Development will‘contribute to the area’
In her determination, appeal reporter Frances McChlery said the Orchard House site, in its current state, made a “limited positive contribution” to the area.
Upholding the appeal, Ms McChlery said the proposals would redevelop a vacant site, make a contribution to an identified specialist housing need and adds to the area’s facilities.
They also had concerns about the lack of affordable housing in the development despite the developers’ argument that this was not required given occupancy of the flats would be limited to older people.
Four submissions made by the public had taken issue issue over fast food outlets on the site, the height of
Access arrangements to the site “may in fact make a positive contribution to the road safety environment”.
She added: “The design of the block is not innovative or striking, but it is generally unexceptionable.”
Overall she did not consider the layout of the commercial part was overdevelopment, although described the units’ “modern, generic and unexciting” design as “regrettable”.
Her report added: “The council argues the housing development does not provide sufficient green space for its residents. The residents will be in their later years and have a variety of needs for open air recreation, but these are likely to be more limited than would be needed adjacent to family housing, for example.
“The development provides some landscaping, but there is no significant provision for sitting out areas or outdoor social space, which is regrettable.
“However, Gowan Hill is nearby to the east and north and the river walkway is near and easily accessible fro the site using the underpass under Drip Road.
“The appellants have provided detailed evidence from an experienced provider of such housing that users generally prefer to be near facilities and transport, and generally at the centre of things, rather than anywhere more secluded.”
The reporter said the doctors’ concerns about loss of daylight and patient privacy could be managed by “suitable blinds at windows”and was not a reason for refusal, and that given the nature of the residents who would occupy the flats there was no need for the developer to make a contribution to affordable housing. Around £118,000, however should be paid as a transport contribution.”