Address:       Land At Former Church Of St Vincent, Tithe Farm Road, Houghton Regis (nearest postcode LU5 5JL).

Erection of 12 dwellings with associated access, parking, landscaping and amenity space.

Applicant:    Lime Properties Limited

The Committee had before it a report regarding Planning Application No. CB/18/02275/FULL for the erection of 12 dwellings with associated access, parking, landscaping and amenity space on land at the former Church of St Vincent, Tithe Farm Road, Houghton Regis.

In advance of consideration of the application the Committee’s attention was drawn to the additional/amended conditions as set out in the Late Sheet.

(Note: At this point in the proceedings Councillor T Swain moved to the seating to the rear of that allocated to members of the Committee).

In advance of consideration of the application the Committee received representations from Councillor Jimmy Carroll of Houghton Regis Town Council (which objected to the application) and Adam White, the agent for the applicant.  The Town Council representative responded to Members’ requests for clarification.

(Note: At this point in the proceedings Councillor T Swain, as a ward Member for this Item, moved to the public speaker’s point in order to address the Committee).

The ward Member expressed concern that the proposed, large three storey dwellings would block the view from those existing homes which overlooked the local play area and skate park.  He explained that drug trafficking took place in the area and that the Council had a moral and social obligation to ensure that the wellbeing of the children was not threatened by preventing the play area and skate park from being monitored.

The ward Member also queried the suitability of three storey dwellings on the site given that existing homes were all two storey dwellings.

In response to Members’ requests for clarification the ward Member stated that he believed the skate park was floodlit in the evening until approximately 10.00 p.m.

(Note: At this point in the proceedings Councillor T Swain left the Council Chamber and took no further part in the debate on this Item or in the vote thereon).

The planning officer responded to the points raised as follows:

•      Although the proposed dwellings were three storeys in height, the third storey was within the roof space. 

•      The proposed dwellings were, therefore, only slightly higher than two storey homes and would be located between 30-60 meters away from the existing two storey homes so there would not be an overbearing impact.

•      The Houghton Regis North Strategic Allocation urban extension had received outline planning permission and would result in development taking place within the vicinity of the site and so formed part of the context for the planning application despite the former’s long build out period.

•      The nursing home which had been previously approved for the application site was for a privately run service and so could not be regarded as a community facility.

•      Consultation with the police architectural liaison officer would only take place on major applications hence the absence of any comment by that officer.

•      The skate park was floodlit but the MUGA, which was closer to the site, was not.

•      The windows in the property at Plot 1 allowed the overlooking of the play area.  Overlooking would also take place as a result of the movement of persons to and from the site.

The highways officer responded to the points raised as follows:

•      The required number of car parking spaces for residents had been provided under the application.

•      There should be three additional spaces provided for visitors but as there was significant open frontage on Tithe Farm Road which could be used for parking this could not be used as justification to refuse the application.

•      The parking space for plot 8 would need to be relocated as it was too close to the road markings for the bus stop.  A condition to this end had been recommended.

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

•      That most of the concerns had been broadly resolved and there was no robust reason to prevent development from proceeding.

•      That although some of the proposed room sizes were smaller than those set out within the Council’s design guide the differences were insufficient to justify refusal or defend at appeal.  Further, they did meet national standards and should the Council require the dwellings to be increased in size it would fundamentally impact on the application.

On being put to the vote 11 Members voted for approval, 0 voted against and 1 abstained.

RESOLVED

that Planning Application No. CB/18/02275/FULL relating to land at the former Church of St Vincent, Tithe Farm Road, Houghton Regis be approved as set out in the Schedule attached to these minutes.