Housing density - the proposed housing is not in keeping with the sizes and types of properties immediately adjacent (Coniston Avenue and Copnor Road on the side adjacent to the Copnor Road site (112 Copnor Road) and as a result will give the impression of over-development (cramming too many properties, that is, seven houses into a space that would hold 5 or less of the surrounding houses, into a limited space) | Copnor Road consists of a mix of building heights and styles and in close proximity to the site are a mix of two and three storey buildings. The closest dwellings within Copnor Road and Coniston Avenue are approximately 8.7 metres high, and consist of two-storey dwellings, some of which have had loft conversions. Although design is not being considered, it is necessary to consider how the redevelopment of this site with a building of this scale would impact on the adjoining properties and the streetscene. Subject to agreeing the external appearance of the building through the submission of a reserved matters application, the introduction of a two-storey building with roof accommodation, to form a terrace of 7 dwellings, and at a similar height to those within Coniston Avenue and adjacent within Copnor Road, would be an appropriate addition to the streetscene. Although the density of the development at 88dph would be higher than that of the properties in Coniston Avenue which have a density of 66dph, it is similar to that of other terraces within Copnor Road (121-133) at 118dph and the terraces within Tivoli Court opposite, which have a density of 166dph and is therefore in keeping with the wider character of the area.
Although the external appearance of the development would be dealt with at the Reserved Matters stage it is clear that the proposal would result in the rear elevations of the proposed terrace facing onto the front of the properties within Coniston Avenue and it would be difficult to provide a dual fronted scheme. Copnor Road is a main arterial route through the city and it is, therefore, considered to be appropriate for orientation of the proposed terrace to front onto Copnor Road in line with the adjacent properties. The proposed dwellings would be separated from the existing properties within Coniston Avenue by a distance of 20 metres and as any views would be across the public highway this is considered to be sufficient to ensure there would not be a detrimental impact on these neighbouring properties in terms of outlook, light and privacy.
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This is entirely misleading in the the adjacent properties (contiguous to the site) on the Eastern side of Copnor Road and Coniston Avenue are ALL lower density and lower height and two storey with a density of around 66dph (66 dwellings/hectare) and of a height of 7.75 metres. Whereas the proposal is for a density of 88dph (33% higher), are three storey and of height 8.7 metres. |
Amenity - Coniston Avenue will be changed from a scheduled road to which access is via the front gardens of houses to one which will become a mixture of front and back entrances. This has many implications including attendant issues of wheelie bins and waste sacks left out. Experience with this sort of development in Portsmouth create s "back yard" apprearance and depreciation in amenity | The proposed pedestrian accesses to each property are considered to be appropriate and will ensure access to essential facilities such as refuse stores and cycle stores would be possible from the rear. Whilst providing parking on the site may be desirable, the site is located on a bus route and close to local services and the layout provides the opportunity for appropriate cycle storage for each dwelling. Therefore alternative modes of transport are available for the development and in accordance with the maximum parking standards contained in the Local Plan, an objection on grounds of parking could not be sustained. [With regard to the other issues raised within the representations, it is not considered that there would be a detrimental impact on the neighbouring properties in terms of noise and disturbance due to the layout of the proposed properties and separation distances. A possible reduction in property values is not material to the determination of a planning application.] | As one of the most important aspects of this case affecting the residents it is notable that the planning officer concerned did not address this issue.
The statements in squared brackets assume the petitioners made complaints on these items when in fact theyr were not mentioned in the petition. |
Parking - the development will effectively remove 7 parking spaces and yet increase the demand for a least an additional 7 parking locations associated with the proposed houses. Since Coniston Avenue, at the moment, has enough parking space for residents the development will create a deficit of about 14 parking spaces affecting everyone in the Avenue | (Because of there being local transport ) ...... Therefore alternative modes of transport are available for the development and in accordance with the maximum parking standards contained in the Local Plan, an objection on grounds of parking could not be sustained. | This particular statement is does not folow the recomemndations of the Portsmouth Plan within which the area concerned does NOT HAVE alternative modes of transport available and where therefore provisions for parking up to the maximum Hampshire standard are required. There are no parking provisions made and the Council have been advised as to the already fully allocated state of available on road parking space. The issue of parking is not considered to be an issue of significane in assessing planning applications. |
Domestic economics & finance - the combined outcome of the above facts is that properties in Coniston Avenue will suffer a fall in value over and above those associated with the current credit and mortgage crisis
| This fact was raised simply to emphasise the significance of reduced amenity.
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