Agenda and minutes

To receive any apologies or substitutions for the meeting.

Apologies were received from Cllr Mark Connolly who was substituted by Cllr Chris Williams, Cllr Ian Blair-Pilling who was substituted by Cllr Anna Cuthbert, and Cllr Nick Fogg.

In the absence of the Chairman, the Vice-Chair, Cllr Paul Oatway, was in the chair.

To approve and sign as a correct record the minutes of the meeting held on 20 April 2017.

Cllr Stewart Dobson, seconded by Cllr Richard Gamble, moved that that the minutes of the Eastern Area Planning Committee held on 20 April 2017 be accepted as an accurate record.

Resolved:

To approve and sign the minutes of the meeting of the Eastern Area Planning Committee on 20 April 2017 as an accurate record.

To receive any declarations of disclosable interests or dispensations granted by the Standards Committee.

There were no declarations of interest.

To receive any announcements through the Chair.

The Vice-Chairman welcomed everyone to the meeting and introduced the officers present.

The Council welcomes contributions from members of the public.

Statements

Members of the public who wish to speak either in favour or against an application or any other item on this agenda are asked to register by phone, email or in person no later than 2.50pm on the day of the meeting.

The rules on public participation in respect of planning applications are detailed in the Council’s Planning Code of Good Practice. The Chairman will allow up to 3 speakers in favour and up to 3 speakers against an application and up to 3 speakers on any other item on this agenda. Each speaker will be given up to 3 minutes and invited to speak immediately prior to the item being considered.

Members of the public will have had the opportunity to make representations on the planning applications and to contact and lobby their local member and any other members of the planning committee prior to the meeting. Lobbying once the debate has started at the meeting is not permitted, including the circulation of new information, written or photographic which have not been verified by planning officers.

Questions

To receive any questions from members of the public or members of the Council received in accordance with the constitution which excludes, in particular, questions on non-determined planning applications.

Those wishing to ask questions are required to give notice of any such questions in writing to the officer named on the front of this agenda no later than 5pm on Thursday 8 June 2017 in order to be guaranteed of a written response. In order to receive a verbal response questions must be submitted no later than 5pm on Monday 12 June 2017. Please contact the officer named on the front of this agenda for further advice. Questions may be asked without notice if the Chairman decides that the matter is urgent.

Details of any questions received will be circulated to Committee members prior to the meeting and made available at the meeting and on the Council’s website.

The Chairman explained the rules of public participation and confirmed that no questions had been submitted from members of the public.

To receive details of the completed and pending appeals, and any other updates as appropriate.

The written update on appeals was received for the period 07/04/2017 – 02/06/2017 which included 3 new appeals and 7 concluded appeals. There were no questions.

To consider and determine the following planning applications.

Public Participation

Mr Mark Lawson, applicant, spoke in support of the application

Mr Bob Edwards, heritage consultant, spoke in support of the application

Isla MacNeal, senior conservation officer, introduced the two reports relating to the site, for planning permission and for listed building consent. There had been one late item from the applicant which had been circulated to members. The first report outlined the application for planning permission for: the erection of a replacement side extension; a glazed link into an associated outbuilding and a new attached store; and external alternations to the main house and outbuilding. The officer highlighted an error in the decription of development and clarified that the internal alternations were only for consideration under the application for listed building consent. Key issues included: the scale and bulk of the proposal; the design and use of materials; the impact on the character and setting of the listed building and on the conservation area; the impact on the neighbour amenity; and the ecological impact. The second report outlined the application for listed building consent for the same proposals with the addition of internal alterations to the main building and outbuilding. Additional key issues included the changes to the proportions of the rooms on the first floor. The officer recommended that both the planning and the listed building applications be refused for the reasons set out in the report.

Members of the Committee were invited to ask technical questions of the officer. In response to questions, the senior conservation officer confirmed that it had not been necessary to consult Historic England due to the limited demolition work involved in the proposal.

Members of the public were then invited to speak as detailed above.

Cllr Jane Davies, as local division member, spoke in support of the application.

In response to issues raised during the public participation, it was clarified that the planning considerations for making changes to a listed building related to the impact on the significance of the listed building itself as opposed to how visible it would be from public vantage points. It was also reported that flat roofs were not a common feature in the local area.

Cllr Richard Gamble, seconded by Cllr Peter Evans, moved that the application be approved with suitable conditions as detailed.

In the debate that followed, the following points were made: that adjustments to listed buildings were often required in order to facilitate modern living standards; that no objections had been received from the parish council or local residents; that the building did not currently have easy access to its garden and that the proposed changes would enable this; that the proposal was sensitive to the character of the buildings; that taking down the existing 20^th Century extension would improve the appearance of the property; that the extent of the proposed compromise to the existing building was acceptable; that the linearity of the building would be lost if the proposed changes were made but that this was not unusual for similar  ...  view the full minutes text for item 37.

Isla MacNeal, the senior conservation officer, referred members to her earlier presentation which had encompassed all the points relevant to the above application. The officer reminded members that in determining the application, the proposed internal alternations should be considered and that the impact on residents would not be a valid consideration.

Cllr Richard Gamble, seconded by Cllr Chris Williams, moved that the application be approved with suitable conditions as detailed.

In the debate that followed, members discussed the impact on the listed building of the proposed internal and external works and the limited loss of historic fabric.

At the conclusion of debate, it was

Resolved:

To grant listed building consent, subject to the following conditions:

1. The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by the Planning Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

Doc Title: Bat Survey Report by Stark Ecology Ltd, Dated: February 2017.

Doc Title: Application Form.

Drg Title: Existing Section (House). Drg No: MFhillsideSECH.

Drg Title: Existing First Floor Plan. Drg No: MFhillsideFF. Rev: A.

Drg Title: Existing Detailed Elevations (House). Drg No: MFhillsideELH.

Drg Title: Existing Section (Barn). Drg No: MFhillsideSECB.

Drg Title: Existing Second Floor Plan. Drg No: MFhillside. Rev: A.

Drg Title: Existing Ground Floor Plan. Drg No: MFhillside. Rev: A.

Drg Title: Existing Detailed Elevations (Barn). Drg No: MFhillsideELB.

Drg Title: Topographical Survey. Drg No: MFhillsideTOPO.

Drg Title: Location Plan. Drg No: 150819-01.

Drg Title: Proposed Site Plan. Drg No: 150819-103. Rev: B.

Drg Title: Proposed Ground Floor Plan. Drg No: 150819-104. Rev: C.

Drg Title: Proposed First Floor Plan. Drg No: 150819-105. Rev: C. 

Drg Title: Proposed West and South Elevations. Drg No: 150819-106. Rev: C.

Drg Title: Proposed East and North Elevations. Drg No: 150819-107. Rev: C.

Drg Title: Section and Sectional Elevations. Drg No: 150819-108. Rev: C.

REASON: For the avoidance of doubt and in the interests of proper planning.

3. No walls shall be constructed on site, until a sample wall panel, not less than 1 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

4. Notwithstanding the approved drawings, no works shall commence on the new extension until details of the following have been submitted to and approved in writing by the Local Planning Authority:

(i) Large scale details of all external joinery (1:5 elevation, 1:2 section) including vertical and horizontal cross  ...  view the full minutes text for item 38.

Any other items of business which, in the opinion of the Chairman, should be taken as a matter of urgency 

There were no urgent items.