Address:       Former Dukeminster Estate, Church Street, Dunstable (nearest postcode LU5 4FF)

Erection of 270 dwellings with parking and associated works.

Applicant:     Persimmon Homes North London

The Committee considered a report regarding Planning Application No. CB/16/02972/FULL for the erection of 270 dwellings with parking and associated works at the former Dukeminster Estate, Church Street, Dunstable.

In advance of consideration of the application the Committee’s attention was drawn to additional neighbour representations, additional consultation/publicity responses, an update to s106 contributions and proposed additional conditions as set out in the Late Sheet.  The planning officer advised that there was some duplication of conditions relating to access and the use of garages and these would be removed should the application be approved.

In advance of consideration of the application the Committee received representations from Dunstable Town Council, objectors to the application and the applicant’s agent under the public participation scheme.  Clarification was sought on from the applicant’s agent as to whether or not the footings for Flat Block 1 were already in place but the agent had not visited the site recently and so was unable to assist on this matter.

The Committee considered the application and in summary discussed the following:

·                                 Concern by a ward Member that, although the developer had agreed to remove Flat Block 2, Flat Block 1 remained in its original position.  The ward Member believed no footings had been laid for the latter and so he requested that the developers consider replacing the proposed Flat Block 1 with houses.

·         The proximity of Flat Block 1 to Priory View and the claimed overbearing impact of the former.  The planning officer referred to the revised positioning of the windows and balconies to reduce the likely impact of overlooking and these factors, in addition to the siting of the Flat Block 1, gave rise to an appropriate level of privacy.  She also reminded the Committee that the block’s siting and three storey height (with pitched roof) had already been approved under the extant reserved matters application although it was now proposed that the part of Flat Block 1 furthest from Priory View be increased to four stories in height.

·         The siting of Flat Block 1 was set at an angle to Priory View and not ‘back to back’ with it.  As such it did not need to meet the back to back distance requirement of 20 metres and the side on distance of approximately 14 metres between the two buildings was not considered inappropriate under the Council’s design guidance.

·         Concern regarding the possible loss of open space and two street trees from the site should the number of unallocated car parking spaces be increased by five in order to meet the Council’s visitor parking standard.  The planning officer felt that the proposal could actually be achieved without a detrimental impact on the level of amenity land at the site. Notwithstanding this it was proposed by a Member that the relevant condition (Condition 22 on the Late Sheet) be amended to read ‘…until details to include up to 5 additional unallocated parking spaces…’ and the amendment was accepted by the Members who had moved and seconded the motion to approve the recommendation.  However, the Member who had moved the original motion commented that he was less concerned regarding the potential loss of the trees than damage to the amenity land and the ambience of the development as a result of cars being parked on the amenity land through insufficient parking provision.

·         The provision of children’s play areas within the development.  The planning officer confirmed that approval had been given for their construction on the site under the reserved matters application.

On being put to the vote 12 Members voted for approval, 0 against and 1 abstained.

RESOLVED

that Planning Application No. CB/16/02972/FULL relating to the former Dukeminister Estate, Church Street, Dunstable be approved as set out in the Schedule attached to these minutes.