STAFFORDSHIRE: Changes approved to housing development on former hotel site

Changes have been approved for a housing development taking place on a former hotel site to enable a drainage scheme to be put in place.
Newcastle Borough Council granted permission in May for 48 new homes to be built on land previously occupied by the Clayton Lodge Hotel.
But issues were identified in relation to the proposed drainage scheme following the demolition of the hotel and other work starting on the site. On Tuesday the borough council’s planning committee agreed to the variation of two conditions of the May approval to alter the design and layout of the development.
A report to the planning committee said: “Following the demolition of the former hotel and the start of works on site it became apparent that the approved drainage strategy could not be implemented without changes to land levels. This application therefore seeks permission to allow for minor levels changes and subsequent changes to several of the approved dwellings to allow for the drainage strategy to be completed as required by the original scheme.
“The rear boundary for plots 2-4 has been moved to avoid the drainage easements. The side doors to plots 5, 37 and 40 which enter into the utility room have been removed and a window is proposed as a replacement.
“Stepped gardens are proposed to plots 7-15 and 38-39 (and) Plots 33 and 48 have been handed. Housetype substitutions are proposed to plots 26, 27 and 38.”
Two residents submitted objections to the proposed changes, raising concerns about loss of privacy, loss of light and potential surface water run-off into adjacent garden areas. But no objectors attended to speak at Tuesday’s planning committee meeting.
Councillor Mark Holland said: “The objector who was due to appear tonight did approach me some weeks ago – I imagine the nature of her objection is similar to what she put in writing. My understanding of these alterations is some of them will be to suit the developer.
“The understanding is part of these changes to levels comes down to work having started on site and the developer having discovered that drainage was more difficult to work around than having been anticipated. The changes we’re looking at are to remedy the fact they can’t build what they wanted to build.
“What reassurance have we got that the drainage is going to be adequate under the new configuration? I don’t want to be approving something that’s going to make drainage worse.”
Rachael Bibby, who spoke in support of the application at the meeting, said: “The change to the scheme sounds quite severe, but it really isn’t. It’s to react to the levels required from the LLFA (Lead Local Flood Authority) so the gravity-fed drainage system can be delivered on the site.
“Once we got into the detailed drainage strategy required by the full planning consent, we realised the levels and the driveways and road didn’t tie in, which is why some of the plots have been handed. The side driveways of those plots did initially have doorways from utility rooms to the side entrance – we’re now proposing to put windows there because the step level in between would need multiple steps to get down from that threshold of the door onto the side access of the house.
“The other change I know a few residents have been concerned about were plots 7-15, which back onto Kingston Mews on the northern boundary of the site. The planning consent we have proposes sloped gardens to the plots; the issue with sloped gardens is it is not as usable garden space for future residents and also requires quite a high retaining wall to those plots.
“We don’t think the proposed changes are that significant. We actually think there will be a betterment from the proposed scheme to new and existing residents.”