Agenda item

Demolition of existing lean-to to west elevation and erection of replacement 1.5-storey extension, erection of 1.5 storey extension to north elevation and associated listed building consent.

Public Participation

Christopher Fisher spoke in support of the application.

Bob Edwards spoke in support of the application.

Cllr Mike Lockhart spoke on behalf of Shalbourne Parish Council.

Conservation/Planning Officer, Joe Leesam presented a report which outlined the demolition of existing lean-to to west elevation and erection of replacement 1.5-storey extension, erection of 1.5 storey extension to north elevation and associated listed building consent.

Details were provided of the site and issues raised by the proposals, including principle of development; Design, Visual Impact, and Impact upon Designated Heritage Assets; Residential amenity; Highways and Parking; Impact upon the North Wessex Downs National Landscape.

Members of the Committee had the opportunity to ask technical questions regarding the application. Details were sought regarding whether it was a planning consideration for the roof of the proposed extension to cut into the existing thatched roof, to which it was clarified that this related to protecting heritage and would have more relevance to the listed building application due to the potential impact on the historic building fabric. A point was raised that the plans suggested that the rear extension was taller than the front extension however it was clarified that this would be marginal and would not materially impact the decision to be made by the Committee.

Members of the public then had the opportunity to present their views to the Committee as detailed above.

The Local Unitary Member, Cllr Stuart Wheeler then spoke regarding the application. Cllr Wheeler raised the following points, which included but were not limited to that there was surprise that this application had been called to Committee as it had been submitted on 27 February 2025, with the consultation deadline set as 27 March 2025, which was also the date of the meeting in which the application was being heard. It was outlined that Shalbourne Parish Council had only been able to submit comments on 23 March 2025. A suggestion was made that there had been no dialogue between the Council, the Local Unitary Member and the applicant and that the points raised by Forum Heritage Services in a submitted report should have been addressed by the planning officer. Cllr Wheeler also stated that this application, if refused, would show a lack of consistency, citing two other similar applications in Wilton and St. Katharine’s that had been granted planning permission and included a glass structure.

Cllr Wheeler also made additional points which included that the submitted application had been amended to take into account the views of the planning and conservation officers and that the reports should be a reminder of the merits of the case rather than only the views of the conservation officer. It was outlined that the entire development would be contained and would not adversely affect the street view with the historic elements of the building being retained and restored. It was also stated that the views of the Parish Council reflected the view of the whole village with no objections to the scheme

The Conservation/Planning Officer was then provided an opportunity to respond to points that had been raised by public speakers and the Local Unitary Member. This included that the front element of the application would be highly visible, and it would be this element in particular that would shield the rear element from view. It was also suggested that the property was currently viable for use in its current form, without the need for two extra bedrooms and a bathroom to make it desirable. It was outlined that there had been multiple pre-app submissions whereby officers had advised that there may be the potential for a single storey extension to the building with it explained that it was believed that a two-storey addition would not be appropriate. It was further advised that proposals would be visible within the conservation area and that the conservation officer who had provided comments was very familiar with the area.

It was also suggested that some of the comments were perceived to be personal towards the officers whereas it was a case of having a difference of opinion with no-one being right or wrong. Furthermore, it was stressed that the officers were qualified professionals, and that this application had not been rushed through but had been brought to Committee to give Members an opportunity to discuss it and to avoid delays in its determination.

The Chairman sought legal advice as to whether the consultation period for an application could be live whilst an application was being discussed by the Planning Committee. The Solicitor, Sarah Hickey noted that officers had clearly written the report in advance of the meeting of Committee, and it might be possible that some consultation responses could be received on the day of the meeting without knowledge of officers or members.  The fundamental principles of consultation require justice and fairness to be done but also be seen to be done; that requires waiting for the consultation period to end before the matter is determined by the Committee to ensure all views of the interested parties are taken into account. To do otherwise could undermine the process and damage the reputation of the Council. It was confirmed it was the decision of the chair but from a legal perspective it would be appropriate for this application to be brought to a subsequent meeting with an updated report.

A motion to DEFER making a decision onthe application was moved by Cllr Philip Whitehead and seconded by Cllr Adrian Foster.          

After which, it was;

Resolved:

The Committee agreed to defer making a decision on the application.