Proposed development in Churchill Place

At tonight's meeting of the Development Management Committee I successfully moved refusal of a planning application for 15 flats in Churchill Place. It had been recommended for approval by the Director of City Development.

The  convenor of the committee moved approval of the application and my proposal to refuse the application was carried by 13 votes to 10. I have copied below the reasons that were contained in my formal motion for refusal.

 

1. The application site is not identified in a site planning brief, site specific circumstances do not demand a flatted solution and the conversion of an existing building is not proposed where houses are impractical.  The provision of flats on the application site is therefore contrary to the provisions of Appendix 1 of Policy 4 (Design of New Houses) of the Dundee Local Plan Review 2005.  There are no material considerations that would justify laying aside the provisions of Policy 4 to grant planning permission.

2. Blocks A and B of the proposed development will have south facing windows serving habitable rooms that are within 18m of north facing windows serving habitable rooms of neighbouring properties.  In addition the south facing windows of Blocks A and B that serve habitable rooms will significantly overlook the communal garden grounds of neighbouring flats and the private gardens of neighbouring houses to the south of the application site.  The proposals will therefore adversely affect the level of residential amenity afforded to neighbouring properties.  The proposed development is contrary to the requirements of Appendix 1 and Policy 4 (Design of New Housing) of the Dundee Local Plan Review 2005.  There are no material considerations that would justify laying aside the provisions of Policy 4 to grant planning permission.

3. The proposed buildings by virtue of scale, massing, design, finishing materials and position on the application site shall appear over dominant in relation to neighbouring buildings to the south of the application site and shall adversely affect the appearance of the Churchill Place and East Links Place streetscapes.  The proposals are therefore contrary to the requirements of Policy 55 (Urban Design) of the Dundee Local Plan Review 2005.  There are no material considerations that would justify laying aside the provisions of the Development Plan to grant planning permission.

4. The proposed development by virtue of scale, massing, design and proximity to neighbouring properties on East Links Place and Churchill Place will have an overbearing impact on neighbouring houses to the detriment of residential amenity.  In this instance the proposals fail to satisfy the requirements of the Dundee Urban Design Guide and as a consequence the proposals are also contrary to the requirements of Policy 4 (Design of New Housing) of the Dundee Local Plan Review 2005.  There are no material considerations that would justify laying aside the provisions of Policy 4 to grant planning permission.

5. The proposed development will be adversely affected by instances of significant noise disturbance to the detriment of residential amenity due to the proximity of the application site to the scaffolding yard to the east of the application site.