April 2018: New Development in Andover Walk
The following comments were made on behalf of the St Philip and St James Area Residents' Association in connection with planning application no 18/00410/FUL. This is an application for the demolition of all buildings on site and erection of three two-storey dwellings (The Bungalow Andover Walk Cheltenham Gloucestershire GL50 2QY).
We consider that the erection of these three new townhouses in place of the existing bungalow and garage is acceptable in principle. The bungalow is of no special architectural merit and the proposal will have the net effect of adding two much-needed new homes.
We note that no provision is made for off-street parking. However, this is in a control zone and there are usually free spaces in the street for parking. In our view, the on-street provision for car parking is acceptable.
We consider the contemporary design proposed for this short terrace is appropriate, and agree that the houses will look more suitable for a mews setting if they are brought forward to the street line as planned. While the drawings shown here are not particularly exciting, neither are they intrusive. The choice of materials will be critical.
We note the potential impact of this proposal on the recently approved two storey building behind it (in fact we commented on that scheme that we thought a two storey structure there was wrong). It seems that the applicant of the current scheme recognises that this new development could impact on the neighbouring building and has taken appropriate measures (e.g. in the respect of the positioning of windows) to avoid this. The planning authority will need to check that this is so and require adjustments if there is any doubt.
The following comments were made on behalf of the St Philip and St James Area Residents' Association in connection with planning application no 18/00410/FUL. This is an application for the demolition of all buildings on site and erection of three two-storey dwellings (The Bungalow Andover Walk Cheltenham Gloucestershire GL50 2QY).
We consider that the erection of these three new townhouses in place of the existing bungalow and garage is acceptable in principle. The bungalow is of no special architectural merit and the proposal will have the net effect of adding two much-needed new homes.
We note that no provision is made for off-street parking. However, this is in a control zone and there are usually free spaces in the street for parking. In our view, the on-street provision for car parking is acceptable.
We consider the contemporary design proposed for this short terrace is appropriate, and agree that the houses will look more suitable for a mews setting if they are brought forward to the street line as planned. While the drawings shown here are not particularly exciting, neither are they intrusive. The choice of materials will be critical.
We note the potential impact of this proposal on the recently approved two storey building behind it (in fact we commented on that scheme that we thought a two storey structure there was wrong). It seems that the applicant of the current scheme recognises that this new development could impact on the neighbouring building and has taken appropriate measures (e.g. in the respect of the positioning of windows) to avoid this. The planning authority will need to check that this is so and require adjustments if there is any doubt.
August 2017: Silver Birch tree saved in Painswick Road!
On the 2nd August 2017, SPJARA objected to a proposal to fell a large silver birch in the front garden of 69 Painswick Road. We submitted this:
"This tree is a perfectly healthy example of a Birch tree approaching maturity. It is our view that a tree of this stature makes an important contribution to the local street scene and thus is of public benefit (as well benefiting the wildlife associated with it). Whilst the tree does grow at an angle, we have been advised that this does not mean that it is any more likely to fall than a tree of similar size growing vertically. We see no valid reason to justify felling as the application requests.
We are also concerned that if this application is approved it could then be used as a precedent for other applications to fell large and healthy trees in our area.
We ask that the tree should be made subject to a Tree Preservation Order."
On 18th August, we were pleased to learn that the Council took SPJARA's advice and has placed a Tree Preservation Order (a TPO) on the tree in question.
October 2017: Comments sent in on applications affecting Suffolk Street and off Ashford Road
SPJARA commented on two applications on 4 October 2107 as follows:
17/01760/OUT – 14 Suffolk Street - Erection of 5 apartments (renewal of previous planning permissions)
We appreciate that this is the second renewal of a planning permission and therefore that the scope for the council to impose new conditions is limited. Nonetheless we wish to reiterate the concern we expressed previously about the lack of any parking provision in association with this proposals to create 5 new dwellings. As we noted on the previous application, the creation of a new parking control zone just to the north has led to a greatly increased demand for on-street parking in the vicinity. To add more homes without any parking provision can only exacerbate the problem.
Our other concern relates to the design. The view from the north (i.e. from near Lloyds Bank) shows that the larger, 3-storey part of the new building will adjoin and overshadow the house immediately to the west, whilst the lower, 2-storey section will adjoin the back of higher buildings in Bath Road. If the design were reversed, so that the smaller, 2-storey part of the structure were positioned at the west and the larger section at the east, the relationship to other buildings in Suffolk Street would be far more satisfactory. We suspect that the developers cannot at this stage be required to alter their plans in this way but if they chose to do so, they would carry our support.
Post script - 14 Suffolk Road development: Permitted on 21 November 2017, subject to a number of minor conditions – see https://publicaccess.cheltenham.gov.uk/online-applications/files/DFC163F428926150E9224A18E4B3A473/pdf/17_01760_OUT-DECISION_NOTICE-841291.pdf. Our comments appear to have little impact.
for back story: SEE ALSO HERE
17/01813/FUL- off Ashford Road - Demolition of 12no. lock-up garages and erection of 2no. 2 bedroom dwellings with private gardens and 2no. parking spaces (one per dwelling)
We expressed concerns about the design of the previous proposal for this site. Planning permission was refused by CBC and rejected on appeal for the same reasons. We consider that the current proposal is a substantial improvement on the original design and addresses the points we made in our comments.
Post script - Off Ashford Road development Revised scheme: Permitted on 15 December 2017
The developer’s second scheme, which we said met our objections to version 1, was considered by the planners to be better but still a weak design. As a result the developer produced version 3, in contemporary style. This is what the Council said about it in their decision on this:
In its revised form, the dwellings continue to adopt a similar footprint, but are largely flat roofed with a pitched zinc clad element to the rear. The building will be faced in brick, with a recessed central element which is also to be clad in zinc; this recess provides some relief to the principal elevation and improves the overall proportions of the building. The introduction of the flat roof, and pitched element to rear has also sufficiently addressed concerns in relation to the height of the building. The close boarded fence to the front of the site adjacent to the lane has been replaced by a brick wall with timber gates for access.
Overall, officers consider that the contemporary approach now adopted, subject to a high standard of detailed design, will result in a building which will sit more comfortably in its surroundings, and provide for an enhancement within the conservation area. The detailed design and finish of the dwellings, such as the external facing and roofing materials, can be adequately controlled by way of conditions.
To see the design and full decision, see https://publicaccess.cheltenham.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=OWB5LCELIZ700.
for back story: SEE ALSO HERE
SPJARA commented on two applications on 4 October 2107 as follows:
17/01760/OUT – 14 Suffolk Street - Erection of 5 apartments (renewal of previous planning permissions)
We appreciate that this is the second renewal of a planning permission and therefore that the scope for the council to impose new conditions is limited. Nonetheless we wish to reiterate the concern we expressed previously about the lack of any parking provision in association with this proposals to create 5 new dwellings. As we noted on the previous application, the creation of a new parking control zone just to the north has led to a greatly increased demand for on-street parking in the vicinity. To add more homes without any parking provision can only exacerbate the problem.
Our other concern relates to the design. The view from the north (i.e. from near Lloyds Bank) shows that the larger, 3-storey part of the new building will adjoin and overshadow the house immediately to the west, whilst the lower, 2-storey section will adjoin the back of higher buildings in Bath Road. If the design were reversed, so that the smaller, 2-storey part of the structure were positioned at the west and the larger section at the east, the relationship to other buildings in Suffolk Street would be far more satisfactory. We suspect that the developers cannot at this stage be required to alter their plans in this way but if they chose to do so, they would carry our support.
Post script - 14 Suffolk Road development: Permitted on 21 November 2017, subject to a number of minor conditions – see https://publicaccess.cheltenham.gov.uk/online-applications/files/DFC163F428926150E9224A18E4B3A473/pdf/17_01760_OUT-DECISION_NOTICE-841291.pdf. Our comments appear to have little impact.
for back story: SEE ALSO HERE
17/01813/FUL- off Ashford Road - Demolition of 12no. lock-up garages and erection of 2no. 2 bedroom dwellings with private gardens and 2no. parking spaces (one per dwelling)
We expressed concerns about the design of the previous proposal for this site. Planning permission was refused by CBC and rejected on appeal for the same reasons. We consider that the current proposal is a substantial improvement on the original design and addresses the points we made in our comments.
Post script - Off Ashford Road development Revised scheme: Permitted on 15 December 2017
The developer’s second scheme, which we said met our objections to version 1, was considered by the planners to be better but still a weak design. As a result the developer produced version 3, in contemporary style. This is what the Council said about it in their decision on this:
In its revised form, the dwellings continue to adopt a similar footprint, but are largely flat roofed with a pitched zinc clad element to the rear. The building will be faced in brick, with a recessed central element which is also to be clad in zinc; this recess provides some relief to the principal elevation and improves the overall proportions of the building. The introduction of the flat roof, and pitched element to rear has also sufficiently addressed concerns in relation to the height of the building. The close boarded fence to the front of the site adjacent to the lane has been replaced by a brick wall with timber gates for access.
Overall, officers consider that the contemporary approach now adopted, subject to a high standard of detailed design, will result in a building which will sit more comfortably in its surroundings, and provide for an enhancement within the conservation area. The detailed design and finish of the dwellings, such as the external facing and roofing materials, can be adequately controlled by way of conditions.
To see the design and full decision, see https://publicaccess.cheltenham.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=OWB5LCELIZ700.
for back story: SEE ALSO HERE
