Revised plans for 102 Painswick Road
We commented a year ago on the original application (20/00583/FUL)- see below on this page. This revised scheme is boradly simillar but we commented thus:
"We noted the conditions that the council applied in giving permission to the previous scheme and especially Condition 10 concerning landscaping and planting, and Condition 11 re tree protection. We ask that you ensure that these same conditions are also attached to any consent you may give to the revised plan.
In respect of the revised appliation, we welcome two changes to the approved plan: adding a 6kW solar array to one roof and making the other roof a green (sedum) roof.
Adrian Phillips MRTPI (Retd), FLI - on behalf of the St Philip and St James Area Residents' Association"
We commented a year ago on the original application (20/00583/FUL)- see below on this page. This revised scheme is boradly simillar but we commented thus:
"We noted the conditions that the council applied in giving permission to the previous scheme and especially Condition 10 concerning landscaping and planting, and Condition 11 re tree protection. We ask that you ensure that these same conditions are also attached to any consent you may give to the revised plan.
In respect of the revised appliation, we welcome two changes to the approved plan: adding a 6kW solar array to one roof and making the other roof a green (sedum) roof.
Adrian Phillips MRTPI (Retd), FLI - on behalf of the St Philip and St James Area Residents' Association"
February 2021: Two new applications, one we support and one we oppose ...
5 Painswick Road 21/00267/FUL: Extension and minor alterations to listed building
We said: " The St Philip and St James Area Residents' Association support this application. It is a sensitive proposal affecting a listed building that will remove some ugly additions, restore period features and at the same time meet the owner's need for garaging and internal remodelling . The documentation is very professional."
Cleevely Motors Ltd Andover Street 21/00287/FUL: Change of use from garage workshop to a two bed townhouse with integral garage (revised application to previously approved scheme
We said: "I am writing on behalf of the St Philip and St James Area Residents' Association.
This is a revised scheme. We were critical of the poor design of the previous version.
We appreciate that - as the council has agreed to this development in principle - there is little that can now be done to improve matters. But we consider this scheme will not be an asset in a conservation area. In particular, the details of the street elevation - i.e. the entrance to the property - look poor and will give a cheap appearance. The documentation is very un-professional."
5 Painswick Road 21/00267/FUL: Extension and minor alterations to listed building
We said: " The St Philip and St James Area Residents' Association support this application. It is a sensitive proposal affecting a listed building that will remove some ugly additions, restore period features and at the same time meet the owner's need for garaging and internal remodelling . The documentation is very professional."
Cleevely Motors Ltd Andover Street 21/00287/FUL: Change of use from garage workshop to a two bed townhouse with integral garage (revised application to previously approved scheme
We said: "I am writing on behalf of the St Philip and St James Area Residents' Association.
This is a revised scheme. We were critical of the poor design of the previous version.
We appreciate that - as the council has agreed to this development in principle - there is little that can now be done to improve matters. But we consider this scheme will not be an asset in a conservation area. In particular, the details of the street elevation - i.e. the entrance to the property - look poor and will give a cheap appearance. The documentation is very un-professional."
November 2020: Can we save the little wildlife oasis off Norwood Road?
We have used the opportunity given by a current planning application to see if we can persuade the Council to help save a little area of wild vegetation beside Norwood Road, see below ....
20/01831/FUL | Creation of separate basement flat within existing dwelling | 7 Suffolk Street Cheltenham Gloucestershire GL50 2DH
These comments are sent on behalf of the St Philip and St James Area Residents’ Association (SPJARA).
We have no objection to this proposal and indeed welcome the fact this conspicuous, end-of-terrace building, which has been a neglected eyesore, is now being restored and cared for. However, the sub-division through the creation of a separate ground floor flat strikes us as unnecessary as the whole house would make a reasonable family home with access to its own garden.
We wish though to flag up a matter of concern. To the immediate west of the house and its garden, and separated from it be an alleyway, is a small triangular area of land which we understand also belongs to the owner of no. 7. No plans for it are submitted with this application but we have heard that he is considering using it for car parking. This area has grown wild and has become a haven for wildlife – nothing spectacular of course, but common birds that are now in decline elsewhere, like sparrows, blackbirds and various tits. The Russian vine and buddleia are much visited by bees and other pollinators. Just because it has been the subject of benign neglect, it has developed a modest wildlife value that is rare in the centre of our town. A number of residents have commented on the pleasure they get from seeing this wild area and hearing the birds in it.
Our residents’ group have taken in hand several other areas of neglected land and managed them for community benefit. If this plot of land were to become available, we believe there would be local support to manage it as a small piece of wild nature.
We accept that the owner has a complete right to seek to develop the area for parking or other purposes, but to do so he would of course require planning consent. Our request is that the local planning authority should advise him that he does not need to clear the land prior to making an application. Should he decide to submit a proposal in due course, it can be determined it on its own merits and the existence of the vegetation there will not prejudice his case. But if the applicant's plans fail to secure approval, the way would then be open for us to discuss with him an alternative use of the land, which might be more beneficial to the community.
STOP PRESS Spring 2021 - the owner responded to our message above and we have been in friendly discussions with him about how we might manage the triangle in order to keep vegetation away from the pavement. While there can be no long term guarantee over the future of this area, he has no immediate plans to do anything with it, so - in the short term at least - the sparrows seem to be safe.
20/01831/FUL | Creation of separate basement flat within existing dwelling | 7 Suffolk Street Cheltenham Gloucestershire GL50 2DH
These comments are sent on behalf of the St Philip and St James Area Residents’ Association (SPJARA).
We have no objection to this proposal and indeed welcome the fact this conspicuous, end-of-terrace building, which has been a neglected eyesore, is now being restored and cared for. However, the sub-division through the creation of a separate ground floor flat strikes us as unnecessary as the whole house would make a reasonable family home with access to its own garden.
We wish though to flag up a matter of concern. To the immediate west of the house and its garden, and separated from it be an alleyway, is a small triangular area of land which we understand also belongs to the owner of no. 7. No plans for it are submitted with this application but we have heard that he is considering using it for car parking. This area has grown wild and has become a haven for wildlife – nothing spectacular of course, but common birds that are now in decline elsewhere, like sparrows, blackbirds and various tits. The Russian vine and buddleia are much visited by bees and other pollinators. Just because it has been the subject of benign neglect, it has developed a modest wildlife value that is rare in the centre of our town. A number of residents have commented on the pleasure they get from seeing this wild area and hearing the birds in it.
Our residents’ group have taken in hand several other areas of neglected land and managed them for community benefit. If this plot of land were to become available, we believe there would be local support to manage it as a small piece of wild nature.
We accept that the owner has a complete right to seek to develop the area for parking or other purposes, but to do so he would of course require planning consent. Our request is that the local planning authority should advise him that he does not need to clear the land prior to making an application. Should he decide to submit a proposal in due course, it can be determined it on its own merits and the existence of the vegetation there will not prejudice his case. But if the applicant's plans fail to secure approval, the way would then be open for us to discuss with him an alternative use of the land, which might be more beneficial to the community.
STOP PRESS Spring 2021 - the owner responded to our message above and we have been in friendly discussions with him about how we might manage the triangle in order to keep vegetation away from the pavement. While there can be no long term guarantee over the future of this area, he has no immediate plans to do anything with it, so - in the short term at least - the sparrows seem to be safe.
October 2020: We comment on the revised plans for outside Pip and Jim's church
Planning Application 20/01879/FUL | Improvement to the grounds of St Phillips and St James Church (revised application to 17/00779/FUL) | St Phillips And St James Church Grafton Road Cheltenham Gloucestershire GL50 2DD
Comments by the St Philip and St James Area Residents’ Association (SPJARA)
We are the local residents’ association for the streets around St Philip and St James’s Church (for more detail, see www.spjara.org.uk).
The following comments are made on behalf of SPJARA having been agreed by the committee.
Please note that we commented on the previous application in 2017.
--------------------------------------------
Most of the elements of the earlier scheme – which we broadly supported – have been retained. However, some relatively minor changes will certainly affect the area’s appearance:
- revised planting plans
- different, less varied surfacing in places
- the removal of seating
- ‘art’ elements removed
- tarmac instead of blocked paving in Brandon Terrace Lane
We understand that these changes have been introduced to reduce costs and appreciate the necessity for this. In fact, a slightly simpler, less fussy design is in line with one of our own comments on the original scheme. However, the effect may now be less of a ‘plaza’ and more of a car park.
There are two aspects of the revised scheme which we consider unsatisfactory:
Surfacing of Brandon Terrace Lane
In the original, the surfacing was to be in concrete Tegula-style setts. All that remains of that surface will be immediately in front of the west door of the church. Using tarmac elsewhere between the plaza and the church will give the impression that this is a “normal” road crossed by a pedestrian access route to the church. In fact, Brandon Terrace Lane is a quiet “back lane”, most of it not made-up at all. We do not want the road surface to attract drivers using this as a short cut round the limited access to Painswick Road from Grafton Road. If setts are too expensive to use, then we would ask that other options (e.g. gravel, resin bonding or gravel rolled into tar) be used instead, which will lead more naturally to the gravel and partially grassed lane to the north. Whatever surface is used, it should be porous to reduce run off.
Trees
In our comments on the previous application, we argued for an additional tree to be planted beside the entrance of Grafton Road. We said:
“We are disappointed that the scheme did not pick up the existing avenue effect of Grafton Road as something that should be respected and replicated …… Surprisingly, the design analysis makes no mention of it.
We think that the existence of this avenue makes a strong case for the planting of two new trees beside Grafton Road. These should be planted on either side of the entrance, not just one as proposed to the right, and for both trees to be seen as a contribution to the avenue of street trees.
The one tree proposed is described thus: “A new fastigiate Tulip tree as a feature by the corner of Brandon Lane to frame the view of the church from Grafton Road and provide seasonal interest - without growing wide enough to obscure the view or foul the road”. The second tree should be the same”
The Council’s own local character study of this area[1] says:
“There is a strong presence of mature tree-lined streets throughout the character area, particularly evident around The Park and along Painswick Road, Moorend Park Road, Gratton Road, Grafton Road and Shurdington Road……. Along with enhancing character and appearance, trees perform another important function in screening properties from public space, acting as a ‘soft’ boundary treatment, establishing enclosure and privacy”.
We were therefore disappointed that the council did not respond to our suggestion when it gave approval to the first application. As the scheme will now appear rather more as a car park than a public space, the case for an additional tree to reduce the effect of hard surfacing is all the greater. We ask that the council require that it be planted as a condition of approval. We understand that the applicants would agree to this suggestion and we have offered to contribute to the costs of buying an additional tree.
Adrian Phillips MRTPI (retd), FLI
13 November 2020
[1] Central Conservation Area Character Appraisals and Management Plans, no.9: The Park, page 25, para. 5.35
Planning Application 20/01879/FUL | Improvement to the grounds of St Phillips and St James Church (revised application to 17/00779/FUL) | St Phillips And St James Church Grafton Road Cheltenham Gloucestershire GL50 2DD
Comments by the St Philip and St James Area Residents’ Association (SPJARA)
We are the local residents’ association for the streets around St Philip and St James’s Church (for more detail, see www.spjara.org.uk).
The following comments are made on behalf of SPJARA having been agreed by the committee.
Please note that we commented on the previous application in 2017.
--------------------------------------------
Most of the elements of the earlier scheme – which we broadly supported – have been retained. However, some relatively minor changes will certainly affect the area’s appearance:
- revised planting plans
- different, less varied surfacing in places
- the removal of seating
- ‘art’ elements removed
- tarmac instead of blocked paving in Brandon Terrace Lane
We understand that these changes have been introduced to reduce costs and appreciate the necessity for this. In fact, a slightly simpler, less fussy design is in line with one of our own comments on the original scheme. However, the effect may now be less of a ‘plaza’ and more of a car park.
There are two aspects of the revised scheme which we consider unsatisfactory:
Surfacing of Brandon Terrace Lane
In the original, the surfacing was to be in concrete Tegula-style setts. All that remains of that surface will be immediately in front of the west door of the church. Using tarmac elsewhere between the plaza and the church will give the impression that this is a “normal” road crossed by a pedestrian access route to the church. In fact, Brandon Terrace Lane is a quiet “back lane”, most of it not made-up at all. We do not want the road surface to attract drivers using this as a short cut round the limited access to Painswick Road from Grafton Road. If setts are too expensive to use, then we would ask that other options (e.g. gravel, resin bonding or gravel rolled into tar) be used instead, which will lead more naturally to the gravel and partially grassed lane to the north. Whatever surface is used, it should be porous to reduce run off.
Trees
In our comments on the previous application, we argued for an additional tree to be planted beside the entrance of Grafton Road. We said:
“We are disappointed that the scheme did not pick up the existing avenue effect of Grafton Road as something that should be respected and replicated …… Surprisingly, the design analysis makes no mention of it.
We think that the existence of this avenue makes a strong case for the planting of two new trees beside Grafton Road. These should be planted on either side of the entrance, not just one as proposed to the right, and for both trees to be seen as a contribution to the avenue of street trees.
The one tree proposed is described thus: “A new fastigiate Tulip tree as a feature by the corner of Brandon Lane to frame the view of the church from Grafton Road and provide seasonal interest - without growing wide enough to obscure the view or foul the road”. The second tree should be the same”
The Council’s own local character study of this area[1] says:
“There is a strong presence of mature tree-lined streets throughout the character area, particularly evident around The Park and along Painswick Road, Moorend Park Road, Gratton Road, Grafton Road and Shurdington Road……. Along with enhancing character and appearance, trees perform another important function in screening properties from public space, acting as a ‘soft’ boundary treatment, establishing enclosure and privacy”.
We were therefore disappointed that the council did not respond to our suggestion when it gave approval to the first application. As the scheme will now appear rather more as a car park than a public space, the case for an additional tree to reduce the effect of hard surfacing is all the greater. We ask that the council require that it be planted as a condition of approval. We understand that the applicants would agree to this suggestion and we have offered to contribute to the costs of buying an additional tree.
Adrian Phillips MRTPI (retd), FLI
13 November 2020
[1] Central Conservation Area Character Appraisals and Management Plans, no.9: The Park, page 25, para. 5.35
March, April and July 2020: Approval given for proposed extension in Tryes Road
We objected to the revised scheme but it was approved by the Planning Committee on 20 August 2020
Original scheme
20/00326/FUL, affecting Mendip, Tryes Road Cheltenham (Proposed first floor rear extension, single storey side extension and alterations including new garden wall, replacement windows and re-rendering):
We commented thus:
We are concerned that the proposed two storey extension at the rear of the building will have a considerable impact on the amenities currently enjoyed by the immediate neighbours in Tryes Road and Painswick Road. In particular it will dominate views, overshadow gardens and reduce sunlight. A more modest scheme would be acceptable.
Revised scheme
The scheme was since amended but we maintained our objections with these comments sent on 16 April 2020:
I understand that you will be taking a decision on this application, possibly tomorrow as indicated by the website deadline.
The St Philip and St James Area Residents' Association (SPJARA) objected to the original scheme and we wish to maintain our objection to the revised scheme though we are aware of the officer's recommendations to approve it.
In our original comments we said: "We are concerned that the proposed two storey extension at the rear of the building will have a considerable impact on the amenities currently enjoyed by the immediate neighbours in Tryes Road and Painswick Road. In particular it will dominate views, overshadow gardens and reduce sunlight. A more modest scheme would be acceptable"
The revised scheme does slightly reduce the impact of the extension on the immediate neighbours in Tryes Road, though we understand that they still feel the new build will have an overpowering impact on them: their living room and patio will still be much affected by loss of light and overshadowing and their garden by a loss of privacy. Furthermore, the alteration to the original proposals do nothing to reduce the impact on neighbours equally affected in 88 Painswick Road. For these reasons we are objecting to this new scheme too.
We note too from the areal photographs that the proposed extension is not matched by similar extensions along Tryes Road to the east.
We understand that during the current lockdown, council planners may not be able to hold meetings in person of the planning committee to consider cases like this. Given the opposition of affected neighbours and of ourselves to this application, and also the practical difficulties of arranging site visits during the lockdown, we feel that officers should either refuse this application or seek an extension with the agreement of the applicants until such time as the committee can meet to consider it. This is indicated as a possible approach in the DCLG advice of March 2020 on COVID-19 and planning permissions:
We recognise that there may be circumstances where a local planning authority is unable to consider a permitted development prior approval application within the deemed consent period. It remains important to prioritise these so important economic activity can continue. In these exceptional circumstances the authority can, if necessary, seek to agree an extended approval date with the applicant. Where agreement cannot be reached an authority may need to consider whether prior approval is refused if the application cannot be considered with the requisite attention.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA
the scheme was then further amended (FUL 20/01004) - these are our latest comments submitted on 14 July 2020:
We have examined the new scheme. We recognise that there have been some changes that will marginally reduce the impact of the new build on the immediate neighbours but we do not consider that this is sufficient to justify our withdrawing our previous objections. We also consider that the resulting design solution is unlikely to be aesthetically pleasing or suitable as an addition in a conservation area.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA
We objected to the revised scheme but it was approved by the Planning Committee on 20 August 2020
Original scheme
20/00326/FUL, affecting Mendip, Tryes Road Cheltenham (Proposed first floor rear extension, single storey side extension and alterations including new garden wall, replacement windows and re-rendering):
We commented thus:
We are concerned that the proposed two storey extension at the rear of the building will have a considerable impact on the amenities currently enjoyed by the immediate neighbours in Tryes Road and Painswick Road. In particular it will dominate views, overshadow gardens and reduce sunlight. A more modest scheme would be acceptable.
Revised scheme
The scheme was since amended but we maintained our objections with these comments sent on 16 April 2020:
I understand that you will be taking a decision on this application, possibly tomorrow as indicated by the website deadline.
The St Philip and St James Area Residents' Association (SPJARA) objected to the original scheme and we wish to maintain our objection to the revised scheme though we are aware of the officer's recommendations to approve it.
In our original comments we said: "We are concerned that the proposed two storey extension at the rear of the building will have a considerable impact on the amenities currently enjoyed by the immediate neighbours in Tryes Road and Painswick Road. In particular it will dominate views, overshadow gardens and reduce sunlight. A more modest scheme would be acceptable"
The revised scheme does slightly reduce the impact of the extension on the immediate neighbours in Tryes Road, though we understand that they still feel the new build will have an overpowering impact on them: their living room and patio will still be much affected by loss of light and overshadowing and their garden by a loss of privacy. Furthermore, the alteration to the original proposals do nothing to reduce the impact on neighbours equally affected in 88 Painswick Road. For these reasons we are objecting to this new scheme too.
We note too from the areal photographs that the proposed extension is not matched by similar extensions along Tryes Road to the east.
We understand that during the current lockdown, council planners may not be able to hold meetings in person of the planning committee to consider cases like this. Given the opposition of affected neighbours and of ourselves to this application, and also the practical difficulties of arranging site visits during the lockdown, we feel that officers should either refuse this application or seek an extension with the agreement of the applicants until such time as the committee can meet to consider it. This is indicated as a possible approach in the DCLG advice of March 2020 on COVID-19 and planning permissions:
We recognise that there may be circumstances where a local planning authority is unable to consider a permitted development prior approval application within the deemed consent period. It remains important to prioritise these so important economic activity can continue. In these exceptional circumstances the authority can, if necessary, seek to agree an extended approval date with the applicant. Where agreement cannot be reached an authority may need to consider whether prior approval is refused if the application cannot be considered with the requisite attention.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA
the scheme was then further amended (FUL 20/01004) - these are our latest comments submitted on 14 July 2020:
We have examined the new scheme. We recognise that there have been some changes that will marginally reduce the impact of the new build on the immediate neighbours but we do not consider that this is sufficient to justify our withdrawing our previous objections. We also consider that the resulting design solution is unlikely to be aesthetically pleasing or suitable as an addition in a conservation area.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA
April 2020 - we like the new house proposed for 102 Painswick Road
This is what we told the Council:
20/00583/FUL | Erection of a single storey dwelling with soft and hard landscaping and other associated works. | Dolder House 102 Painswick Road Cheltenham Gloucestershire GL50 2EY
Comments from the St Philip and St James Area Residents’ Association
General comments
In considering this proposal, we have first addressed these questions:
• Is the current plot large enough to support a second home?
• Will the new modern design of the proposed single storey building clash with the arts and crafts style properties nearby and the character of Painswick Road and this part of the Central Conservation Area?
• Will any attractive trees be felled?
• Does this house meet the new standards for energy conservation, biodiversity protection that the Council itself has set?
We consider the plot is large enough to accommodate a small house without damage to the character of the area, especially as the house will be largely hidden by the existing wall to Painswick Road and Shurdington Road. Its retention will be key to making sure the new house has a minimal impact. However, we note that the applicants’ architects have been given informal pre-application advice to reduce the footprint of the new building to minimise the loss of garden space. The architects have responded with a very modest modification (reducing the footprint from 138m2 to 132m2). (In making this and the following comment, we are aware of the planning policies that apply here).
Generally, we feel the new house will not detract from the quality of the existing Arts and Crafts house at no. 102, nor from that of five others of similar style nearby, as it will be of low-key, discreet appearance and only partly visible from the street. Nor do we think it will adversely affect Painswick Road and this part of the Central Conservation Area.
We appreciate the need to fell the remaining large leylandii overlooking Shurdington Road. Though this will lead to noticeable loss of trees in the street scene in the short term, these trees are of little value in biodiversity terms. There is a good tree survey and planting scheme among the plans, which should be adhered to.
There are suggestions (they need strengthening) that the design will be energy efficient, may use air source heating and will incorporate a sedum roof. It is essential that it meets standards that match the Council’s commitment to zero net carbon by 2030. Hard standing should be permeable to reduce run off.
Comparison with recent planning applications affecting 99 Painswick Road
Eighteen months ago, we strongly objected to the initial plans for building a new house in the garden of 99 Painswick Road (18/02038/FUL). Because there appears to be some similarity between that case and 102 Painswick Road, we have considered how they compare and how to ensure that we are consistent in our comments.
As was the case with 99, this proposal is for a new building in part of the garden of a house that forms one of a group of six, all built in attractive Arts and Craft style in the 1920s, and all with ample-sized gardens (though 102 is of a more conventionally inter-war style than numbers 97 and 99). The whole of Painswick Road is within the Cheltenham Central Conservation Area and the Park Character area (covered by a Character Appraisal and Management Plan, July 2008).
In respect of the first proposal for no. 99, we objected to the new development proposed in the garden of that house on several grounds:
1. The design of the proposed new building would be out of keeping with the quality of this part of the Conservation Area.
2. Construction would involve the loss of a large part of the garden, which contributes to the character of the area.
3. Permission for the development in a garden would set a precedent that would threaten similar gardens nearby
4. The building would intrude on the privacy of the neighbours.
5. The proposal would conflict with policies in the Conservation Area Management Plan and the Cheltenham Local Plan.
We have compiled a table to show how the two proposals compare:
Grounds for objection 99 Painswick Road 102 Painswick Road
102: Good design for a single storey house
102: Considerable but not very visible and little public impact
102: Sets precedent, though less markedly so
102: Minimal impact
102:Some conflict but not visible
Summary of SPJARA’s views
• We do not object in principle to this development.
• We consider that the circumstances here differ greatly from those that arose in connections with the first application relating to no. 99.
• The planning authority should require that the new house should be built:
o to the highest standards (Passivhaus if possible) in terms of energy conservation and use of renewable energy, in line with Council’s own declared policy to be net carbon neutral by 2030,
o with a green roof planted and managed to maximise biodiversity gain,
o with permeable surfaces around it so as to minimise rainwater run-off.
• The implementation of the tree planting and root protection plans should be a condition of consent.
• The architect could go further in responding to the planner’s legitimate request to reduce the footprint of the new building.
• The retention and maintenance of the boundary wall to Painswick and Shurdington Roads should be an explicit condition of approval.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA - 17 April 2020
Update June 2020: The plans were approved with conditions relating to the wall, the trees and root protection as we had recommended.
This is what we told the Council:
20/00583/FUL | Erection of a single storey dwelling with soft and hard landscaping and other associated works. | Dolder House 102 Painswick Road Cheltenham Gloucestershire GL50 2EY
Comments from the St Philip and St James Area Residents’ Association
General comments
In considering this proposal, we have first addressed these questions:
• Is the current plot large enough to support a second home?
• Will the new modern design of the proposed single storey building clash with the arts and crafts style properties nearby and the character of Painswick Road and this part of the Central Conservation Area?
• Will any attractive trees be felled?
• Does this house meet the new standards for energy conservation, biodiversity protection that the Council itself has set?
We consider the plot is large enough to accommodate a small house without damage to the character of the area, especially as the house will be largely hidden by the existing wall to Painswick Road and Shurdington Road. Its retention will be key to making sure the new house has a minimal impact. However, we note that the applicants’ architects have been given informal pre-application advice to reduce the footprint of the new building to minimise the loss of garden space. The architects have responded with a very modest modification (reducing the footprint from 138m2 to 132m2). (In making this and the following comment, we are aware of the planning policies that apply here).
Generally, we feel the new house will not detract from the quality of the existing Arts and Crafts house at no. 102, nor from that of five others of similar style nearby, as it will be of low-key, discreet appearance and only partly visible from the street. Nor do we think it will adversely affect Painswick Road and this part of the Central Conservation Area.
We appreciate the need to fell the remaining large leylandii overlooking Shurdington Road. Though this will lead to noticeable loss of trees in the street scene in the short term, these trees are of little value in biodiversity terms. There is a good tree survey and planting scheme among the plans, which should be adhered to.
There are suggestions (they need strengthening) that the design will be energy efficient, may use air source heating and will incorporate a sedum roof. It is essential that it meets standards that match the Council’s commitment to zero net carbon by 2030. Hard standing should be permeable to reduce run off.
Comparison with recent planning applications affecting 99 Painswick Road
Eighteen months ago, we strongly objected to the initial plans for building a new house in the garden of 99 Painswick Road (18/02038/FUL). Because there appears to be some similarity between that case and 102 Painswick Road, we have considered how they compare and how to ensure that we are consistent in our comments.
As was the case with 99, this proposal is for a new building in part of the garden of a house that forms one of a group of six, all built in attractive Arts and Craft style in the 1920s, and all with ample-sized gardens (though 102 is of a more conventionally inter-war style than numbers 97 and 99). The whole of Painswick Road is within the Cheltenham Central Conservation Area and the Park Character area (covered by a Character Appraisal and Management Plan, July 2008).
In respect of the first proposal for no. 99, we objected to the new development proposed in the garden of that house on several grounds:
1. The design of the proposed new building would be out of keeping with the quality of this part of the Conservation Area.
2. Construction would involve the loss of a large part of the garden, which contributes to the character of the area.
3. Permission for the development in a garden would set a precedent that would threaten similar gardens nearby
4. The building would intrude on the privacy of the neighbours.
5. The proposal would conflict with policies in the Conservation Area Management Plan and the Cheltenham Local Plan.
We have compiled a table to show how the two proposals compare:
Grounds for objection 99 Painswick Road 102 Painswick Road
- Design (first design)
102: Good design for a single storey house
- Loss of garden
102: Considerable but not very visible and little public impact
- Precedent
102: Sets precedent, though less markedly so
- Impacts neighbours
102: Minimal impact
- Conflicts with planning policies on i) respecting local character, and ii) loss of gardens and subdivision
102:Some conflict but not visible
Summary of SPJARA’s views
• We do not object in principle to this development.
• We consider that the circumstances here differ greatly from those that arose in connections with the first application relating to no. 99.
• The planning authority should require that the new house should be built:
o to the highest standards (Passivhaus if possible) in terms of energy conservation and use of renewable energy, in line with Council’s own declared policy to be net carbon neutral by 2030,
o with a green roof planted and managed to maximise biodiversity gain,
o with permeable surfaces around it so as to minimise rainwater run-off.
• The implementation of the tree planting and root protection plans should be a condition of consent.
• The architect could go further in responding to the planner’s legitimate request to reduce the footprint of the new building.
• The retention and maintenance of the boundary wall to Painswick and Shurdington Roads should be an explicit condition of approval.
Adrian Phillips MRTPI (rtd), FLI on behalf of SPJARA - 17 April 2020
Update June 2020: The plans were approved with conditions relating to the wall, the trees and root protection as we had recommended.
