An application received by Gedling Borough Council from Mr. Adam Jones of Peter Philip Developments Limited acting as agents on behalf of A&B enterprise’s Ltd., Second Floor, 18 The Ropewalk, Nottingham, NG1 5DT to build four new dwellings on land adjacent to 1 Ernest Road, Carlton, Nottingham, NG4 1JU currently occupied by garages has been refused by Gedling planners.
The application states the proposed development or works as ‘Demolition of Existing Garages and Erection of New Build comprising of 2 x 1 Bed Units & 2 x 2 Bed Units’
The planning application was refused by planners in their decision notice dated 2/2/24 for the three reasons below:
- The proposal is out of keeping with the character of the area. Ernest Road is characterised by properties set within relatively long plots of land with substantial rear garden areas. Existing properties are not tight within their plot but the majority have space between the side elevations and side boundaries and there is spacing between existing buildings. The proposal, by contrast, consists of a building occupying the whole of the width of the plot and set up to the rear boundary This is not only out of keeping with the prevailing character of the area but results in the site appearing over-developed and cramped. Furthermore, two of the plots have a flat-roof projecting feature. Surrounding properties all have pitched roofs and this feature is out of keeping with the surroundings. The feature is prominent as it is located to the front of the plot and is also in contrasting materials to the main parts of the proposed host dwellings. As such, the proposal is contrary to planning policy including the NPPF part 12, policies LPD34, LPD40 and ASC10.
- The proposed development does not afford future occupiers a satisfactory level of residential amenity. None of the dwellings have any private amenity space. Furthermore, some of the front / semi-private amenity space is shared between dwellings and is located directly outside main aspect windows of plot 1 and causing unacceptable issues of mutual overlooking between plot 1 and the shared amenity space. As such, the proposal is contrary to the NPPF (Part 12) and Policies LPD32 and 40.
- Insufficient information has been submitted to enable the Local Planning Authority to assess whether any existing car parking spaces are to be lost as part of the development. Furthermore, insufficient new car parking spaces are provided to serve the development. As such, the proposal is contrary to Policies LPD57, 61 and Gedling Borough Council’s Car Parking SPD.
The planning application advised that there would be four houses for market housing consisting of 2 X 1 bedroom properties and 2 X 2 bedroom properties including four car parking spaces.
A Design and Access statement provided in support of the full planning application advised that the current use of the site is as 13 garages. However, as all the homes in the area had driveways and typically private garages or on street parking nor did they own the units the garages were mostly vacant or used as old storage for the applicant. They further suggested that the garages are detrimental to the surrounding area as they induce crime, unwelcome dwellers & reduce the value of the adjacent homes whilst being non-utilitarian, unattractive & ugly.
Further details regarding Planning Application 2023/0846 can be accessed HERE.
