South Cave Parish Council

Planning Meeting 23 January 2006

The Planning Meeting of South Cave Parish Council took place in the Town Hall, Market Place, South Cave at 7.00pm.

Present: Cllrs Scott (Chair), Turner, Harrison, Mann, Mrs Manley, Mrs Barnett and Mrs Binns
Mrs K R Richmond - Clerk
Ward Cllrs Gill and Kay

1263Apologies for absence

Cllr Mrs Barnett proposed that apologies for absence be approved for Cllr Lenton, seconded Cllr Mrs Manley, All in favour.
Tree Warden - J Lowe


1264Approval of Previous Meeting's Minutes

The minutes of the meeting of 9 January 2005 were signed as a true and correct record, proposed Cllr Turner, seconded Cllr Mrs Binns, All in favour.


1265Declarations of Interest

There were no declarations of interest.


1266Correspondence
  1. Councillors noted the publication of the East Riding of Yorkshire Landscape Character Assessment. Cllr Turner proposed that a letter acknowledging receipt, and a request for inclusion in any further consultation be sent to ERYC, seconded Cllr Harrison, All in favour.
  2. Councillors noted the publication of a Planning Enforcement Leaflet
  3. The Committee noted withdrawal of 05/06698/PLF - change of use from derelict stables to dwelling and extension at land south east of Drewton Manor for C Taylor.
  4. Councillors considered the planning appeal (written representations) 05/03130/OUT erection of a detached dwelling and garage at land to the west of 37 Water Lane, South Cave, Mr and Mrs Pretorius. Cllr Mrs Manley proposed that in view of the previous submission no further action be taken at this point, seconded Cllr Mrs Binns, vote: 4 in favour 2 abstentions, 1 against.

1267Decisions made by the East Riding of Yorkshire Council
  1. DC/05/05693/PLF/WESTES - Full Planning Permission
    Conversion of existing stable to a dwelling at Stable Yard Farm, Church Hill, South Cave for Mr A Gratton - Approved with conditions
  2. DC/05/05743/PLB/WESTES/KG - Listed Building Consent
    Conversion of barn into dwelling at Stable Yard Farm, Church Hill, South Cave for Mr A Gratton - Approved with conditions
  3. DC/05/07674/PLF/WESTES - Full Planning Permission
    Erection of a two storey extension at rear of dwelling following demolition f existing buildings at 87 Beverley Road, South Cave for Mr N Wright - Approved with conditions
  4. DC/05/07836/PLF/WESTES - Full Planning Permission
    Construction of new vehicular access at 35 Ferry Road, South Cave for Mr Runkee - Approved with conditions
  5. DC/05/07864/PLF/WESTES - Full Planning Permission
    Erection of a single storey extension to side at 8 Little Wold Lane, South Cave for Mr K Guy and Mrs L Wright - Approved with conditions
  6. DC/05/08229/PLF/WESTES - Full Planning Permission
    Erection of conservatory to rear at 19 Bridge Road, South Cave, for Mr Shirra - Refused.

1268Current plans to consider
  1. DC/05/08446/OUT/WESTES - Outline Planning Permission
    Outline - erection of 10 no. dwellings following demolition of existing properties at 17 & 19 Beverley Road, (siting and means of access to be considered) at 17 & 19 Beverley Road, South Cave for M A Bird. Cllr Turner proposed that the Parish Council recommends refusal for this application, on the grounds as detailed in the copy letter at Appendix 1, seconded Cllr Harrison, All in favour.
  2. DC/05/07835/PLF/WESTES JC1 - Renewal of Consent
    Renewal of consent 01/00927/PLF for erection of a detached dwelling and integral garage - amended plans at 58C Beverley Road, South Cave for Mr and Mrs Cross. Cllr Harrison proposed that the Parish Council raises no objection to this application in principle, but has concerns regarding the number of properties using the lane as access, understanding that the maximum number of properties using a lane of this size should be five, however, if this property were to be built, this would be the sixth property accessing via this lane, seconded Cllr Turner, vote: 6 in favour 1 against.
  3. DC/05/09082/PLF/WESTES - Full Planning Permission
    Erection of single storey extension to rear, porch to front and repositioning of garage with new pitched roof at 26 Barnards Drive, South Cave for Mr and Mrs Neve. Cllr Mann proposed that the Parish Council raises no objection to this application as it has no adverse effect on the property, neighbouring properties or the street scene, seconded Cllr Mrs Binns, All in favour.
  4. DC/05/09015/PLF/WESTES - Full Planning Permission
    Erection of two storey extension to side of dwelling following demolition of existing single storey at 21 Bridge Road, South Cave for Mr and Mrs Grainger. Cllr Harrison proposed that the Parish Council recommends refusal of this application on the grounds of massing and dominance, having an adverse effect on the street scene and neighbouring properties; and drawing the LPA's attention to the age of the site plan, seconded Cllr Mrs Barnett, All in favour.

1269Other Matters
  1. The Committee received a brief report re Southern Rural CAC meeting 18 January 2006
  2. Councillors considered Farmers' Market submission to the ERYC Chairman's Awards. Cllr Mrs Manley proposed that a submission be put forward, seconded Cllr Mann, All in favour.
Meeting closed at 8.35pm

Appendix 1

DC/05/08446/OUT/WESTES - Outline Planning Permission
Outline - erection of 10 no. dwellings following demolition of existing properties at 17 & 19 Beverley Road, (siting and means of access to be considered) at 17 & 19 Beverley Road, South Cave for M A Bird

The Parish Council would like to recommend refusal for the above application on the following grounds:

According to Policy DS4 of the Joint Structure Plan, limited development will be allowed if it meets local needs and contributes to sustaining the role of the settlement, a proposal of 10 houses is considered a major development, not limited development, and it is felt that further housing does not contribute to the sustainability of South Cave. There are also sustainability issues regarding locating major new developments in South Cave, as there is little in the way of public transport serving the settlement, resulting in the vast majority of journeys being undertaken by private car.

As specified by Policy H7 of the Joint Structure Plan housing development should meet an identified local need, there is no identifiable local need for housing. Although part of the proposal is for town houses, there is no indication that these are to be Affordable Housing, for which there has been an identified need.

PPG3 requires a density of housing between 30 and 50 properties per hectare. According to the figures provided with this application, the density on this site would be approximately the equivalent of 50 per hectare. This density is more suited to urban/inner city developments, and not in a rural settlement. This is supported by Recommendation 5.22 of the Village Design Statement "Existing backland should be retained wherever possible, thus keeping open vistas between houses and preventing an urban feel".

Policy D1 of the Beverley Borough Local Plan also states that the layout and design of all development proposals should respect and contribute positively to the character of the locality. The demolition of two early 20th century properties, purpose built, being the police house and the headmaster's house, that lie close to the Conservation Area of South Cave, to be replaced with new housing would not be a positive contribution, and is considered to be detrimental to adjacent properties, and also to the character of the area.

As stated previously, the two houses to be demolished, are considered to be not only of architectural interest, but also of historic interest, as they are examples of local authority purpose built housing. They are also located within the area that the Parish Council would like to see included within the Conservation Area limit of South Cave.

One of the characteristics of Beverley Road, is the large back gardens to the properties, and we understand that approaches have been made to other residents. By allowing this development to proceed it could set a precedent for further backland development.

It would appear that there is insufficient distance between the proposed dwellings and existing, we understand this to be 20m from window to window, in particular 7 Middle Garth Drive. Also, there are issues regarding privacy and loss of light to 15 Beverley Road.

We would also suggest that this development as proposed is to take place in front of the established building line on Beverley Road. It also appears that the properties at the front of the development (on to Beverley Road) will be side on to Beverley Road, which is also not within keeping of the area.

Policy D6 of the Beverley Borough Local Plan advises that there should be provided adequate off-street car parking. We would suggest that this, in light of the six proposed town houses, would not be possible, resulting in cars being parked on Beverley Road, which is already narrow at that point. This raises issues of pedestrian safety, especially school children, as it is a main walking route for the local primary school and to the bus stops for secondary school age children. There is only one path along Beverley Road at this point.

Access to and from the site is also considered to be difficult. The road is narrow and has several bends in the road as it approaches Market Place. There are several roads already accessing Beverley Road in this vicinity, including First Lane, Middle Garth Drive and Highfields as well as the new development at Trinity Fold. Another access road would not improve matters. Also, it is noted that the access road is proposed to be 4.5m wide, we would question if this is sufficient for the number of vehicles accessing properties, especially if being used for car parking as there may be sufficient on the site itself. This also raises the question of access for utility vehicles, if the access road is not left clear, for example, where will the wheeled bin collection be made from?

The proposed site is close to the Roman Road that runs through South Cave, so if development were to take place we would request that an archaeological survey be carried out prior to commencement of building work. Also, as this development is for 10 houses, we would expect to see a S106 agreement in place, regarding the provision of open play space.

Should you be minded to approve the application we would strongly request that this application be put before the Planning Committee.