Agenda item

Erection of a farm manager's annexe (gate house) to Soley House.

Public Participation:

 

·       Adrian Gott, applicant, spoke in support of the application.

·       Steven Abbott, agent on behalf of the applicant, spoke in support of the application.

 

Ruaridh O’Donoghue, Senior Conservation/Planning Officer presented the report which recommended that the planning permission be refused for the erection of a farm manager’s annexe (gate house) to Soley House.

 

The officer stated that the main issues for consideration by the Committee included:

 

·       The principle of a new countryside dwelling in this isolated position, with particular regard to the functional need and financial ‘tests’ established in former PPG7 Annex A which appeal inspectors have satisfied to use as a framework for establishing the justification for such dwellings (CP 48);

 

·       Whether the scheme constitutes high quality design (CP 57);

 

·       Whether the scheme would have an acceptable landscape impact (CP 51); and,

 

·       Whether the proposal would have a negative effect upon highway safety, including if there is sufficient parking for the proposed development (CP 61 and 64);

 

The officer advised that the site related to Soley House, near Chilton Foliat. The property is a large, detached dwelling with extensive grounds lying within the open countryside in the North Wessex Downs Area of Outstanding Natural Beauty.

 

The officer confirmed that the application seeks full planning permission for the provision of an annexe / Gate Lodge at Soley House, West Soley, Hungerford. The proposed unit of accommodation would be physically detached from the main dwellinghouse and its occupiers would not be reliant
on the main dwellinghouse due to the proposed accommodation and facilities to be provided within the unit. As such, the unit of accommodation cannot be classed as ancillary accommodation. A new unit of accommodation is proposed, which would function independently from the main dwellinghouse. Whilst it is recognised that the security function the dwelling could provide has been designed to support the primary use of the planning unit i.e., provide security to the country house, its primary role is intended to be that of an agricultural worker’s dwelling.

Based on the information submitted as part of the application the Local Planning Authority did not consider that there was a robust justification, or valid planning ‘need’ based on local planning policy, resulting in the requirement for the erection of a Gate Lodge to accommodate a farm worker/security personnel.

It is recognised that a unit of accommodation could be sensitively designed to respond to the context of the site and reduce its visual impact, however the provision of a new building and a more formal entrance would undoubtably impact on the existing open character of the site and the visually subtle entrance to the country house. Whist the AONB Unit does not object to the proposal due to its landscape impact the principle of the development
cannot be supported.

The surrender of planning permission ref E/10/1481/FUL for the new indoor swimming pool and 20/04295/FUL for the ancillary accommodation do not justify the provision of the proposed Gate House.

 

The report highlighted that there were no responses to the consultation from Wiltshire Council Highways and Wiltshire Council Agricultural Consultant.

 

In response to technical questions asked by the Committee the officer confirmed that the sanction could be taken if the property was sold and the annexe was used for a different purpose to that which planning permission had been granted, and the dwelling was not technically an annexe in the true sense of the word, it was more of a gate house.

 

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

 

The unitary division member, Cllr James Sheppard spoke in support of the application. Cllr Sheppard explained that the application enhanced the ANOB and the Parish Council had not raised any objections.

 

In response to public statements the officer stated that information had been submitted after the committee report had been completed and sent off for checking and publishing, which was not helpful; the building is an agricultural workers dwelling and the main issue is a matter of principle.

 

So that the Committee had something to debate Cllr Brian Mathew proposed a motion to approve the application, in line with Core Policy 48. This was seconded by Cllr Sam Pearce-Kearney.

 

A debate followed where Members commented on Core Policy 48, the dwelling being an annexe to the site rather than just the main dwelling and/or a security gate house to the main dwelling.

 

At the conclusion of the debate, it was

 

Resolved:

 

Defer and Delegate to the Head of Development Management to grant full planning permission subject to the conditions set out below and to the prior completion of a Section 106 legal agreement to ensure the owner will not claim any compensation upon the Council revoking the planning application, granted under reference 20/04295/FUL:

 

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

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

·       Dwg Ref: Application Form

·       Dwg Ref: 2076-080 Rev A Location PlanDwg Ref: 2076-090 Rev B Proposed Site Plan

·       Dwg Ref: 2076-085 Rev A Topographic Survey

·       Dwg Ref: 2076-091 Rev B Proposed Block Plan

·       Dwg Ref: 2076-095 Rev A Proposed Plan and Elevations

·       Dwg Ref: 2076-097 Rev Proposed Sections/Elevations in Context

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

 

3.    No development shall commence on site until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:-

 

•       location and current canopy spread of all existing trees and hedgerows on the land;

•       full details of any to be retained, together with measures for their protection in the course of development;

•       a detailed planting specification showing all plant species, supply and planting sizes and planting densities;

•       finished levels and contours;

•       means of enclosure;

•       all hard and soft surfacing materials;

REASON: To ensure a satisfactory landscaped setting for the development which is within the North Wessex Downs AONB where, in accordance with paragraph 176 of the National Planning Policy Framework, great weight should be placed on conserving and enhancing its landscape and scenic beauty.

4.    No development shall commence on site above ground floor slab level until details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

REASON: In the interests of visual amenity and the character and appearance of the area which is within the North Wessex Downs AONB.

 

5.    All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development which is within the North Wessex Downs AONB where, in accordance with paragraph 176 of the National Planning Policy Framework, great weight should be placed on conserving and enhancing its landscape and scenic beauty.

6.    The occupation of the dwelling shall be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants.

 

REASON: The site is in an area where residential development for purposes other than the essential needs of agriculture or forestry is not normally permitted and this permission is only granted on the basis of an essential need for a new dwelling/residential accommodation in this location having been demonstrated.

 

7.    The accommodation hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the main dwelling, known as Soley House and it shall remain within the same planning unit as the main dwelling.

 

REASON: The development is in a position where the Local Planning Authority, having regard to the planning policies pertaining to the area would not normally permit a wholly independent dwelling, but approval is warranted in this instance solely due to the circumstances of the use of the building as set out in the application.

 

8.    No part of the development hereby permitted shall be first brought into use until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

9.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions/extensions or external alterations to any building forming part of the development hereby permitted.

REASON: In the interests of the amenity of the area which is within the North Wessex Downs AONB where, in accordance with paragraph 176 of the National Planning Policy Framework, great weight should be placed on conserving and enhancing its landscape and scenic beauty, and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions/extensions or external alterations.

 

10.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), no buildings or structures, or gate, wall, fence or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site on the approved plans.

 

REASON: To safeguard the character and appearance of the area which is within the North Wessex Downs AONB where, in accordance with paragraph 176 of the National Planning Policy Framework, great weight should be placed on conserving and enhancing its landscape and scenic beauty.

 

11.The mitigation and enhancement measures detailed in the approved Ecological Assessment by Envirotech and dated 28th May 2021 shall be carried out in full prior to the first occupation of the development.

 

REASON: To mitigate against the loss of existing biodiversity and nature habitats and to ensure biodiversity net gain is achieved in accordance with the requirements of paragraph 180 of the National Planning Policy Framework.

 

 

(Note: Cllr James Sheppard did not take part in the Committee’s consideration of this item as he called the planning application to Committee to allow for discussion over the principle of providing a gate house/farm manager’s dwelling at Soley House,)