of the Proposal:
    50. Consultation Responses:
    51. Representations:
    52. Policies:
    53. Assessment of the Proposal:
    54. Consultation Responses:
    55. Representations:
    56. Policies:
    57. Assessment of the Proposal:
    58. Consultation Responses:
    59. Representations:
    60. Policies:
    61. Assessment of the Proposal:
    62. Consultation Responses:
    63. Representations:
    64. Policies:
    65. Assessment of the Proposal:
    66. Consultation Responses:
    67. Representations:
    68. Policies:
    69. Assessment of the Proposal:
    70. Consultation Responses:
    71. Representations:
    72. Policies:
    73. Assessment of the Proposal:
    74. Consultation Responses:
    75. Representations:
    76. Policies:
    77. Assessment of the Proposal:
    78. Consultation Responses:
    79. Representations:
    80. Policies:
    81. Assessment of the Proposal:
    82. Consultation Responses:
    83. Representations:
    84. Policies:
    85. Assessment of the Proposal:
    86. Consultation Responses:
    87. Representations:
    88. Policies:
    89. Assessment of the Proposal:
    90. Consultation Responses:
    91. Representations:
    92. Policies:
    93. Assessment of the Proposal:
    94. Consultation Responses:
    95. Representations:
    96. Policies:
    97. Assessment of the Proposal:
    98. Consultation Responses:
    99. Representations:
    100. Policies:
    101. Assessment of the Proposal:
    102. Consultation Responses:
    103. Representations:
    104. Policies:
    105. Assessment of the Proposal:
    106. Consultation Responses:
    107. Representations:
    108. Policies:
    109. Assessment of the Proposal:
    110. Recommendation:
    111. Consultation Responses:
    112. Representations:
    113. Policies:
    114. Assessment of the Proposal:
    115. Consultation Responses:
    116. Representations:
    117. Policies:
    118. Assessment of the Proposal:
    119. Consultation Responses:
    120. Representations:
    121. Policies:
    122. Assessment of the Proposal:
    123. Consultation Responses:
    124. Representations:
    125. Policies:
    126. Assessment of the Proposal:
    127. Consultation Responses:
    128. Representations:
    129. Policies:
    130. Assessment of the Proposal:
    131. Consultation Responses:
    132. Representations:
    133. Policies:
    134. Assessment of the Proposal:
    135. Consultation Responses:
    136. Representations:
    137. Policies:
    138. Assessment of the Proposal:
    139. Consultation Responses:
    140. Representations:
    141. Policies:
    142. Assessment of the Proposal:
    143. Consultation Responses:
    144. Representations:
    145. Policies:
    146. Assessment of the Proposal:
    147. Consultation Responses:
    148. Representations:
    149. Policies:
    150. Assessment of the Proposal:
    151. Consultation Responses:
    152. Representations:
    153. Policies:
    154. Assessment of the Proposal:
    155. Consultation Responses:
    156. Representations:
    157. Policies:
    158. Assessment of the Proposal:
    159. Consultation Responses:
    160. Representations:
    161. Policies:
    162. Assessment of the Proposal:
    163. Consultation Responses:
    164. Representations:
    165. Policies:
    166. Assessment of the Proposal:
    167. Consultation Responses:
    168. Representations:
    169. Policies:
    170. Assessment of the Proposal:

 

 

 


TITLE OF REPORT:  Planning applications for consideration

 

 

REPORT OF:    Derek Quinn, Group Director Development

and Enterprise

 

 


Purpose of the Report

 

1.   The Panel is requested to consider the attached schedule of miscellaneous planning applications, which are presented as follows:-

 


PART ONE:

 

Planning Applications

Applications for Express Consent under the Advertisement Regulations

Proposals for the Council’s own development

Proposals for the development of land vested in the Council

Proposals upon which the Council’s observations are sought

Any other items of planning control

 


PART TWO: FOR INFORMATION ONLY

 

Applications GRANTED in accordance with the powers delegated under minute 2250 of 1998/99

 


Recommendations

 

2.  Recommendations are specified in the schedule.

 

 

 

 

 

The Human Rights Implications of the recommendations have been considered. Unless specified there are no implications that outweigh the material planning considerations.

 

 


REPORT NO 1.

Panel Item Report

Application No:

DC/03/01657/FUL

Applicant

N E Premier Homes Ltd

Site:

Land Adj To 31 Stone Street

Windy Nook

Gateshead

Tyne And Wear

NE10 9RY

 

Ward:

Leam

Proposal:

Erection of 25 x terraced/semi/detached 2 and 3 bedroom dwellinghouses. (Amended scheme 26/01/04)

Recommendation:

Permission be Granted

 

Application Type

Full Application

 

The Application:

 

This application was deferred at the Panel meeting on 25 February. A Members' site visit took place on 18 March 2004.

 

The proposal is to erect 25 detached, semi detached and linked townhouses on this site which is allocated for housing in the Unitary Development Plan.

 

This 0.5 hectare site is a level grassed vacant area located on the eastern side of Stone Street adjacent to Summerson House, a special needs bungalow. The Crossfield Park development is on the opposite side of Stone Street to the west and to the east and south is bounded by public amenity open space.

 

Stone Street is a bus route and there is a nearby bus stop.

 


Consultation Responses:

 

The Coal Authority

The property is within the likely zone of influence on the surface from workings last worked in 1961. The property is not within the zone of likely physical influence from any present or future underground workings.

 

Northumbrian Water LtdThe developer should make early contact with the new development team.

 

Environment AgencyThere is a former landfill site within 250m of the proposed development.

 

Northumbria PoliceGardens should be fenced as should the perimeter of the estate including the play area. Western play area is too isolated.

 

 


Representations:

 

An amended scheme has been received and the application has been readvertised. Three petitions have been received bearing 5, 16 and 78 names respectively and a ward member objection has been received.

 

The concerns relate to the most recent amendment to the scheme and state that the original scheme was better because:

the houses now face out onto Stone Street;

the houses at the rear of the site will look onto the rear of those properties at the front of the site;

the speed of traffic on Stone Street; and

examples of other properties which back onto Stone Street in the near vicinity were identified.

 


Policies:

 

H14 Allocated housing sites

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

PPG3 Housing

 

PPG1 General Policy and Principles

 

E2 maintain/improve environmental quality

 

T6 Measures to secure safer use of highway

 

C44 Provision of childrens play facilities

 


Assessment of the Proposal:

 

The main planning issues are considered to be impact on residential amenity of existing and potential residents and visual impact on the street scene.

 

The site is allocated for residential development in policy H14 of the UDP. There is a slight fall in the land from west to east such that the site is at a slightly lower level than the properties in Crossfield Park on the opposite side of Stone Street.

 

The density at 25 dwellings on this half hectare site is 50 per hectare which is line with the upper ceiling as set out in PPG3. 15 of the dwellings are two storey, two are two and a half storey and 8 of the dwellings are three storey townhouses. The townhouses are to the front of the site and present a strong frontage to Stone Street. The townhouses are not considered to be incongruous in the street scene.

 

The scheme under consideration has been amended to achieve an acceptable form of development. The architect has responded to the criticism of the design and has turned the properties so that they face out towards the street rather than being inward looking. The objections arise as a consequence of the fronts of the properties to the rear of the site overlooking the rear of the properties at the front of the site. This arises as the developer has only a few house types which cannot be amended to the unique conditions of the site. The distance between the front and rear of the properties is 22 metres and is considered to be acceptable.

 

There are properties in the vicinity which have rear elevations onto Stone Street however they are set back some 18 metres from the road behind a substantial landscaped strip.

 

The scheme is outward looking onto Stone Street with drive accesses onto the main road. There are traffic calming measures in place on Stone Street in this vicinity thus there is not a perceived highway hazard in the additional 15 driveways.

 

Tree planting is proposed on each front garden which will break up the hard surfacing. The play area is an acceptable size and there is some open space provision.

 

To the rear of the site is open space and it is considered appropriate to remove the permitted development rights, especially in relation to the plots numbered 1 to 10 to ensure control is maintained over rear extensions, conservatories and boundary treatments to protect the high amenity value of the open space.

 

The play area is relatively well overlooked by the properties opposite and is located to minimise disturbance to occupants of adjacent properties which would result if the play area was relocated to the middle part of the site.

 

There is an informal footpath across the open space which is not a recorded path. It is used by the residents of Crossfield Park as a short cut to the infants school. This development would not prevent the residents taking a shortcut across the open space.

 

Taking all the relevant issues into account it is therefore considered that permission be granted as the proposal is considered to be an acceptable form of development and it complies with policies H2 and E3 of the Unitary Development Plan for Gateshead.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 PD rights removed

 

2 Construction control measures required

 

3 Sample of materials required

 

4 Landscaping scheme to be submitted

 

5 Landscaping to be maintained

 

6 Boundary treatment to be agreed

 

7 Bin provision to be agreed

 

8 Play equipment/area to be agreed

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 2.

Panel Item Report

Application No:

DC/03/01674/FUL

Applicant

Kevin Snaith

Site:

93 Church Road

Gateshead

Tyne And Wear

NE9 5XE

 

Ward:

Low Fell

Proposal:

Erection of single-storey extension at side and rear of dwellinghouse to provide garage, utility room, new kitchen and sun room and construction of canopy at front over entrance and bay window.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application is for the erection of a "wrap around" style extension to the side and rear of 93 Church Road. The side aspect will project 4.2m in total from the flank of the house with a maximum pitch height of 5.4m. The rear extension will project 2.8m from the rear of the dwelling and will have a maximum height of 4.8m. The proposal also includes a front canopy over the front bay window. The applicant also intends to install a new dropped access onto Church Road and demolish part of the existing dwarf wall and hedge for access and reduce the remaining hedge to 1m in height to create adequate visibility. This aspect does not require planning permission. The property is semi-detached and is located adjacent to the junction between Church Road and Whickham View. The existing host property is located on a substantially higher level than the surrounding roads and footpaths. Numerous discussions have taken place with the applicant and the current proposal represents the optimum positioning and height for the applicant given the constraints of a drop in levels on the site.

 

This application was deferred at the Panel meeting on 25 February 2004. Members visited the site on 18 March 2004.

 


Consultation Responses:

 

No relevant responses received

 


Representations:

 

One representation has been received from 91 Church Road. This states that most of the work would improve 93 Church Road with two exceptions.

1. The location of the rear extension would block out sunlight to 91 Church Road.

2. The front canopy would not be in keeping with the looks of the other houses on the road.

 


Policies:

 

H2 Residential Amenity

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

IMPACT ON THE STREET SCENE

 

The property occupies an extremely prominent and elevated position. The proposed side garage would be highly visible from the front of the property on Church Road and to the side and rear on Whickham View. The prominence of the proposed side garage would be exacerbated by its pitch height and side projection. The host property is situated at right angles to adjacent properties on Whickham View and the flank of the host property does not project beyond the established building line of the front of properties on Whickham View. The flank of the host property is also set back from road to provide an element of spacing at the junction from Whickham View onto Church Road. Given the width of the proposed garage, it would project well beyond the front of properties on Whickham View. When coupled with the maximum pitch height it is considered that the side garage would appear as an obtrusive element in the street scene when viewed from the rear on Whickham View. When viewed from Church Road, the side garage would also be seen as projecting beyond the front building line of properties on Whickham View and eroding the spacing to the side of the property. The garage would appear even more noticeable from Church Road due to the removal and lowering of parts of the front hedge of the property. Although the extension along the existing rear of the property would be visible from Whickham View, it is not considered that this element would be detrimental to the street scene. In relation to the proposed front canopy, it is considered that this would be of small scale and would not be detrimental to the street scene. Overall, the proposal will have an unacceptable impact on the street scene.

 

IMPACT ON THE RESIDENTIAL AMENITIES OF NEIGHBOURING PROPERTIES

 

The proposed extension along the rear of the host property will be visible from the rear bay window of the twin semi of 91 Church Road. Although the proposed extension along the rear elevation would have a maximum height of 4.8m, it would slope downwards to a height of 3.8m in height. Given the relatively short projection of 2.8m, it is not considered that the proposal would have an unacceptable impact on the visual amenity of neighbouring occupiers. The proposed extension would be located to the west of number 91and will not block sunlight from the south. Any loss of sunlight will be minimal and therefore will not be unacceptably detrimental to number 91. It is not considered that the proposal will have an unacceptable impact on the residential amenities of neighbouring properties.

 

Taking all the relevant factors into consideration, the proposal would have a detrimental impact on the street scene and is therefore contrary to policies E3 and H2 of the UDP.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Impact on street scene

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 3.

Panel Item Report

Application No:

DC/03/01764/COU

Applicant

Mr And Mrs Adlington

Site:

Bassetts Lookout

North Side

Birtley

Chester Le St

Co Durham

DH3 1RF

 

Ward:

Lamesley

Proposal:

Formation of fishing lakes with ancillary development including car parking, access track and extension to existing double garage to provide reception area and toilets (additional information received 03/02/04).

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Change of Use

 

The Application:

 

This application site is bounded by the A1(M) to the west, to the south by the slip road from the A1(M) south of the Bowes Incline PH and open Green Belt to the north and east.

 

This application proposes the creation of two large and one small carp fishing lakes on agricultural land at Northside.

 


Consultation Responses:

 

Environment Agency

Comments awaited

 

Clerk To Birtley Town CouncilNo comments received.

 

Borough Of SunderlandComments awaited

 

Lamesley ParishComments awaited

 

 


Representations:

 

Four letters of objection, two from the same objector and one letter of support have been received. The concerns relate to:

 

- lakes would be dangerous attraction to young children with no security measures proposed;

- flood risk of adjacent land;

- development in Green Belt;

- reception building close to objectors premises which may impede access for customers of farrier/forge;

- livestock in fields close to the proposed lakes - concern re discarded fishing hooks and wires;

- land not in ownership of applicant; and

- no need for another fishing lake.

The letter of support says that the proposal presents the writer, as new owner of the Bowes Incline PH, the opportunity to offer services such as hotel accommodation, food from breakfast through to evening meals and increase the business of the bar throughout the day.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E28 Green Belt

 

E32 Landscape Quality within the Green Belt

 

T6 Measures to secure safer use of highway

 

E29 Inappropriate dev within the Green Belt

 

PPG2 Green Belts

 


Assessment of the Proposal:

 

The main planning issues are considered to be national and local policy, the visual impact on the Green Belt, impact on Public Rights of Way, intensification of traffic movements, increase in visitors to the area, access and impact on habitat.

 

NATIONAL AND LOCAL POLICY

 

The major policy issue is whether the proposals would be appropriate development in the Green Belt. The essential tests are whether the proposals satisfy the requirements of UDP policy E29 iii) and i) b) in relation to the ancillary building, and do not conflict with the purpose of the Green Belt set out in UDP policy E28 B). Policy E28 B) states the Green Belt is required to prevent the merging of Gateshead with Birtley. Government guidance in PPG2 "Green Belts" is clear about the general principles which should determine appropriate development within the Green Belt. This is perpetuated in policy E29 which seeks at iii) to ensure that engineering and other operations, and the making of any material change in the use of the land maintains the openness of the Green Belt and does not conflict with the purposes of policy E28.

 

The proposal would contribute to diversifying the rural economy, encouraged by the Government and Council in UDP policy E34. In terms of policy E38 the proposal would provide tree planting and associated recreational use to complement the Great North Forest initiative. Clearly in addition to the Green Belt requirements, the proposals need to be appropriate to their location in terms of scale, design, character, setting and protection enhancement of the landscape, adequate vehicular access provision on and from local roads and adequate on-site parking for traffic likely to be generated, ensure open storage would not have an adverse impact on the landscape or character of the surrounding countryside, and be contained within a clear boundary.

 

Regional Planning Guidance states that development plans should address the growing and increasingly varied demands for sport and recreation (SR1). RPG1 identifies the urban fringe and Green Belts as a largely undeveloped recreational resource which offers significant opportunities for passive and active enjoyment of the landscape in accessible locations close to the main centres of population. Further the proposal would link into the Great North Forest and encourage diversification and improve the quality of the urban fringe.

 

RPG also requires that development plans include positive policies for sport and recreation in the countryside and sustainable farm diversification.

 

GREEN BELT

 

The application site is in a particularly sensitive location, visible from the A1 and within the narrow and strategically important area of Green Belt separating Gateshead and Birtley. It is not considered that the creation of the fishing lakes would harmfully impact on the openness of the Green Belt. There are a number of appeal cases where this issue has been considered which supports the applicants claim that the outdoor recreation use is an appropriate use for the Green Belt and in no way does it conflict with the principles of PPG2.

 

The lake construction is designed to maximise cut and fill with no material to be imported. The design of the contours integrates into the existing landscape, which is scarred by past mining activity and could benefit from some restoration.

 

The applicant has indicated that a scheme of landscaping to be agreed would be implemented as soon as is practicable following a grant of planning permission to enable the planting to mature prior to the lakes becoming operational. The applicant has indicated that 12 months are required for the habitat in the lakes to mature sufficiently prior to stocking the lakes with the carp. Thus the planting would have almost a year to develop and the car parking to be provided would be well screened. The landscaping scheme would be conditional. The design of the access track can be conditioned such that it would not appear as a cut into the Green Belt.

 

The only building to be erected as part of the development is a modest extension to an existing garage at Bassetts Lookout, the applicants home. The proposed design of the reception building is not acceptable as submitted, however, the design of the small building could be the subject of a condition.

 

PUBLIC RIGHTS OF WAY

 

The PROW on the site as a whole are being rationalised as the paths on the ground are not in the locations as recorded. There would be no restriction of access arising from these minor diversions. There is a claim that the access track which runs alongside the application site is a bridle path. This will be dealt with by Public Inquiry. This matter does not impact on the proposal under consideration.

 

TRAFFIC MOVEMENTS/ INCREASE IN VISITORS

 

A statement has been submitted in support of the application. The numbers of anglers proposed at any time other than at competition is a maximum of 25 on each senior lake and 10 on the training lake, a total of 60. Twelve times per year fishing event/ competition is proposed which would be restricted to a maximum of 100 anglers.

 

The core hours would be 0700 to 1900 in winter months and 0700 to dusk in summer months.

 

The demand is likely to be for half day sessions. The rule of thumb is that each angler's car carries 1.5 people. 37 spaces are provided which would cater for 55 anglers.

 

In terms of employment the business plan shows 7 staff being employed, two of whom are the applicants.

 

The numbers of anglers and the hours of operation can be the subject of conditions.

 

ACCESS

 

It is proposed to provide a passing place on the track rather than widen the track and so increase the impact on the Green Belt. This detail can be subject to a condition.

 

HABITAT

 

A Countryside Stewardship Scheme agreement has been entered into. In brief this entails restoration of historic field walls and hedges improving their quality for birds and small mammals, to create a wildlife pond and scrapes as niche habitats for aquatic species of flora and fauna and to restore species rich haymeadows on land to benefit bird and invertebrate species. Further the applicant has agreed to restore and protect the colliery reservoir and associated stone culvert which is of archaeological interest. The agreement also binds the applicant to ensure that all Public Rights of Way crossing the site are well maintained and continue to allow members of the public the opportunity to enjoy the site. The applicant is promoting educational access to the site for the enjoyment and education of local schools and community groups.

 

The comments of the Statutory Consultees are outstanding. It is anticipated that a recommendation will be made on the update.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 4.

Panel Item Report

Application No:

DC/03/01796/FUL

Applicant

H.F.W. Plastics Ltd

Site:

H.F.W.Plastics Ltd

Albany Road

Saltmeadows

Gateshead

Tyne And Wear

NE8 3AT

 

Ward:

Bede

Proposal:

Erection of relocatable type building for use as warehousing

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

The application is for the erection of a warehouse building, 35m in length, 24m in width and 8.9m in height at HFW Plastics. The firm manufactures plastic containers at the existing factory. The building will be sited adjacent to the north west elevation of this factory. The proposed building will be covered in a polyester fabric. The building is relocatable. The applicant has indicated that the roof of the building will be white and the sides of the building will be blue. The proposal will mean an additional 20 staff employed at the premises and an additional 15 parking spaces have been provided. The building will serve as storage for finished goods and raw materials which are currently stored outside.

 


Consultation Responses:

 

Head Of Property Services

Negotiations ongoing with applicant.

 

Group Director, Local Environmental ServicesNo response received yet.

 

Northumbrian Water LtdNo objections or observations.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

R6 Primary Employment Area

 

R7 Dev within primary employment areas

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

IMPACT ON THE APPEARANCE OF THE AREA

 

The site is located in a large and well-established industrial area. The site is on a raised level and slopes downwards to the north, south and west. The site can be seen most easily from the west. From the east it is screened by the steep upward banking and industrial premises on Saltmeadows Road. From the south, the site is screened by the existing factory. The applicant has proposed a landscaping scheme around the boundary to further screen the proposed building. It is considered that on balance, the proposal will not cause unacceptable harm to the visual amenity of the area although it will appear somewhat "temporary" in appearance.

 

PARKING AND HIGHWAY SAFETY

 

An additional 15 car parking spaces have been provided for an additional 20 staff. The existing access for heavy vehicles and an internal turning area will be retained. This is considered to be acceptable.

 

Negotiations are on-going between the applicant and the Council in regard to purchasing the land.

 

 

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 5.

Panel Item Report

Application No:

DC/03/01808/GBC

Applicant

Gateshead Council

Site:

Land Adj To 2 Lawrence Avenue

Blaydon On Tyne

Tyne And Wear

NE21 4AZ

 

Ward:

Blaydon

Proposal:

Provision of multi-use games area (school and community use) including 3m and 4m high boundary fence (amended 16/3/04).

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Gateshead Council Application

 

The Application:

 

This application was subject of a Panel site visit on 19 February 2004.

 

This application is for the development of a ball court with ancillary car parking on land off Lawrence Avenue. This is a Council application for Blaydon West County Primary School. The ball court would be non-illuminated. It should also be noted that the ball court is not adjacent the school itself, but some 40m away from the nearest school boundary.

 

The site was formally a Council Depot building, although the site has been vacant for sometime and is currently derelict.

 

The ball court would be located in close proximity of residential properties, sharing common boundaries.

 


Consultation Responses:

 

No relevant responses received

 


Representations:

 

4 letters of representation have been received.

 

One letter is in support of the application provided it is only for the sole use of the school.

 

Three letters have been received containing objections to the proposal. Concerns relate to the proximity of the facility and the fencing to neighbouring dwellings, increased traffic congestion, hours of use and safety of the children using this site. The objectors have expressed reservations over past security and anti-social behaviour problems on the site due to the time left vacant and the derelict state of the site.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E2 maintain/improve environmental quality

 

C1 Community and recreational facilities

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues are considered to be impact on residential amenity and security.

 

Further to the Panel's decision to defer this application, further negotiations with the applicant and school are progressing and therefore the application should be deferred until a final scheme can be brought forward.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 6.

Panel Item Report

Application No:

DC/03/01871/FUL

Applicant

Malcolm Hall

Site:

122 Sherburn Way

Wardley

Gateshead

Tyne And Wear

NE10 8TZ

 

Ward:

Wrekendyke

Proposal:

Erection of first floor extension at side of dwellinghouse above existing kitchen and garage to provide additional bedroom with en-suite bathroom.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application is for the erection of a first floor side extension over the existing side garage. The property is semi-detached and is located in a run of similar properties. There is a clear defined building line of properties to one side of the host property. The proposal is to be constructed in line with the existing property. The applicant has been requested to set back the extension from the existing first floor frontage of the property and lessen a potential terracing effect. The applicant has requested that the application be determined as originally submitted.

 

This application was deferred at the Panel meeting on 25 February 2004. Members visited the site on the 18 March 2004.

 


Consultation Responses:

 

No relevant responses received

 

 


Representations:

 

No representations have been received.

 


Policies:

 

H2 Residential Amenity

 

E3 Design/density/scale be compatible.

 


Assessment of the Proposal:

 

The main consideration is the impact on the street scene with regard to a potential terracing effect. The proposal would project up to the boundary line with the neighbouring property of 120 Sherburn Way. The proposal would also be in line with the existing host property, 120 Sherburn Way and several properties on the other side of 120 Sherburn Way. The other neighbouring property of 124 Sherburn Way is set forward of the host property. It is considered that should the proposed extension be erected and a similar extension erected at 120 Sherburn Way, this would lead to a potential terracing effect which would erode the existing character of semi-detached properties and be detrimental to the appearance of the street scene.

 

Taking all the relevant factors into consideration, it is considered that the proposal would lead to a potential terracing effect to the detriment of the street scene and is therefore contrary to policies H2 and E3 of the UDP.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Street scene - terracing

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 7.

Panel Item Report

Application No:

DC/03/01875/GBC

Applicant

Gateshead Council

Site:

Public Car Park

Site Of

20-34 Gosforth Street

Felling

Gateshead

Tyne And Wear

NE10 9LS

 

Ward:

Felling

Proposal:

Provision of public car park with relocation of access/egress.

Recommendation:

Permission be Granted

 

Application Type

Gateshead Council Application

 

The Application:

 

The site comprises a small car park and the site of the demolished part a terrace of two storey traditional Tyneside flats. The site is located between the railway/metro line to the north and Sunderland Road to the South. Immediately to the north of the existing car park is a pedestrian footbridge over the railway/metro line.

 

The proposal is to create a larger car park (21 cars) to serve Felling Metro Station with a relocated access onto Sunderland Road some 23 metres east of the existing access. Associated with the scheme, although not requiring planning permission, is a proposal to relocate the pedestrian footbridge and provide a puffin crossing over Sunderland Road.

 


Consultation Responses:

 

No relevant responses received

 


Representations:

 

No representations have been received.

 


Policies:

 

H2 Residential Amenity

 

E1 maintain/improve environment

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 

T3 Measures for efficient public transport

 

T13 Provision of parking

 

Assessment of the Proposal:


Assessment of the Proposal:

 

The main considerations of this case are of visual amenity and highway safety.

 

Visual Amenity

 

The proposal is to utilise the existing car park which is in a poor state of repair and an area of demolished houses which does not contribute much to the visual amenity of the area. The proposed new car park will improve the visual amenity of the area.

 

Highway Safety

 

The proposed layout of the car park gives better manoeuvring space and would provide a safe exit onto Sunderland Road. The relocation of the bus shelter would block the view of the drivers exiting the car park unless a cantilever design is used. However the design of the car park and access/egress is acceptable from a highway design point of view.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Design and location of bus shelter

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 8.

Panel Item Report

Application No:

DC/03/01898/FUL

Applicant

Switch Car

Site:

Finning Uk Ltd

Durham Road

Birtley

Chester Le St

Co Durham

DH3 2DB

 

Ward:

Birtley

Proposal:

Erection of car showroom with associated office accommodation and external car display for 1000 cars.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

Site is a vacant industrial unit within a large open site. It is located between Durham Road and the main east coast railway line and is set lower than Durham Road sloping down towards the railway. Both adjacent properties are commercial and opposite the site is predominantly residential.

 

Proposal is to replace the existing building with a two-storey car sales office, display and servicing building and to create a 1000 car vehicle display area within the site.

 


Consultation Responses:

 

Group Director, Local Environmental Services

Past underground mining - movement should have ceased.

 

The Coal AuthorityNo response received

 

Northumbrian Water LtdSurface water discharge should be prevented from entering sewers.

 

Clerk To Birtley Town CouncilNo observations or objections.

 

Chester-le-Street District CouncilNo response received

 

 


Representations:

 

One representation has been received giving the following reasons for objection:

Will increase the already busy road opposite where there are already problems with parking due to the shop.

Often unable to park outside house.

Something that involves cars parking outside the shop and then having a quick look across the road will make things worse.

 


Policies:

 

R6 Primary Employment Area

 

R8 Dev within primary employment areas

 

R20 Design of new dev. for employment uses

 

E3 Design/density/scale be compatible.

 

E56 Abatement of noise nuisance

 

H2 Residential Amenity

 

T6 Measures to secure safer use of highway

 

Assessment of the Proposal:


Assessment of the Proposal:

 

The main considerations of this case are residential amenity, visual amenity and Traffic.

 

RESIDENTIAL AMENITY

The site is located opposite a row of houses however, they are located a distance of 38 metres from the closest part of the site and the site is several metres lower than the road. The site is however located within an area designated as primary employment area in the UDP for Gateshead in which car sales uses are considered to be acceptable if subsequent change to retail is restricted. In view of the distance to housing and the allocated use of the land, the anticipated impact on neighbouring properties is considered to be minimal.

 

VISUAL AMENITY

The main aspect of the site is from Durham Road which runs along the whole eastern length of the site. Although the site is set lower than the road, the site is prominent particularly to pedestrians walking along the western side of Durham road. The design of the office building with the curved glass frontage will be acceptable in this commercial area. The site plan shows extensive planting to all sides of the site and throughout the site which should provide substantial environmental improvement of the site. Therefore, in this commercial area, the proposed impact on visual amenity is considered to be acceptable.

 

TRAFFIC IMPACT

The applicant has submitted transport assessment and a green travel plan. Consultations are still ongoing and further consideration will be given to this aspect when these responses have been received.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 9.

Panel Item Report

Application No:

DC/04/00014/GBC

Applicant

Gateshead Council

Site:

Tynedale House

Holburn Lane

Ryton

Tyne And Wear

NE40 3PF

 

Ward:

Ryton

Proposal:

Demolition of existing 32 bed aged peoples home and construction of a new 27 bed promoting independence centre (short term stay care home) for older people (use class C2) (amended 5/03/04).

Recommendation:

Permission be Granted

 

Application Type

Gateshead Council Application

 

The Application:

 

This application proposes the demolition of the existing Tynedale House, a residential care home, and its replacement with a new building, which is for the short term care of elderly residents who have been in hospital and are awaiting assessment. Both the proposed and the existing homes fall within Use Class C2.

 

The existing building is quite low and sprawling on the site, being primarily of single storey, but with a two storey central block. It is a relatively modern building, of brick, render and weatherboarding.

 

An application for Conservation Area Consent for the demolition of the existing building has recently been referred to the Government Office for the North East. (ref: DC/04/00015/GBC).

 

The proposed building will be all two storey in height, but in a much more compact form, which has the benefit of taking it further away from the boundaries with neighbouring properties. It is also set further into the site away from the street frontage, in order to allow more planting along this frontage.

 

Although some emergency parking/servicing area will be located to the front of the building, a new car park is proposed in the south western corner of the site.

 

The building 's design has been amended since it was originally submitted, now proposing a more contemporary design, but with the use of natural materials which are intended to weather with age, including render, cedar boarding, and a copper roof. Two feature chimneys on the southern gable will act as ventilation flues for the building.

 


Consultation Responses:

 

Civic Trust For North East

(In respect of original scheme). No objections, but comments on the need not to harm the character or appearance of the Conservation Area. Perhaps break up the roof planes. Window details are important. Be cautious with roof pinnacles and gable clock.

 

Northumbrian Water LtdNo objections

 

The Coal AuthorityPrevious mineworkings in vicinity. No shafts. Developer should seek appropriate technical advice.

 

Group Director, Local Environmental ServicesAwaited

 

English Heritage PPFormal response awaited although discussions suggest happy with design.

 

 


Representations:

 

Recently reconsulted and will be reported on update sheet. Eight letters have been received from local residents in respect of original scheme, who query the intended use of the building, and raise concerns about the location of the car park, potential disturbance from vehicles on a 24 hour basis, security of adjacent dwellings if access to the site is not controlled, lighting overspill, and requesting landscaping screening. Reassurances are also sought on the quality of the design and the materials, and landscaping enhancement.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E5 Conservation Area

 

E6 Demolition in conservation areas

 

H2 Residential Amenity

 

H3 Intensive residential uses

 

H17 Residential amenity in new developments

 

E2 maintain/improve environmental quality

 

E56 Abatement of noise nuisance

 


Assessment of the Proposal:

 

The existing building on the site is of no architectural value, and does not contribute towards the character and appearance of the Conservation Area. There is therefore no objection to its demolition, on the basis of the redevelopment of the site to a high standard. Indeed, the potential now exists to gain a high quality development which can positively contribute to the Conservation Area.

 

Pre-application negotiations have been taking place, and the scheme has improved over that originally proposed. In particular, although two storey, it is more compact on the site, and is drawn away from the boundaries with adjacent properties, thereby minimising its effect on residential amenity.

 

The scheme as originally submitted, gave rise to a fundamental concern about the more general approach taken on the design of the building and its relationship to the street and to the Conservation Area as a whole. Consequently, further discussions have taken place with the applicant's agent , the County Historic Buildings officer and English Heritage. This has resulted in a scheme which is more contemporary in its design, having a very shallow roof, breaking the roofline up more and giving more modelling to the elevations generally. Natural materials will be used, comprising coloured render, natural cedar boarding and a copper finished roof. Although the footprint of the building remains the same, which is advantageous in residential amenity terms, the building will now present a much improved street frontage, and will enhance its conservation area setting. The use of natural materials has been important in this scheme as these will weather naturally with age and blend with the historic surroundings.

 

In order to allay local residents' concerns about the impact of the proposed redevelopment of the site on the security of the area, the car park will be enclosed by fencing, to prevent trespass through the site to the park. In addition, close boarded fencing will be erected on top of the low brick wall on the southern boundary of the site in order to protect the amenity of adjacent residents from any possible noise and activity associated with the car park.

 

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Sample of materials required

 

2 Methane protection measures required

 

3 Tree protection during construction

 

4 Landscaping scheme to be submitted

 

5 Surface treatment to be agreed

 

6 Boundary treatment to be agreed

 

7 Construction noise control

 

8 Final details of doors and windows tba.

 

9 Cast metal RWG

 

10 Protection of the old Ryton Cross

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 10.

Panel Item Report

Application No:

DC/04/00018/LBC

Applicant

Steven Horn

Site:

Salisbury House

71 Front Street

Whickham

Newcastle Upon Tyne

Tyne And Wear

NE16 4JQ

 

Ward:

Whickham North (inc. Metro Centre)

Proposal:

Replacement of single glazed, timber, top hung windows at rear of dwelling with double glazed, timber, Georgian style windows (retrospective application).

Recommendation:

Permission be Refused

 

Application Type

Listed Building Consent

 

The Application:

 

The application site is a Grade II listed house, within Whickham Conservation Area. It is a two storey Georgian property of coursed squared sandstone that retains its original sliding sash, timber windows to the front. The house has been extended the full width of the rear elevation sometime in the twentieth century. A single storey, flat roofed extension has also been added to the rear in the 1970's.

 

The owner has replaced the single glazed, timber, top hung windows to the ground and first floor of the main house at the rear with double glazed, timber, Georgian style windows, without the benefit of listed building consent.

 

This retrospective listed building application has therefore been submitted to retain the double glazed, timber, Georgian style windows that have been installed, without the benefit of listed building consent.

 

 


Consultation Responses:

 

Civic Trust For North East

The description provided of the replacement windows appear appropriate but their success will depend greatly on the detailed specification, including the thickness and profile of the frames and glazing bars. Using double glazed units can often mean that these details are incorrect, with, resultant timber sections that appear too chunky when compared with original windows of the period which have a more delicate appearance. Without further information, the Trust cannot come to a firm conclusion about this aspect, but it is possible that the replacement windows could unacceptably harm the character of the listed building, irrespective of whether they were regarded as an improvement on those removed.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E5 Conservation Area

 

E11 Protection of Listed Buildings

 


Assessment of the Proposal:

 

The main planning issue is considered to be the impact the replacement windows have on the character and appearance of the listed building and Whickham Conservation Area.

 

The previous windows were of a modern design, inappropriate to the age and style of the listed building. Whilst the new Georgian style windows are of a design which is generally more appropriate to the building, they are double-glazed. A consequence of the windows being double-glazed is that the timber sections used for the frames and glazing bars are too thick and inappropriate in their detailing. It is therefore considered that the replacement Georgian style windows are an unsympathetic alteration, due to their double glazing and therefore harm the character and appearance of the listed building and Whickham Conservation Area, contrary to policies E5 and E11 of the Council's Unitary Development Plan.

 

Taking all the relevant issues into account, it is therefore recommended that retrospective listed building consent be refused as the unauthorised windows are an unsympathetic alteration and their retention would be detrimental to the character and appearance of the listed building and Whickham Conservation Area, contrary to Council policies.

 

Given that this application is retrospective it is also recommended that an Enforcement Notice be served requiring the removal of the double glazed, Georgian style windows and the reinstatement of single glazed, timber, top hung windows to match those removed.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Harm to listed building

 

Enforcement Action

 

The Panel is also requested to authorise the Strategic Director of Legal and Corporate Services to take all steps he considers necessary to remedy the situation including the service of an Enforcement Notice for the removal of the unauthorised windows. In the event of non-compliance with this notice, taking any further action (including prosecution) he considers necessary to secure removal of the unauthorised windows.

 

Action required: The removal of the first floor and ground floor, double glazed, timber, Georgian style windows in the rear of the property, and the reinstatement of the removed windows, or single glazed, timber, painted white, top hung opening windows to match those removed.

 

Period: The above notice is to take effect 28 days after service of the notice, to be complied with within a period of three months.

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 11.

Panel Item Report

Application No:

DC/04/00043/FUL

Applicant

North Eastern And Cumbrian Co-op

Site:

Priory Garages

Shearlegs Road

Gateshead

Tyne And Wear

NE8 3EJ

 

Ward:

Bede

Proposal:

Erection of steel construction 3 car valeting bay to east of dealership garage.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application proposes the erection of a grey plastic and steel 3 car valeting bay within the Priory Garages site, Shearlegs Road. The proposed development site is currently use as car parking associated with Priory Garages.

 


Consultation Responses:

 

Environment Agency

No objection to the application as submitted.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

R6 Primary Employment Area

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 

R7 Dev within primary employment areas

 

R8 Dev within primary employment areas

 

R20 Design of new dev. for employment uses

 


Assessment of the Proposal:

 

The main planning issues are considered to be any impacts the development would have on the appearance of the area, as well as any transport issues that may result.

 

The style of the building proposed is consistent with the style of building in the vicinity as such any adverse visual impacts would be minimal.

 

The proposal would involve the removal of 10 parking bays. The spaces which are to be removed are occupied for the majority of the time and as the site, access road and the wider area suffers from indiscriminately parking, it is felt that the proposal would result in a deterioration of the current parking situation. There is also concern that the development could lead to a lack of visibility to those using parking bays marked 3 and 4 as a result of the proposal.

 

Taking all the relevant issues into account it is therefore considered that permission should be refused as the development would result in a growing level of indiscriminate parking harmful to road safety and contrary to Policy T6.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Removal of parking bays

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 12.

Panel Item Report

Application No:

DC/04/00073/COU

Applicant

Thomas Magnay And Co

Site:

Vacant Shop

18-19 St Marys Green

Whickham

Newcastle Upon Tyne

Tyne And Wear

NE16 4DN

 

Ward:

Whickham North (inc. Metro Centre)

Proposal:

Change of use from ground floor vacant retail unit (A1) to office (A2).

Recommendation:

Permission be Granted

 

Application Type

Change of Use

 

The Application:

 

The application site comprises a ground floor unit, within Whickham local shopping centre. The premises are currently vacant but were last occupied as a shop. The first floor accommodation is used for residential purposes.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received.

 

 

Policies:


Policies:

 

E5 Conservation Area

 

S12 Larger Local Centres

 

T6 Measures to secure safer use of highway

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues are considered to be the impact of the change of use on the vitality and viability of the local shopping centre, parking / road safety and residential amenity.

 

V&V OF LOCAL CENTRE

The centre is fairly buoyant in that the level of vacancy is generally low, showing a slight decline over the last year, whilst there has been a small increase in the percentage of A1 - retail uses. Given the current health of the centre and that this unit has been vacant since 2001, it is considered that the proposed A2 office use is acceptable and would not harm the vitality and viability of the local shopping centre or be contrary to Policy S12.

 

VISUAL AMENITY

No external alterations are proposed as part of this application. Therefore it is considered that the proposal will not harm the visual appearance of the premises or this part of Whickham Conservation Area.

 

PARKING & ROAD SAFETY

The traffic generation associated with an A2 office use is not considered to be significantly different from than associated with the previous A1 retail use and could be accommodated in the parking bays along Front Street, without causing any harm to highway safety in the area.

 

RESIDENTIAL AMENITY

It is considered that any activity associated with an office use would not cause any significant noise or disturbance to the living conditions of any nearby residents, which may occupy the first floor accommodation above the ground floor commercial units in this local shopping parade.

 

CONCLUSION.

Taking all the relevant issue into account, it is therefore recommended that planning permission be granted as the proposed A2 office use would not harm the health of the local shopping centre, the appearance of the conservation area, parking/ road safety or residential amenity and accords with Council policy.

 

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Opening hours 9am-5pm

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 13.

Panel Item Report

Application No:

DC/04/00074/FUL

Applicant

L A Stewart - Johnson

Site:

75 Keir Hardie Avenue

Wardley

Gateshead

Tyne And Wear

NE10 8EL

 

Ward:

Pelaw & Heworth

Proposal:

Erection of two storey extension at side of dwellinghouse to provide garage and utility room with additional bedroom and en-suite above and erection of single storey extension at front to provide enlarged living room and porch.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The appearance of the area is characterised by houses of different styles the host property is the last in a run of 6 semi detached properties which have hipped roofs to the gable. The neighbouring property and further properties to the east have gable ends.

 

The two storey side extension includes a gable end roof design in place of the existing hipped roof.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues are considered to be any impacts the development would have on the appearance of the host property within its setting as well as any loss of residential amenity that would result.

 

As the host and the attached property have hipped roofs it is considered the proposal to use a gable end would imbalance the pair of semis which would be detrimental to the appearance of the host property and the established character of the area.

 

The neighbouring property No. 77 has two windows at first floor level in the side facing the proposed extension however as they are non-habitable rooms no loss of amenity would result.

 

Taking all the relevant planning issues into account it is therefore considered that permission should be refused as the development would have a detrimental impact on the appearance of the host property and the established character of the area.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Detrimental to street scene

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 14.

Panel Item Report

Application No:

DC/04/00092/FUL

Applicant

Persimmon Homes (North East) Ltd

Site:

Persimmon

St James Village

St James Road

Saltmeadows

Gateshead

Tyne And Wear

 

 

Ward:

Bede

Proposal:

Erection of 11 x dwellinghouses and 40 x flats in 5 x four storey blocks (substitution of 12 dwellinghouses and 1 block of 8 x flats).

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

St James Road mixed use area is residential led and a master plan received planning permission reference 587/00 to develop an Urban Village in Gateshead. Also approved and under construction are Tik Tok nursery and Netto supermarket. Planning permission was also granted for a church although construction has not yet commenced on this scheme. The initial phase of the residential development which has commenced was on derelict industrial land. The second phase of the development incorporates existing residential areas and the third phase will also be on reclaimed derelict industrial land. The application site is towards the southern boundary of the mixed use area adjacent to the railway line.

 

The proposal is to substitute 12 no. 3 and 4 bedroomed dwellinghouses and 1 block of 8 apartments with 11 dwellinghouses and 5 blocks of 8 apartments. The apartment blocks are four storeys in height. This substitution provides 31 additional plots in total. The applicant submits that the changes incorporate a high density solution and maximise the efficient use of this part of the site in close proximity to the Metro Station.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

R5 St James mixed-use area

 

T6 Measures to secure safer use of highway

 

H2 Residential Amenity

 

H16 Standards in new housing

 

H17 Residential amenity in new developments

 

PPG3 Housing

 


Assessment of the Proposal:

 

The main planning issues are considered to be the visual impact on the street scene and impact on residential amenities.

 

VISUAL IMPACT ON STREET SCENE

 

The apartment house types are angular corner turners, which provide key buildings at corners of the street scene. The approved layout is a mix of apartments and dwellings. The construction on phase I has commenced and progressed up to the boulevard, which means that there, are properties with planning permission but which are not yet constructed. The proposed materials will match the immediate surrounding areas. The proposal is in accordance with policy R5.

 

RESIDENTIAL AMENITIES

 

The design of the houses and flats allows for sufficient separation distances to avoid a loss of residential amenity through overlooking and loss of outlook. The levels of car parking accord with the existing adjacent approved scheme. The location of bin stores has not been submitted. There have been problems arising from bin stores on the completed sections of this phase thus it is considered expedient to request details.

 

A communal seating area is proposed with two points of access. Boundary treatments to allow views into the communal space assisting natural surveillance would be required. A layout and details for this area are required. This can be dealt with by condition.

 

The applicant has been requested to submit details of bin stores. It is anticipated that this will be submitted in time to enable a recommendation to be made on the update.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 15.

Panel Item Report

Application No:

DC/04/00098/COU

Applicant

Nigel Reeves

Site:

Dunsmuir House

154 Dunsmuir Grove

Gateshead

Tyne And Wear

NE8 4QL

 

Ward:

Saltwell

Proposal:

Change of use from storage (use class B8) to residential hostel style temporary accommodation for professional persons relocating to the area with one and two people per room (sui generis) and office (use class B1) (retrospective application).

Recommendation:

Permission be Granted

 

Application Type

Change of Use

 

The Application:

 

The application is for the change of use to a 16 bed residential accommodation. The application also incorporates a small office area for the operation of financial services and property management. The applicant has stated that the premises have been in operation since September and are used for professional individuals moving to the area and utilising the accommodation whilst arranging any relocation requirements. Accommodation is arranged with one person to a room and occasionally two people to a room to accommodate partners/spouses if required. There will be 4 members of staff working at the premises from 9am to 5pm during weekdays. The building has had permission granted in 2000 (23/00) for the use of 6 self-contained flatlets for young mothers. It is understood that this permission was not implemented. Temporary consent was granted in 1993 for a retrospective application for change of use to house in multiple occupation. This consent has not been renewed.

 


Consultation Responses:

 

No consultations required

 

Representations:


Representations:

 

One representation has been received from 181 Dunsmuir Grove. This states that the proposed change of use could be beneficial to the immediate area provided it is well managed day to day and the purpose for professional people is adhered to. However, if the business was allowed to operate in a more down market way such as a hostel for the homeless then 154 Dunsmuir Grove would not be suitable.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

T6 Measures to secure safer use of highway

 

H3 Intensive residential uses

 

SPG5 Intensive Residential Uses

 


Assessment of the Proposal:

 

The main issues to consider are the impact on the residential amenity of the surrounding area and the impact on highway safety.

 

IMPACT ON RESIDENTIAL AMENITY

 

The premises are a former church and a stand alone building located in a residential area. The property has a closed front door at all times and entrance is controlled by an intercom system. It is considered that the predominantly residential use of the premises is compatible with the surrounding area. From numerous site visits, the use appeared to be contained effectively within the building with no impact on surrounding properties. The office space is to be used for administration purposes and for meeting with clients. This is done on an appointment only basis. Given that the use has existed since September 2003 without any complaint, it is not considered that the use will impact on the residential amenity of surrounding properties. As the property is stand alone and will not result in a loss of a traditional residential property it is not considered that the proposal will harm the character of the area. It is therefore considered that the proposal complies with policies H2 and H3 of the UDP and Supplementary Planning Guidance on Intensive Residential Uses.

 

IMPACT ON HIGHWAY SAFETY

 

Following several site visits there appears to be little or no parking from the premises on the surrounding streets. The applicant has stated that no current residents at the premises have a car and it is anticipated by the applicant that there will be few car owners among future residents as many clients come from overseas as well as the UK. It is stated that during office hours there are 3 employee cars and there are a maximum of 2 clients at one time and therefore should be no more than 5 vehicles at the premises. It is considered that the yard that exists within the boundary of the property is able to accommodate approximately 6 vehicles. Given the additional on-street parking which is available, especially during the day, it is considered that the premises have adequate parking facilities and will not prejudice highway safety. It is therefore considered that the proposal complies with policies H3 and T6 of the UDP and Supplementary Planning Guidance on Intensive Residential Uses.

 

Taking all the relevant factors into consideration, the premises comply with the relevant UDP policies and subject to relevant conditions, the application is considered to be acceptable.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Limited to this use only

 

2 Hours of operation

 

3 Office - appointment only

 

4 Management scheme

 

5 Bin storage

 

6 Maximum of 16 persons

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 16.

Panel Item Report

Application No:

DC/04/00117/OUT

Applicant

K Reay

Site:

Anon

24 Woodside Close

Ryton

Tyne And Wear

NE40 3NF

 

Ward:

Ryton

Proposal:

Erection of bungalow and garages.

Recommendation:

Permission be Granted

 

Application Type

Outline Application

 

The Application:

 

This application has been subject of a Panel site visit on the 18 March 2004.

 

This application is for the subdivision of the rear garden and the development of a dormer bungalow at 24 Woodside Close. The site is significantly lower than many of the surrounding houses, particularly those to the east.

 

The application is made in outline, and therefore no design details have been submitted, however the applicant has submitted details relating to access and siting. The proposed access would be the shared use of the existing driveway to the dwelling, however the existing single garage would need to be moved. As a result, the applicant proposes the building of two single garages, for the proposed and existing dwellings, slightly further back in the plot.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

Six objections have been received, of which one is from a Councillor.

 

The objections relate to overdevelopment of the site, and to the increase in traffic that the development would cause. The objectors are concerned about the long-term traffic impacts, emergency vehicle access and also the construction traffic.

 

Concerns have also been expressed relating to the potential for overlooking from the proposed dwelling and subsequent loss of privacy.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

H15 Windfall housing sites

 

H17 Residential amenity in new developments

 

T6 Measures to secure safer use of highway

 

E56 Abatement of noise nuisance

 


Assessment of the Proposal:

 

The main planning issues to be considered are the principle of the development, siting and impact on residential amenity, and highway safety.

 

PRINCIPLE

The site is not allocated specifically for housing development in the Unitary Development Plan, and therefore the application should be considered on its merits. As the site is located within an area primarily used for housing, the principle is considered acceptable.

 

SITING AND RESIDENTIAL AMENITY

The dwelling is sited at an oblique angle from the existing dwelling, but quite close to the telephone exchange on the western boundary. As a result, the location within the garden would be the best position possible: impact would be minimised by the angle between the properties, and by the suggested condition to not permit main room windows in the eastern gable. No amenity issues are raised in relation to the exchange building.

 

With regard to the neighbouring dwellings, a similar circumstance would apply to the adjoining property to 24 Woodside Close; such an oblique angle of position and the restriction of gable windows in the proposed dwelling would not raise any privacy concerns. In addition, the relationship of properties to the east would not be detrimentally effected as the raised land levels favour the existing dwellings. The issue of overlooking into adjacent gardens or onto rear elevations would not be relevant in this instance; moreover separation distances are in excess of 35m.

 

The neighbouring dwelling to the site 'Beverley', which lies to the north would be within the standard 21m front to rear separation distance. However, the oblique angle and the proposed relocation of the garages would block any direct overlooking from ground floor level. Potential overlooking from any dormer windows may be of some concern, however this could be dealt with at the reserved matters stage.

 

Given the substantial separation distances and the potential for garaging and suitable siting it is not considered that this proposal represents overdevelopment. However any future uncontrolled development may be detrimental, and as such the permitted development rights should be removed.

 

HIGHWAY SAFETY

The creation of an existing dwelling on this site would only result in a minimal increase in vehicular traffic. The proposal provides adequate off street parking, and therefore is not considered to prejudice highway safety.

 

Construction traffic is not a permanent feature, and although the cul-de-sac is narrow in formation, it is not considered that this holds significant weight. Access for emergency vehicles is a matter for Building Regulations.

 

Taking all the relevant issues into account it is therefore considered that permission should be granted because the development would not impact negatively on residential amenity, nor prejudice highway safety.

 

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 List of matters to be reserved

 

2 Reserved matters sub in 3 years

 

3 Begin work within 5 years

 

4 Sample of materials required

 

5 PD rights removed

 

6 No eastern gable windows/doors

 

7 Bin provision to be agreed

 

8 Levels to be agreed

 

9 Construction noise control

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 17.

Panel Item Report

Application No:

DC/04/00126/OUT

Applicant

Peppercorns

Site:

Parkdale Press Ltd

Clavering Road

Swalwell

Whickham

Tyne And Wear

NE16 3BX

 

Ward:

Whickham North (inc. Metro Centre)

Proposal:

Demolition of existing industrial building and construction of 5 storey apartment block to provide 10 x 2 bed units (Amended ( and 10 March 2004).

Recommendation:

Permission be Granted

 

Application Type

Outline Application

 

The Application:

 

The application site is a former industrial premises, situated within a mainly residential area of Swalwell. There is a single storey, metal clad industrial unit on the western side of the site, which was last occupied as a print works, with an associated parking area to the eastern side of the site. To the south of the site are traditional two storey semi detached houses. There is a new Barratts housing development of houses and apartments currently being built to the east and north of the site, and two storey / single storey commercial premises to the west of the site off Quality Row Road.

 

This outline planning application proposes to re-develop the site for residential purposes, with the details of access, siting, design and external appearance being considered at this outline stage. Only landscaping has been reserved for future consideration, if outline planning permission is granted.

 

The application proposes to demolish the existing industrial unit and construct a 5 storey flat block for 10, 2 bed apartments on the western side of the site. The existing access off Clavering Road would be used to service a parking area of 13 off street parking spaces to the eastern side of the site. A shared garden and play space area is also provided to the west of the proposed flat block, adjacent to Quality Row Road.

 

 


Consultation Responses:

 

Northumbrian Water Ltd

The developer should contact the New Development Team regarding the foul and surface water systems.

 

The Coal AuthorityThe property is within the likely zone of influence on the surface from coal workings, the last date of working being 1920. In view of the mining circumstances the developer should seek appropriate technical advice before works are undertaken on site.

 

 


Representations:

 

Two objection letters have been received from local residents on the grounds of:

 

* Increased traffic may impact on highway safety

* Overspill parking from the flats will result in on street parking

* There are already two new housing developments in the area and the special nature of the village needs to be preserved.

* A 5 storey flat block is not in keeping with the original village housing stock or recently built properties, and will tower over the surrounding low level housing and flats and result in loss of views.

 

Two Councillors have made representations, stating that they object to the height of the proposed flat block, which is not in keeping with the surrounding area.

 

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

T6 Measures to secure safer use of highway

 

PPG3 Housing

 

H15 Windfall housing sites

 

T10 Safe environment for cyclists

 

T14 Car parking standards

 

E56 Abatement of noise nuisance

 


Assessment of the Proposal:

 

The main planning issues are considered to be the impact of the development on the visual amenities of the area, traffic generation / parking and the amenity of surrounding residents.

 

PRINCIPLE OF HOUSING

The application site is a previously developed, brown field site, which has no specific land use or policy allocation in the Council's UDP. Therefore the principle of redeveloping this site for residential purposes is considered acceptable, given it is situated within a mainly residential and that it accords with Council policy H15 on windfall housing sites and national planning guidance PPG3.

 

LAND CONTAMINATION

As a result of the former industrial use on the site, the land may be contaminated. This issue can however be addressed through a planning condition which would require a land contamination report which identifies and confirms the nature and extent of contamination together with any necessary measures required to make the land safe, to be agreed, prior to any works commencing on site.

 

DESIGN

The surrounding older housing stock is characterised by two-storey semi detached houses and terraces. However given that a four storey apartment block is currently being constructed to the rear of this site in the adjacent Barratt development, it is not considered inappropriate to have another apartment block which is situated adjacent to and relates to the Barratt flat block.

 

The height of the proposed five storey flat block is 12.5 metres to eaves height and 16 metres to ridge height. This is between 5-6 metres higher that the Barratt flat block to the rear of the application site, which measures between 11 metres to eaves height and 14 metres to ridge height, but is set at a lower level. Given the change in levels in the surrounding area the proposed flat block would be 5-6 metres higher than the adjacent two storey semi detached properties on Clavering Road, as these houses are positioned on a raised land level, which is higher than the application site.

 

It is therefore considered that the principle of an apartment block is appropriate in this instance and that its overall height and design is acceptable and would not cause any serious harm to the streetscene or appearance of the area.

 

Concerns have been raised regarding loss of views. However this issue is not considered to be a material planning consideration.

 

HIGHWAY SAFETY

Thirteen off street parking spaces have been provided within the site. This accords with the Council's requirements for resident and visitor parking. This development is therefore unlikely to result in on street parking or exacerbate any current parking problems of traffic generation outside of the site. The proposed access and parking arrangements are therefore considered acceptable and would not harm highway safety.

 

RESIDENTIAL AMENITY

The proposed dwellings have achieved a standard of residential amenity, which is attractive to potential occupiers, and protects the living conditions of existing surrounding residents. Adequate separation distances have been achieved and windows have been placed where they will not cause an unacceptable degree of overlooking or loss of privacy to adjoining properties. It is therefore considered that this proposal would not result in a loss of amenity to surrounding properties in terms of loss of light / overshadowing, visual intrusion or loss of privacy.

 

CONCLUSION

Taking all the relevant issues into account, it is therefore considered that planning permission should be granted for this proposal, as it would not cause any serious harm to the visual appearance of the area, highway safety or residential amenity, and accords with Council policy.

 

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 List of matters to be reserved

 

2 Reserved matters sub in 3 years

 

3 Begin work within 5 years

 

4 Ground condition/reclamation scheme

 

5 Construction noise control

 

6 Soundproofing against traffic noise

 

7 Sample of materials required

 

8 Surface treatment to be agreed

 

9 Boundary treatment to be agreed

 

10 Amenity/play area to be agreed

 

11 Bin provision to be agreed

 

12 Details of external illumination req'd

 

13 Provision of cycle parking

 

14 Access and parking arrangements

 

15 Parking constructed prior to occupation

 

16 Archaeological study required

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 18.

Panel Item Report

Application No:

DC/04/00133/FUL

Applicant

Susan Baardman

Site:

10 Greenacre Park

Chowdene

Gateshead

Tyne And Wear

NE9 6HF

 

Ward:

Low Fell

Proposal:

Conversion of dwellinghouse (use class C3) to five apartments (use class C3) including erection of first-floor extension on south side and associated car parking.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

The site is a single dwellinghouse which is one of 10 properties which comprise Greenacre Park a well designed development with a particular style which has a distinct group value and which makes a positive contribution to this part of Chowdene Conservation Area.

 

The current proposal is to convert the dwellinghouse to 5 apartments.

 

There has previously been submitted a planning application for conversion to 6 apartments reference 1034/02 which was refused by the Council 8 November 2002 and subsequently dismissed at appeal. A second planning application was submitted for 6 apartments reference DC/03/00869 which was refused by panel on 28 October 2003.

 


Consultation Responses:

 

Northumbria Police

Comments awaited

 

The Coal AuthorityComments awaited

 

Northumbrian Water LtdComments awaited

 

 


Representations:

 

16 Letters of objection have been received. The concerns relate to :

 

- overdevelopment;

- poor design;

- overlooking and loss of privacy;

- highway safety;

- traffic generation - safe to school route;

- re-routing footpath;

- pedestrian/vehicle points of conflict;

- reduced garden area;

- vehicle survey misleading;

- parking;

- tree removal;

- visual impact on Conservation Area;

- detriment to residential amenities;

- insufficient detail and misleading drawings; and

- refuse storage.

 


Policies:

 

E5 Conservation Area

 

E6 Demolition in conservation areas

 

E7 Dev in Gardens in Conservation Area

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues are considered to be overdevelopment, parking and impact on residential amenities of the neighbouring properties.

 

Additional information has been requested from the agent. It is anticipated that a recommendation will be made on the update.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 19.

Panel Item Report

Application No:

DC/04/00135/COU

Applicant

Colin George Hook

Site:

Euroblast

Unit 6, Contract House

Wellington Road

Dunston

Gateshead

Tyne And Wear

 

 

Ward:

Dunston

Proposal:

Continued use of premises for the dismantling of accident vehicles and storage / resale of spare parts (retrospective).

Recommendation:

Permission be Granted

 

Application Type

Change of Use

 

The Application:

 

The application site is a single storey, brick unit with a corrugated roof and associated yard area. The yard is enclosed by 2.4 metre high chain link fencing and 2.4 metre high wooden fencing and is partially screened by trees. The site is situated within a primary employment area and is surrounded by other industrial type uses including sheet metal works, vehicle repair uses and paint works.

 

This retrospective planning application proposes to continue the use of the application site for the dismantling of accident vehicles and the storage/resale of spare parts. The applicant has been using the site for this purpose for the last 6 years but was never aware that planning permission was required until they recently applied to the Environment Agency for an end of life licence.

 

Accident or damaged vehicles are bought from the internet or auction. The damaged vehicles are normally delivered to the site on a small transporter and unloading by forklifts in the associated yard area outside of the building. The delivered vehicles are moved inside the building one by one where they are depolluted (fluids drained and materials removed). The vehicles are stripped inside the building removing everything that is recyclable including glass, engines, gearboxes, tyres and interiors. All the spare parts are stored inside the building for sale to interested parties. Once the vehicles have been depolluted and stripped their shells are then moved outside of the building and stored in the yard awaiting their delivery to a scrap yard in Blaydon to be properly disposed of and recycled.

 

 

 


Consultation Responses:

 

Environment Agency

No objections to the proposed development but recommends a planning condition to prevent pollution of the water course.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

M25 promote recycling

 

M26 scrap yards

 

R7 Dev within primary employment areas

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The main planning issues are considered to be whether the continued use of the site will harm the appearance of the area, highway safety or the amenity of any surrounding business premises.

 

PRINCIPLE

The use is considered to be appropriate for a primary employment area.

 

VISUAL AMENITY

Given that the use is partially screened by trees and is surrounded by other industrial related uses is it not considered to be visually obtrusive and will therefore not cause any harm to the appearance of the area.

 

HIGHWAY SAFETY

The proposed access and parking arrangements are considered acceptable and would not cause any harm to highway safety.

 

AMENITY

Given the nature of the proposed operations it is considered that they will not seriously affect the amenity of any adjacent business uses, particularly given the nature of the surrounding industrial related uses.

 

CONCLUSION

Taking all the relevant issues into account it is therefore considered that this proposal should be granted retrospective planning permission as it causes no harm to visual amenity, highway or the amenity of adjacent business and accords with Council policy.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Hours of operation

 

2 Specific use only

 

3 No burning on site

 

4 Maximum height limit

 

5 Details of oil interceptor

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 20.

Panel Item Report

Application No:

DC/04/00137/FUL

Applicant

K L Smith

Site:

1 Otterburn Gardens

Low Fell

Gateshead

Tyne And Wear

NE9 6HE

 

Ward:

Low Fell

Proposal:

Erection of conservatory at front of dwellinghouse.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

The application is for the erection of a conservatory to the front of the property, 4m in projection, 3.1m in width and 3.4m in total height. The proposed conservatory has a pitched roof design. The property is an end semi-detached property.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

There are concerns over the appearance of the conservatory in relation to the street scene. The application is still under determination.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 21.

Panel Item Report

Application No:

DC/04/00140/FUL

Applicant

Janet Macpherson

Site:

The Stable

South Farm

Lamesley

Gateshead

Tyne And Wear

NE11 0ET

 

Ward:

Lamesley

Proposal:

Conversion of garage to bedroom and installation of french style windows with shutter doors.

Recommendation:

Permission be Granted

 

Application Type

Full Application

 

The Application:

 

The application is for the conversion of a garage to bedroom and alteration to an existing door on the north elevation of the property to incorporate glazed doors and shutter doors to the side. The property has had its permitted development rights removed and therefore a formal planning application is required for the works. The property forms a former stables building which has been converted to a dwelling. The southern elevation will not undergo any change with the garage doors left in position.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

One letter has been received, objecting on the grounds that the extra space will be used for a business that is operating from the house.

 


Policies:

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The first consideration is the impact on the appearance of the building. The north elevation of the building can be seen from the open land to the north of the property. The changes to the north elevation of the property are minimal in scale. The proposed shutter doors have already been incorporated on the north elevation and it is not considered that this will detract from the appearance of the building.

 

The second consideration is the impact on highway safety. Although the proposal would result in the loss of garage space, the large hardstanding area to the front of the property in the control of the applicant is large enough to contain several vehicles and this is considered to be acceptable.

 

The converted area is shown as a bedroom on the submitted plans. The objection letter suggests that it will be used to run a business. There is nothing in the application to suggest that this is the case and the running of a business from home does not necessarily need planning permission. The Council has enforcement powers should a breach of planning control occur.

 

Taking all the relevant factors into consideration, the proposal is considered to be acceptable and conforms with UDP policies E3 and T6.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Materials submitted

 

2 Hardstanding to be retained

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 22.

Panel Item Report

Application No:

DC/04/00149/TDPA

Applicant

O2 (UK) Ltd

Site:

Lobley Hill Branch Library

(footpath In Front Of)

Lobley Hill Road

Bensham

Gateshead

Tyne And Wear

NE11 0AL

 

Ward:

Teams

Proposal:

Installation of 12.5m high telecommunications slimline column with two associated street furniture cabinets at base.

Recommendation:

Prior approval required and approved

 

Application Type

Telecommunications DPA

 

The Application:

 

The application site is situated on a public footpath adjacent to the busy dual carriageway of Lobley Hill Road.

 

This application seeks prior approval to site a 12.5 metre high slimline telecommunications column and two associated cabinets on the public footpath adjacent to a brick raised planting bed located near to the public branch library and a National Health Service clinic on Lobley Hill Road.

 

The column would be flanked by a slimline cabinet on either side, 1 x 1.5 metres high and 1 x 1.38 metres high. It is proposed that the telecommunications column and cabinets would be painted to match the colour of the nearby lamp posts.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

Objections from a Member of Parliament, two Local Councillors a 370 name petition, a 28 name petition and 347 individual letters of objection have been received.

 

The vast majority of objectors state that the column would be detrimental to the health of residents, students at the nearby schools and users of the library and clinic.

 

A small minority state that the column would result in an obstruction of the pavement, de-value nearby properties, be unsightly and distract drivers.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E25 Telecommunications

 

PPG8 Telecommunications

 


Assessment of the Proposal:

 

In determining this application the main issue to be considered is the impact the proposed telecommunications column would have on the locality.

 

The site itself is the public footpath adjacent to the Lobley Hill Road. The cabinets and column would be adjacent to a brick raised bed planter, therefore, it is considered that the cabinets when viewed against this would not be visually prominent or result in an obstruction of the highway.

 

The slimline telecommunications column is designed to, and, would be painted to blend in with the street lighting columns. It is considered that both the column and cabinets would not result in a prominent feature that would in any way distract or interfere with passing motorists. The possibility of the reduction in property values is not a matter for planning consideration.

 

In considering the siting and appearance of the column and associated cabinets, the applicant has demonstrated a need for the equipment and that other sites have been considered, a certificate has also been submitted to show that the equipment is in accordance with current health and safety guidelines.

 

Planning Policy Guidance Note 8 issued in August 2001 gives guidance on matters pertaining to health and safety considerations in relation to mobile phone masts. The current edition of PPG8 was drawn up following publication of the Stewart Report, an independent report on mobile phones and health, commissioned by the Government. The report concluded that "the balance of evidence indicates that there is no general risk to the health of people living near to base stations on the basis that exposures are expected to be small fractions of guidelines."

 

The guideline levels referred to are those issued by the International Commission on Non-Ionising Radiation Protection. These guidelines are designed to protect the general population from a known adverse health effect of radio waves (i.e. heating). The guidelines are formulated to protect people of all ages, in all states of health and for continuous exposure.

Public concern about the effects of radiowave emissions may be a material planning consideration. Any submission should address this by including supporting evidence that "no demonstrable harm" would arise from the proposal. The application submission includes the ICNIRP Certificate confirming the proposed facility to be compliant with guidelines.

 

PPG8 states "it is the Governments firm view that the planning system is not the place for determining health safeguards .. if a proposed .. base station meets the ICNIRP guidelines for public exposure it should not be necessary .. to consider further the health aspects and concerns about them".

 

It is important that telecommunications development is carried out in a way, which keeps environmental, residential and visual intrusion to a minimum. The overall aim is to protect both the visual and residential amenity of the area with the use of sympathetic design to minimise the impact of development on the environment.

 

The location of this proposal is considered to be acceptable by way of minimising the visual impact the column and associated cabinets would have on residential properties and the wider area in general.

 

 

Recommendation:

Prior approval required and approved

 

subject to the following condition(s):

 

1 Column and cabinets to be painted

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 23.

Panel Item Report

Application No:

DC/04/00151/FUL

Applicant

Mr K Self

Site:

Birtley Golf Club

Birtley Lane

Chester-le-Street

Ward:

Birtley

Proposal:

Erection of 2.1m high palisade fence along southern boundary of golf course.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

Proposal is a retrospective one to erect a fence to the southern boundary of the site. Planning permission was refused in May 2002 for the retrospective erection of the same fence. The fence is a galvanised steel palisade style that replaces the previous wire mesh fence that formed the boundary of the golf course. For most of its line, it has been erected just outside the line of the original fence, however in places, there is as much as a metre between the old and the new fence where it chicanes around trees.

 


Consultation Responses:

 

Clerk To Birtley Town Council

Members objected as fails to comply as per previous application.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E1 maintain/improve environment

 

E2 maintain/improve environmental quality

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main consideration of this case is of visual amenity.

 

The fence is highly visible particularly when viewed from across the open space that surrounds the golf course to the west and east. In addition the fence is highly visible from various points within the residential area. It is considered that the industrial design and colour of the fence is inappropriate in this open and residential area as it detracts from the considerable visual amenity the open space and the golf course contribute to the area.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Detrimental to visual amenity

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 24.

Panel Item Report

Application No:

DC/04/00152/FUL

Applicant

Miss H Richardson

Site:

9 Springfield Avenue

Eighton Banks

Gateshead

Tyne And Wear

NE9 7HL

 

Ward:

Lamesley

Proposal:

Erection of two storey extension at side of dwellinghouse to provide additional living room and dining room, study and toilet with additional bedroom with en-suite above and erection of single storey extension at rear to provide kitchen and conservatory and erection of double detached garage in rear garden area. Creation of a new access.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The property is a stone semi-detached dwellinghouse which has been previously extended with a two storey rear extension. The two storey side extension will be constructed flush with the existing front of the dwellinghouse. The gable end of the proposed side extension will include a patio door and balustrade at first floor level and a porch canopy with two stone piers. The existing access down the side of the property will be closed off with a new access to be created further to the side. This new access will involve removal of part of the stone wall along the front boundary of the property and the applicant has stated that they are willing to re-use the removed stone wall at the existing access so that there is no net loss of the stone wall. The new access will lead to a double garage with a pitched roof design in the rear garden. The rear extension will form a conservatory which will join to the existing kitchen extension with a mono pitch roof over both extensions.

 

The property is located in a street with an established character of modest semi-detached stone properties with large gardens to the side and rear. The locality is characterised by rural-type development at relatively low density.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

One letter has been received from 12 Jubilee Avenue, the main points of the letter are;

- the site line from 12 Jubilee Avenue onto trees and open front of Springfield Avenue will be obscured with the extension;

- the proposal is out of proportion with the size of the house and frontage of the plot and will look out of place;

- if allowed, this and other similar changes will change the look, character and overall amenity of the area.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main considerations are the impact on the appearance of the existing property, street scene and character of the area and the impact on neighbouring properties.

 

APPEARANCE OF THE EXISTING PROPERTY, STREET SCENE AND CHARACTER OF THE AREA

 

The proposed side extension would effectively double the size of the property as seen from the front. As mentioned previously the area has a unique character of modest semi-detached properties with large side and rear gardens. It is considered that the size of the proposed extension would harm the original property. The extension would be set flush with the original property and would not respect the existing proportions and size of the property. It is therefore considered that the proposal would be harmful to the appearance of the existing property and streetscene and would be prejudicial to the established character of the area. The proposed gable end of the extension will be seen clearly from the street. This gable end would contain a clutter of development, most notably the patio doors and balustrade which would be noticeable at first floor level. It is considered that this would lead to the appearance of the gable end of the extension as cluttered, to the detriment of the property and the street scene. Furthermore, the patio doors would appear as an incongruous feature on the property which primarily contains sliding sash windows. As such the proposal is contrary to policy E3 of the UDP. A two storey side extension with a set down roof has been constructed at the neighbouring property of 11 Springfield Avenue. This was approved in 1981 (00730/81).

 

IMPACT ON NEIGHBOURING PROPERTIES

 

The two storey side extension will be located approximately 22m from the side of the neighbouring property of 7 Springfield Avenue and as a result will not be detrimental to this property. Although the proposed detached garage will be located close to the boundary with number 7, given the distance to the property from the garage and the size of the rear garden, it is not considered that the garage will have any detrimental impact on this property. In regard to the single storey rear extension and mono pitch roof, this will not impact on the visual amenity of 11 Springfield Avenue due to the 1.9m high boundary fence in between. In regard to loss of view to properties on Jubilee Avenue, the planning system does not serve to protect the private views of properties. It is considered that the proposal is in accordance with policy H2 of the UDP.

 

Taking all the relevant factors into consideration, the proposal would not be detrimental to neighbouring properties and is in accordance with policy H2 of the UDP. However, the proposed scale, size and positioning of the proposed side extension and its cluttered gable end would unsympathetically dominate the existing house to the detriment of the appearance of the property, the street scene and the established character of the area. As such the proposal is contrary to policy E3 of the UDP and should be resisted.

 

Recommendation:

Permission be Refused

 

subject to the following condition(s):

 

1 Contrary to policy E3 of UDP

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 25.

Panel Item Report

Application No:

DC/04/00154/FUL

Applicant

Freddie Goodwin

Site:

36 Kepier Chare

Crawcrook

Ryton

Tyne And Wear

NE40 4UP

 

Ward:

Crawcrook & Greenside

Proposal:

Erection of extension at side of dwellinghouse to provide enlarged utility room and enlarged garage with additional bedroom and en-suite above.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application site is a two-storey detached house with an attached single size garage to the side, on a relatively flat site. The house is in a prominent position on the main peripheral road through the estate.

 

The area is of mixed character, however, this property is one of four detached houses which form this block and each are of similar size and design. The houses have a staggered building line and are offset to the road.

 

This application seeks permission to construct a two-storey extension to the north side of the house up to the common boundary with the adjacent house.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received.

 


Policies:

 

H2 Residential Amenity

 

E3 Design/density/scale be compatible.

 

Assessment of the Proposal:


Assessment of the Proposal:

 

The main planning issues are considered to be design, parking and residential amenity.

 

STREETSCENE

It is considered that the proposal would result in a prominent feature in the streetscene and thereby cause significant harm to the visual amenity.

 

PARKING

The proposal would not result in the loss of any existing parking

 

RESIDENTIAL AMENITY

The host property is set behind the adjacent property to the north, therefore, it is considered that the proposed two-storey extension up to the common boundary would result in a significant loss of amenity and a poor outlook for the occupiers of this house.

 

Taking all the relevant issues into account it is therefore considered that planning permission should be refused because the proposal would result in a significant detrimental impact on the streetscene, the neighbouring house and surrounding properties.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Out of scale with streetscene

 

2 Overshadowing and over dominating impact

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 26.

Panel Item Report

Application No:

DC/04/00156/CPE

Applicant

Mr Robert Fish

Site:

Breakers

Opposite Tyne Auto Spray

Bill Quay Industrial Estate

Bill Quay

Gateshead

Tyne And Wear

NE10 0SQ

 

Ward:

Pelaw & Heworth

Proposal:

CERTIFICATE OF LAWFULNESS FOR EXISTING USE: Use of premises for auto salvage and recycling, storage of spare parts, treatment of End of Life Vehicles, vehicle workshop and vehicle repairs.

Recommendation:

Defer – an Update Report may be presented to the Panel

Application Type

Certificate Existing Lawful Use/Dev

 

The Application:

 

The site is a series of delapidated and derelict buildings located on the riverside at Bill Quay Industrial Estate.

 

The application is for a certificate of lawfulness for the use of the site predominantly for auto salvage with associated workshop and repairs.

 


Consultation Responses:

 

No consultations carried out

 


Representations:

 

No representations have been received.

 


Policies:

 

 

 


Assessment of the Proposal:

 

The evidence submitted to the Council in support of the application includes the following:

Title deed to part of the site bought in 1995.

A letter from Auto Trader stating that they have been advertising in their publication since 1991.

A copy of the lease of the site from 1996 stating that the use of the land was breakers yard.

A letter from the Landlord stating that the land was rented to the applicant from march 1991 until 1996 when the lease was granted.

Consultations are still ongoing and further consideration will be given to this aspect when these responses have been received.

 


Recommendation:

Defer - an Update Report may be presented to the Panel.

 

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 27.

Panel Item Report

Application No:

DC/04/00160/REM

Applicant

Mr G Mitchison

Site:

Land To Rear Of

6-8 Front Street

Winlaton

Blaydon On Tyne

Tyne And Wear

NE21 4RD

 

Ward:

Winlaton

Proposal:

Erection of 4 bedroom detached dwellinghouse (use class C3) (amended 30/10/03).(Drwg. no.G28/02A)

Recommendation:

Permission be Granted

 

Application Type

Approval of Reserved Matters

 

The Application:

 

This is a revised reserved matters application pursuant to the outline planning permission 1161/01 for the erection of a dwelling on this small backland site to the rear of nos. 6-8 Front Street. It is land which is vacant ,but which is bounded by stone walls and railings. It is tightly constrained by its being surrounded by, and in close proximity to, other buildings, most of which are dwellings.

 

This revised application amends application DC/03/01045 for which approval has recently been refused on the basis that that proposal utilised too much of the site for the building and therefore did not allow sufficient space for the adequate turning and parking of vehicles, and did not offer adequate privacy distances with adjacent dwellings.

 

It is still proposed that the dwelling be of two storeys in height with a slightly staggered footprint. The integral garage has now been removed, allowing a larger garden area than previously, with a driveway to the front and a pergola to the side over a car parking space. It will be of a traditional design, and of stone and slate construction. Its design has been amended to reflect the character of the area.

Access to the site will be through the existing gateway, which is taken off the lane to the back of Litchfield Terrace.

 


Consultation Responses:

 

The Coal Authority

Previous mineworkings in vicinity. No shafts. Developer should seek appropriate technical advice.

 

Northumbrian Water LtdDeveloper needs to agree water and sewerage connections.

 

 


Representations:

 

One letter of objection has been received attached to which is a petition of 21 names. A councillor has also objected. Objectors consider that the multiple occupancy of a four bedroomed house will cause access problems for existing residents , and suggest that the number of bedrooms be reduced. There is also concern about potential overlooking between the first floor windows of the proposed dwelling and the bedroom windows of an adjacent dwelling. A bungalow is preferred.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E20 Areas of Pot. Archaeological Importance

 

H2 Residential Amenity

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The main planning issues are considered to be of design, the character of the area, parking and residential amenity.

 

OUTLINE PERMISSION

The principle of a dwelling on this site has already been accepted by virtue of the outline permission. However, it was acknowledged at the time that particular care would need to be taken in the detailed design to ensure that the privacy and amenity of adjacent residents was taken into account, and on this basis a specific condition to this end was placed on the outline permission.

 

REVISED SCHEME

The revised scheme retains a two-storey building on the site, but its footprint and design is not dissimilar to the original scheme submitted under DC/03/01045 which showed a three-storey building, albeit that it is slightly staggered.

It now no longer extends in front of the rear elevation of the property 'Bywell' to the rear. Furthermore, this gable elevation no longer contains any first floor windows, which in the previous scheme gave rise to loss of privacy to 'Bywell', and even obliquely to 'Besom House'. The revised scheme also now contains windows in the south elevation facing the properties which front onto Front Street. However, these constitute hall, utility and bathroom windows and loss of privacy would not be a problem here.

 

The design also has been amended to reinstate those elements of the original scheme which gave it a certain character which was compatible with that of its surroundings.

 

In so far as local residents are concerned, perhaps the greatest advantage of this current application is the fact that with the reduction in the footprint of the dwelling, more space has specifically been made within the site for the parking and turning of vehicles. Despite residents' concerns that because it is a four bedroomed house it will generate at least four cars, the Council must work to acknowledged parking guidelines and Government advice in this respect, and the provision of space to accommodate two vehicles in the site satisfies these standards.

 

Concern is raised about potential overlooking between the proposed dwelling and Besom House. Two sets of dormer/first floor windows are proposed in the side elevation of the proposed dwelling. It is not considered that overlooking to the first floor bedroom window of Besom House will occur because the latter looks straight down the lane towards Litchfield Lane and the outlook from the proposed dwelling will be in a different direction down the lane to the rear of Litchfield Lane. Overlooking back to Besom House is therefore unlikely, The 4m high wall which bounds the site will obscure the lower third of the proposed windows; taller occupants may be able to see over the top of it, but again visibility will be reduced as the windows/front elevation will be set 3m back into the site from this wall.

 

Due to the steepness of the pitch, the Building Inspectors have advised that it would not be possible to create a further level of living accommodation in the roofspace.

 

CONCLUSION

Taking all the relevant issues into account, it is therefore considered that permission should be granted because the development can now make adequate provision for car parking/turning within the site, which will not then lead to highway conflict and parking congestion, windows have been designed so as not to lead to overlooking or loss of privacy to neighbouring residents, and the design of the dwelling will contribute to the character and appearance of the village.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Automatic, sliding gates

 

2 Obscure glazing in S. elevation

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 28.

Panel Item Report

Application No:

DC/04/00174/FUL

Applicant

Mr And Mrs Carr

Site:

Braeside

3 Noel Avenue

Winlaton Mill

Blaydon On Tyne

Tyne And Wear

NE21 6SH

 

Ward:

Winlaton

Proposal:

Erection of first floor extension at rear of dwellinghouse to provide bathroom and construction of raised roof with installation of 2 x velux windows in front elevation 1 x velux window in rear and 1 x window in side elevation to provide additional bedroom in roof space.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application site is a two-storey semi detached house set on a bank which slopes steeply down towards the east. The area is characterised by semis built circa 1930's, all of the properties have hipped gable roofs.

 

This application seeks permission to raise the height and alter the shape of the house roof to facilitate the provision of a bedroom in the roof space, construct a first floor rear extension over an existing ground floor extension and provide 2 x velux windows in the front, 1 x velux window in the rear and a window at second floor level in the gable.

 


Consultation Responses:

 

Environment Agency

The application site is within 250 metres of a landfill site. The Agency has no evidence that the site would give rise to landfill gas in substantial quantities and the risk of gas generation and migration is considered low.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E30 Settlement Envelopes

 

E32 Landscape Quality within the Green Belt

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues are considered to be design, parking, residential amenity and the Green Belt.

 

STREETSCENE

The property is set down from the adjoining house to the west and at a much higher land level than the neighbouring house to the east.

It is considered that the proposal would considerably alter the shape of the roof which would create an imbalance to the pair of semis and be out of scale and character in the established streetscene.

 

 

 

PARKING

The proposal would not result in the loss of any existing parking.

 

RESIDENTIAL AMENITY

The proposal would not result in overlooking/overshadowing of the neighbouring properties, however it is considered that it would be detrimental to the visual amenity of the occupiers of nearby properties.

 

GREEN BELT

Whilst the proposal would not affect the openness of the Green Belt, it is considered that it would result in an adverse impact on the visual amenity of the setting of the area in general.

 

Taking all the relevant issues into account it is therefore considered that planning permission should be refused because the proposal would result in a detrimental effect on the visual amenity of the area and create an imbalance in the pair of semis, thereby being contrary to Policies H2, E3 and E32.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Contrary to Policies H2 and E3

 

2 Out of scale with streetscene

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 29.

Panel Item Report

Application No:

DC/04/00178/FUL

Applicant

Three Rivers Housing Group

Site:

Fernwood

Pottersway

Carr Hill

Gateshead

Tyne And Wear

NE9 5QH

 

Ward:

Deckham

Proposal:

Erection of 4 semi-detached bungalows and 10 terraced bungalows (use class C3) with associated car parking (Dwg Nos: 03-102 5000-5010).

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

The site, fomerly occupied by an aged persons home, which was demolished in December 2003, lies in a predominantly residential area but lies adjacent to the covered reservoir. The proposal is to erect 14 bungalows on the site for occupation by elderly persons, wheelchair users and there is are two special needs bungalow.

 


Consultation Responses:

 

Group Director, Local Environmental Services

Comments awaited

 

Environment AgencyComments awaited

 

The Coal AuthorityThe property is within the likely zone of influence on the surface from workings in 1 seam at a depth of 210m depth last worked in 1892. Ground movement should have ceased. The property is not within the zone of likely physical influence on the surface from any present or future coal workings.

 

Northumbrian Water LtdComments awaited

 

Northumbria PoliceComments awaited

 

 


Representations:

 

No representations have been received.

 


Policies:

 

PPG3 Housing

 

H2 Residential Amenity

 

H16 Standards in new housing

 

H17 Residential amenity in new developments

 

E3 Design/density/scale be compatible.

 


Assessment of the Proposal:

 

The main planning issues are considered to be the impact on residential amenity and the visual impact on the street scene.

 

The application is still under consideration.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 30.

Panel Item Report

Application No:

DC/04/00194/GBC

Applicant

Gateshead Council

Site:

Unit 2

Clockmill Road

Dunston

Gateshead

Tyne And Wear

NE8 2QX

 

Ward:

Dunston

Proposal:

Construction of access ramps on north side of drop-in centre. ( Retrospective)

Recommendation:

Permission be Granted

 

Application Type

Gateshead Council Application

 

The Application:

 

The application site is a unit located at the northern end of the Brama Teams Industrial Estate and situated just inside the estate entrance. The unit, currently being used as a 'drop in' centre, is enclosed by a 1.8 metre high palisade fence.

 

This application seeks permission for the provision of a ramp to the south side of the building, the ramp has already been provided.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received

 


Policies:

 

E3 Design/density/scale be compatible.

 

E22 access for people with disabilities

 


Assessment of the Proposal:

 

The main planning issues to be considered are design and parking.

 

STREETSCENE

The proposal is not visible from outside of the industrial estate.

 

PARKING

The proposal would not result in the loss of any existing parking.

 

Taking all the relevant issues into account it is therefore considered that planning permission should be granted because the proposal takes into account the needs of people with disabilities.

 

Recommendation:

Permission be Granted

 

 

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 31.

Panel Item Report

Application No:

DC/04/00215/COU

Applicant

Peter Kennedy

Site:

Vacant Garage/Workshop

Former Ryton Auto Electrics, Back Barmoor Garage

Main Road

Ryton

Tyne And Wear

 

 

Ward:

Ryton

Proposal:

Change of use from electrical work shop to dwellinghouse including erection of first floor extension to provide two bedrooms and bathroom and single storey extension on north elevation to provide utility room.

Recommendation:

Authorise Group Director of Development and Enterprise to deal with at the end of the publicity period after consultation with the Chair and/or Vice-chair with a view to Refuse Permission

 

Application Type

Change of Use

 

The Application:

 

This application is for the development of a three-bedroom dwelling on the site of an existing workshop located behind Barmoor Garage.

 

The workshop site is accessed from a private lane on the western side of the Garage. The proposal would involve the addition of a second storey and the enlargement of the footprint of the existing building. An area of hardstanding in front of the workshop would remain to allow for parking, but the property would not have a significant curtilage attached to it and therefore no garden area.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received to date.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

H16 Standards in new housing

 

H17 Residential amenity in new developments

 


Assessment of the Proposal:

 

The main planning issues to be considered to be the principle of the development and its impact on the immediate area.

 

PRINCIPLE

The site is not specifically allocated within the UDP and lies within the boundaries of Crawcrook settlement. Therefore the proposal should be assessed on its merits.

 

The Council's UDP does however require that residential development maintains a high quality in design. Scale, massing and density should respect the site's character and size. It is not considered that the location of the site immediately adjacent two neighbouring industrial uses, Barmoor Garage and an electrical sub-station, makes this site suitable for residential use. These conflicting industrial uses, prejudice the development in such a way, that the proposal falls below a reasonable level of quality in housing location.

 

Moreover, the site has no amenity provision by way of garden or general curtilage space, and therefore increasing the size of footprint and adding an additional floor would be an over-development of the site. The scale and mass of the house would be inappropriate for the site, relying entirely on a small element of hardstanding to facilitate activities ancillary to the family-sized dwelling itself.

 

Taking all the relevant issues into account it is therefore considered that permission should be refused, as the proposal would be an over-development of the site. The dwelling would be incompatible with the character of the site in terms of scale and density and level of amenity space afforded.

 

Recommendation:

Authorise Group Director of Development and Enterprise to deal with at the end of the publicity period after consultation with the Chair and Vice-Chair with a view to Refuse Permission

 

for the following reason(s):

 

1 Contrary to E3, H16 and H17

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 32.

Panel Item Report

Application No:

DC/04/00221/FUL

Applicant

Tracy Henderson

Site:

26 Holme Avenue

Whickham

Newcastle Upon Tyne

Tyne And Wear

NE16 4LZ

 

Ward:

Whickham North (inc. Metro Centre)

Proposal:

Erection of conservatory at rear of dwellinghouse.

Recommendation:

Permission be Refused

 

Application Type

Full Application

 

The Application:

 

The application site is a two-storey end property in a block of four houses on a relatively flat site. The area is characterised by two-storey semis and link houses.

 

This application seeks permission to construct a conservatory to the rear of a recently constructed two-storey rear extension. The two-storey extension is adjacent to the adjoining property's rear entrance door. The extension projects by 2.5 metres and the conservatory, which would project by 3.5 metres, would give an overall projection of 6.0 metres.

 

 

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been received

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main planning issues to be considered are design, parking and residential amenity.

 

STREETSCENE

Given that the proposed conservatory would be located at the rear of the property, it would not be visible from the public domain.

 

PARKING

The proposal would not result in the loss of any existing parking.

 

RESIDENTIAL AMENITY

Whilst there is a 1.5 metre high hedge on the common boundary, it is not clear whether the applicant has control over this. However, with an overall projection of 6.0 metres it is considered that the proposal would result in a poor outlook and a loss of privacy to the occupier of the neighbouring property, which would be contrary to Policies H2 and E3.

 

Taking all the relevant issues into account it is therefore considered that planning permission should be refused because it would result in a loss of residential amenity contrary to policy H2.

 

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Contrary to policy H2 and E3 of the UDP

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 33.

Panel Item Report

Application No:

DC/04/00226/COU

Applicant

Peugeot Clinic

Site:

Vacant Unit

Unit P

The Felling Business Centre

Felling

Gateshead

Tyne And Wear

NE10 0QH

 

Ward:

Felling

Proposal:

Change of use from vacant warehouse to vehicle recycling centre and de-pollution centre.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Change of Use

 

The Application:

 

The application is for change of use to a car recycling centre. The centre would operate by scrap cars entering the building at one end and being stripped of parts. The empty car shell would be crushed for recycling and would leave the building at the other end to be transported away. The existing premises comprise of a vacant workshop surrounded by similar workshops and areas of hardstanding and car parking. The premises are located adjacent to the existing Peugeot Clinic car repair business which is the applicant for this particular application. The overall industrial estate is run down in nature. The proposal also requires a separate consent from the Environment Agency.

 


Consultation Responses:

 

Environmental Health And Trading Standards Manager

To avoid the site becoming unsightly the outside storage of vehicles, including those waiting to be dismantled, and parts would need to be controlled by condition.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

R6 Primary Employment Area

 

R9 Industrial Improvement Priority

 

R7 Dev within primary employment areas

 

R18 Special industrial activities

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The application is still being considered.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 34.

Panel Item Report

Application No:

DC/04/00236/FUL

Applicant

Mr McNestry

Site:

34 Mill Road

Chopwell

Newcastle Upon Tyne

NE17 7HA

 

Ward:

Chopwell & Rowlands Gill

Proposal:

Erection of conservatory at front of dwellinghouse (Dwg No: GH/04/04).

Recommendation:

Permission be Granted

 

Application Type

Full Application

 

The Application:

 

Property is a mid-terraced bungalow fronting onto the main road through Chopwell. The terrace steps down steeply towards the south. The proposal is to construct a lean-to style conservatory on the front elevation of the property with a projection of 2.43 metres over 2/3 of the frontage of the property.

This application is being reported to the Panel due to the fact that the applicant is a Councillor.

 


Consultation Responses:

 

Environment Agency

No observations or objections.

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 


Assessment of the Proposal:

 

The main considerations of this case are of residential and visual amenity.

 

Residential amenity.

To the north of the site, No 33 is set around half a metre higher than the site and obscure glazing is proposed in the side elevation facing this property. As such when considered in conjunction with the proposed projection, there should be minimal impact on the neighbouring property. To the south side, No 35 is set lower than the site, but as the conservatory is proposed to be located well away from the boundary then the impact on this neighbour should not be detrimental.

 

Visual Amenity

The front gardens of this terrace are relatively open with low fences and hedges. Therefore the introduction of any extension to the front will be prominent in the street scene. However, the conservatory is a simple lean-to design and has a projection of just 2.43metres. Other extensions have been undertaken in the street with either solid structures or simple glass structures. As such the visual impact of this proposal is considered to be acceptable.

 

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Materials to match existing

 

2 Obscure non opening glazing

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 35.

Panel Item Report

Application No:

DC/04/00238/COU

Applicant

Mrs S Babadi

Site:

Former Kibblesworth Post Office

Front Street

Kibblesworth

Gateshead

Tyne And Wear

NE11 0XL

 

Ward:

Lamesley

Proposal:

Change of use from post office (use class A1) to hot food take-away shop (use class A3).

Recommendation:

Permission be Refused

 

Application Type

Change of Use

 

The Application:

 

This application is for the change of use of the former Kibblesworth Post Office (use class A1) to a hot food takeaway shop (use class A3). The premises are a single storey pitched roof building with gable elevations front and rear.

 

The premises are located within a predominately residential area with residential dwellings on either side. There are open fields to the rear and to the front is the main road through Kibblesworth.

 


Consultation Responses:

 

Lamesley Parish

No response received.

 

 


Representations:

 

The applicant has submitted, as part of the application, a 39-name petition in favour for the proposed take away.

 

There have also been two ward councillor objections and 17 individual letters of objection received on the grounds of:

- Adversely affecting residential amenity,

- Adversely affecting visual amenity,

- Creating a gathering point for anti-social behaviour,

- Resulting rubbish and litter,

- Smells and cooking fumes,

- No associated car parking provision,

- Adverse implications for the public highway.

 


Policies:

 

H2 Residential Amenity

 

S17 Control of HFTA developments

 

SPG9 Hot Food Takeaway Shops

 

E3 Design/density/scale be compatible.

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

Policy S17 states that proposals for hot food take-aways will be considered against their effects on amenity, the character of the area in which they are located, road safety and the convenience of road users.

 

Policy H2 aims to protect the amenity of existing housing areas by restrciting proposals which create adverse disturbance such as commercial intrusion through noise, smell, fumes and unacceptable parking or traffic generation.

 

Policy T6 aims to secure the safer use of the highway network by ensuring that proposals make adequate provision for traffic management, access, parking and road safety.

 

The premises are bounded to the west by two storey residential dwellings and immediately to the east by an access lane with two storey residential dwellings beyond. The close proximity of these residential dwellings would mean that the occupiers of these dwellings could well suffer disturbance through noise from visiting members of the public, extraction system noise and fumes and odours.

 

To ensure that cooking odours emitted from the premises would not cause nuisance to residential neighbours the ventilation ducting would have to terminate well above eaves level of adjacent houses. No details have been submitted, however, it is considered that a ventilation system that would need to terminate well above the roof of the existing building would be visually intrusive and harmful to the appearance of the area.

 

The premises do not have any car parking associated within the curtilage of the site. Any car borne visitors would have to park on the main road outside the premises or the surrounding streets thus conflicting with both local residents and highway users.

 

In light of the above assessment this application is considered contrary to Policies H2, S17, T6 and should therefore be refused.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Contrary to H2, S17 and T6.

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 36.

Panel Item Report

Application No:

DC/04/00272/ADV

Applicant

Primelight Advertising Ltd

Site:

Three Mile Garage

Durham Road Service Station

Durham Road

Birtley

Chester Le St

Co Durham

DH3 2PF

 

Ward:

Birtley

Proposal:

Display of internally illuminated (night only) double sided free standing display unit at entrance of garage.

Recommendation:

Permission be Refused

 

Application Type

Application to Display Adverts

 

The Application:

 

This application is for the display of an internally illuminated (night only) double sided free standing primelight display unit adjacent to the existing 'totem' sign at the BP Garage, Durham Road, Birtley. The garage is located on the peripherary of the Birtley town centre and as such is characterised by predominately retail and business uses.

 

There have been numerous past planning applications at the site. Most notably, in 2001 when a previous application for a primelight advertisement proposal was withdrawn by the applicant (Ref:880/01).

 


Consultation Responses:

 

Clerk To Birtley Town Council

Awaiting response.

 

 


Representations:

 

There have been no representations received.

 


Policies:

 

E3 Design/density/scale be compatible.

 


Assessment of the Proposal:

 

The main issues to be considered in the determination of this application are the existing levels of advertising on site and in the locality and the visual impact of the proposed advertisement.

 

Existing Signage

There are numerous adverts located within the curtilage of the garage. On the road frontage there is a 'totem' style sign, 2 x 1.5m 'payment method' signs and an additional sign advertising car wash facilities.

 

As the garage is on the peripherally of the town centre and it is characterised by businesses and retail uses there is a lot of advertising within the immediate vicinity. Directly adjacent to the garage on the other side of Durham Road there is an 'Adshel' bus shelter and directly to the south there is a 48-sheet billboard.

 

Visual Impact

The proposed sign measures 2.5m in height and 1.3m in width. It is proposed to be illuminated, although only at night. However, the style and nature of the sign means that it will become a highly visible and prominent feature. With the existing level of signs in both the immediate vicinity and surrounding locality this additional sign would detrimentally add to the existing clutter.

 

In light of the above assessment this application should therefore be refused.

 

Recommendation:

Permission be Refused

 

for the following reason(s):

 

1 Would constitute clutter

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 37.

Panel Item Report

Application No:

DC/04/00281/COU

Applicant

S Hayes

Site:

Croxdale Fast-Fit

Bensham Road

Gateshead

Tyne And Wear

NE8 1UX

 

Ward:

Bensham

Proposal:

Change of use of part of auto repair centre/shop to taxi booking office.

Recommendation:

Permission be Granted

 

Application Type

Change of Use

 

The Application:

 

The site comprises an office unit located in a vehicle repair centre set back from Bensham road. It also includes 8 of the parking spaces in the large car park at the front of the building.

 

The proposal is to use the office as a taxi booking office. The proposed operation would be for both telephone and personal bookings during the day with telephone only bookings after 5.30pm. At 5.30pm when the car repair centre shuts the gates are locked. The proposed operation is to lock the doors of the taxi booking office at this time and for the telephone operators to move into a rear room (out of sight from the outside) so that the office appears to be closed.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

Two representations have been received giving the following reasons for objection:

Already have noise from school, nursery, 2 pubs, Croxdales operation (shouting, music and generators) 2 doctors, taxis on Liddle Terrace;

High volume of traffic on surrounding streets;

Would bring problems experienced at pub at closing time (shouting, swearing, taxi horns) closer to houses;

Worked hard to selfbuild quality homes in a run down area - did not anticipate the worry of what has gone on around them.

 


Policies:

 

H2 Residential Amenity

 

R10 Uses in residential areas

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The main considerations of this case are of residential amenity and traffic implications.

 

RESIDENTIAL AMENITY

The proposed unit is inset from the boundary with the neighbouring residential properties by 6 metres and is set at a higher level. The boundary is a 1.8m close board fence. As the activity associated with the proposed operation would occur at the front of the property, it would be located either within the building or some 12 metres from the closest part of the nearest garden. During the day the activity associated with the proposal would be customers calling at the premises and taxis calling or waiting to pick up customers. It is considered that this would be imperceptible amongst the activity already associated with the existing car repair business at the site. In addition the proposed operation with no customers or vehicles calling at the premises after 5.30pm would mean that at noise sensitive times, there should be no activity to disturb neighbouring residents. However a condition would be required that the proposed method of operation is maintained at all times.

 

TRAFFIC IMPLICATIONS.

The proposal includes 8 spaces for use for taxis only. The applicant has agreed to mark these for taxi use. The remaining spaces are considered to be acceptable for the car repair site. Therefore the parking provision at this site is considered to be acceptable.

 

Recommendation:

Permission be Granted

 

subject to the following condition(s):

 

1 Mark out taxi parking

 

2 Telephone booking only between 1730-0900

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 38.

Panel Item Report

Application No:

DC/04/00284/FUL

Applicant

Alborz Ltd

Site:

Rosedale

(site Of)

North Side

Birtley

Chester Le St

Co Durham

DH3 1RD

 

Ward:

Lamesley

Proposal:

Erection of two detached dwellinghouses (plots 1 and 5) and one detached garage.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

This application arises as a consequence of the erection of a dwellinghouse which is not in accordance with approved drawings reference 1382/02.

 

A planning application for the erection of two detached dwellinghouses (plots 1 and 5) was submitted in order to regularise the situation. This application was refused (DC/03/01927/FUL) at Panel on 28 January 2004.

 

This current application proposes a compromise between what has been constructed on site and the approved drawing whilst minimising the impact on the residential amenities of the adjacent property.

 


Consultation Responses:

 

Environment Agency

Sewerage Undertaker to be consulted.

 

Clerk To Birtley Town CouncilNo observations or objections

 

Northumbrian Water LtdThe developer should make early contact with the new development team.

 

The Coal AuthorityThe property is within the zone of influence of past workings although ground movement should have ceased. The property is not within the zone of present or future workings.

 

 


Representations:

 

One letter of objection has been received. The letter gives a chronology of events in relation to this site which have led to the application which is currently being considered. The objectors concerns in relation to this application are:

 

- the approved double garage is to be living accommodation and a detached double garage proposed on land which was for visitor parking;

 

- gable width is 7.5m when it was approved at 7m thus a higher roof ridge line and blocking light to garden;

 

- proposed roof on offshot is poor design;

 

- what measures to prevent further development;

 

- more windows on existing gable than on the approved plan and the door is in the wrong place; and

 

- windows have clear glazing. what measures to ensure no further windows and windows allowed have obscure glazing.

 


Policies:

 

E3 Design/density/scale be compatible.

 

H2 Residential Amenity

 

H17 Residential amenity in new developments

 

H16 Standards in new housing

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The main planning issues are considered to be the impact on residential amenities of adjoining properties and the visual impact of the design.

 

RESIDENTIAL AMENITIES

 

PLOT 1

The plan as submitted replaces the approved integral double garage with room above with a dining room with a bedroom above in a mansard style roof. This roof style has been used to allow level access through from the main house and adequate headroom. It is considered this design would have less of an impact on the neighbouring property than the approved scheme as the ridge height of the proposal is at a lower level. Furthermore this application omits the approved forward facing roof level gable on the main house. The ambient light that would have been restricted by the approved 3.7m forward projection of the roof level gable at a height of 8m will not be restricted by the current proposal and the outlook of the occupants of Barcombe will be improved.

 

The width of the gable end facing Barcombe on the approved drawing is 7.2m whereas the proposed gable width is 7.1m thus the impact of the current proposal is no greater than that approved.

 

The approved scheme had one door from the garage and three windows, one at ground level in the side elevation facing Barcombe, all obscurely glazed. The scheme as submitted has the same number of openings but in a slightly different arrangement. This revision would have no impact on the neighbouring property. Obscure glazing of these windows can be secured by condition.

 

The double garage to plot 1 has been relocated to the other side of the access road adjacent to the boundary with the Lazy Bar Ranch in the location of the existing triple garage. It is proposed to use the existing structure but reduce it in size and replace the roof. On the approved drawing a single garage was to be located here to serve plot 5. The garage now proposed is not eroding visitor parking provision. No elevational details have been submitted however a condition could deal with this adequately.

 

The permitted development rights can be removed from the property to ensure that the local planning authority retains control over any future alterations to the property. This can be done by condition.

 

PLOT 5

The proposed dwelling for Plot 5 has changed substantially. Planning permission was granted for a two-storey dwelling with a room in the roof space. In addition a single flat roofed detached garage was approved near to the boundary with the Lazy Bar Ranch on the site of the existing garage block. Subsequently permission was refused for a two storey dwelling of greater mass, with four bedrooms and two bathrooms on the first floor, with a games room and store in the roof space with a double detached garage less than two metres from the adjacent bungalow.

 

The proposal now being considered is a two storey four bedroomed dwelling with integral garage and a conservatory to the rear. There is a balcony to the front elevation first floor master bedroom window above the bay window. This detail is not acceptable as it may result in overlooking and should be omitted from the scheme.

 

An amended drawing is required indicating the omission of the balcony. The agent has been requested to supply this and it is anticipated that a recommendation will be made on the update.

 

VISUAL IMPACT

PLOT 1

Whilst the proposed mansard roof above the garage is bulky and positioned to the front of the house, it is not an element of the proposal which could be resisted in design grounds. The site is self contained and well screened from North Side and the appearance of the garage roof would not harm the wider amenities of the area.

 

PLOT 5

The house type proposed on plot 5 is the same as that approved for plot 4 but handed. This house type would not be out of place in this development.

 

Taking all the relevant issues into account it is therefore considered that the proposal would not have a detrimental impact on the appearance of the area and on the residential amenities of adjacent properties subject to the omission of the balcony to plot 5. The agent has been requested to submit an amended drawing and it is anticipated that this will be received enabling a recommendation to be made on the update.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 39.

Panel Item Report

Application No:

DC/04/00286/REM

Applicant

Housing 21

Site:

St James Road Redevelopment

Park Road

Old Fold

Gateshead

Tyne And Wear

NE8 3HL

 

Ward:

Bede

Proposal:

Erection of 17 bungalows for elderly and wheelchair users along with associated car parking and landscaping

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Approval of Reserved Matters

 

The Application:

 

Housing 21 has recently received planning permission for a 40 bed very sheltered accommodation fronting onto Park Road.

 

This application has been made by Housing 21 and is to erect 17 bungalows for elderly and wheelchair users on the part of the St James development site to the rear of the very sheltered accommodation.

 


Consultation Responses:

 

Group Director, Local Environmental Services

Comments awaited

 

The Coal AuthorityComments awaited

 

Northumbrian Water LtdComments awaited

 

Northumbria PoliceComments awaited

 

 


Representations:

 

No representations have been received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

PPG3 Housing

 

H16 Standards in new housing

 

H17 Residential amenity in new developments

 

H2 Residential Amenity

 

T6 Measures to secure safer use of highway

 


Assessment of the Proposal:

 

The main planning issues are considered to be the visual impact on the street scene, highways and the impact on residential amenities.

 

The application has only recently been received and is being considered. The responses of the Statutory Consultees are outstanding.

 

It is anticipated that a recommendation will be made on the update.

 

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 40.

Panel Item Report

Application No:

DC/04/00298/FUL

Applicant

Mr J S Boyd

Site:

J.S.B. (metals) Ltd

Factory Road

Blaydon On Tyne

Tyne And Wear

NE21 5RU

 

Ward:

Blaydon

Proposal:

Installation of new mobile processor machine.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Full Application

 

The Application:

 

JSB Metals is a metal recycling yard. It presently takes in white goods,(in addition to other metals) but these are finally processed off-site. As a result of new environmental legislation which is due to come into force later this year, white goods need to be properly processed as part of their recycling. Accordingly, in order to respond to this legislation, the applicant wishes to acquire the necessary plant which would undertake this process.

 

White goods (excluding fridges) will be loaded into the machine by means of a crane. The machine can also process aluminium. The machine will break up these white goods into small pieces of steel scrap and separate the steel from the non-ferrous material. Both the steel and non- ferrous material will then be taken off-site to home and export markets. Waste products such as wires and plugs are also recyclable, so can be sold on.

 

The machine will cover a footprint some 22.6m in length and 7.9m in width. It will comprise of an infeed chute (the tallest element at 7.55m high), a motor, large drum, oscillator, magnetic drum and ferrous and non-ferrous conveyors. It will be located adjacent to the northern gable of the site's two storey office/warehouse building, with the chute sitting just marginally below the height of the roof ridge. Not only will the machine therefore be largely screened by the building, but it will also be enclosed on three sides by block walls, which are intended also to contribute towards sound attenuation. The machine can process approximately 10 tonnes of waste per hour, and it is envisaged that it will handle approximately 1000 tonnes per month.

 

As a result of acquiring this machine, the company foresee that it could lead to the creation of an additional four permanent jobs.

 

 

 

 

 


Consultation Responses:

 

Environment Agency

Awaited

 

Northumbrian Water LtdAwaited

 

Northern Electric Distribution LtdInformation provided on location of apparatus.

 

 


Representations:

 

None received.

 


Policies:

 

E3 Design/density/scale be compatible.

 

E15 Tyne Recreational Route

 

E55 Noise generating development

 

M25 promote recycling

 

R6 Primary Employment Area

 

R20 Design of new dev. for employment uses

 

M26 scrap yards

 


Assessment of the Proposal:

 

The main planning issues are considered to be compliance with the development plan, visual amenity, impact on highway safety, and noise.

 

DEVELOPMENT PLAN

This is an established metal recycling site which lies within the Blaydon Haughs industrial estate, a primary employment area. The proposed development therefore accords with UDP policy R6. Furthermore, as it is for recycling, it complies with UDP policy M25 which promotes the recycling of all waste materials. UDP policy M26 aims to ensure that such sites do not unacceptably affect the amenities of an area. In this respect, subject to the necessary controls as noted below, the proposal should accord with this policy.

 

VISUAL AMENITY

The proposed machine will be tucked away behind the main building on the site. The premises adjacent to the side of the site on which it will be placed is a large open timber yard. A 2m high wall separates the two sites. This will not give visual screening of the machine from the northern part of the timberyard, but the building will screen it from a good part of the site. The proposed block walls around the machine will however add visual screening for the bulk of the machine, and will also help with sound attenuation. The building associated with the adjacent premises on the eastern side of the site itself screens this site, and therefore, the machine will not affect the visual amenities of that site. The building on the application site will provide an effective screen to the machine when viewed from the Factory Road area outside of the site. The machine will therefore not adversely affect the visual amenity of the surrounding area.

 

HIGHWAY IMPLICATIONS

The white goods which the machine will process are already handled by the site, being delivered mid-week by the landfill operators from municipal tips. Accordingly, the number of vehicular trips will not increase. Car parking spaces exist within the site to accommodate staff parking near to the site entrance. A consultation response on this aspect of the proposal is presently awaited.

 

NOISE

Noise data associated with the machine has been submitted to the Council and is presently being considered. The construction of block boundary walls at a height to be agreed will help to ameliorate noise emanating from the machine, and the noisiest element, the diesel motor, will itself be enclosed by walls on three sides and with a roof. Planning conditions may be suggested to ensure that noise levels are controlled.

 

CONCLUSION

Whilst it would appear that the proposal is likely to be acceptable in principle, there is presently a need to await the outcome of consultation responses to ensure that the amenities and highway safety of the general area will not be adversely affected by the development . It is therefore recommended that a decision on the application be deferred pending the outcome of this advice.

 

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


REPORT NO 41.

Panel Item Report

Application No:

DC/04/00323/LBC

Applicant

Gateshead Council

Site:

Gateshead Cenotaph

Corner Of Prince Consort Road/Durham Road

Gateshead

Tyne And Wear

NE8 4EL

 

Ward:

Saltwell

Proposal:

LISTED BUILDING CONSENT: Attachment of bronze rails to war memorial.

Recommendation:

Defer - an Update Report may be presented to the Panel

 

Application Type

Listed Building Consent

 

The Application:

 

This application is for the addition of bronze rails into a bed joint of the Cenotaph, located opposite the Shipley Art Gallery.

 

Currently the Cenotaph has a temporary styled wire around it used for hanging the poppy wreaths. This looks unsightly and is in poor repair. The addition of bronze rails is intended to provide a more permanent and neater solution, while being temporary enough in design to only effect the mortar course and not the stonework.

 


Consultation Responses:

 

No consultations required

 


Representations:

 

No representations have been made.

 


Policies:

 

E11 Protection of Listed Buildings

 


Assessment of the Proposal:

 

It is considered that the main issue to be considered is the effect on the listed structure.

 

The details of the design and the appropriateness of the fixings proposed are currently being assessed and as such, the application should be deferred.

 

Recommendation:

Defer

 

- an Update Report may be presented to the Panel.

 

  

 

 

 

 

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 This map is based upon Ordnance Survey material with the permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Gateshead Council. Licence Number LA07618X

 

 


 

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