Agenda item

Proposed replacement dwelling (revised design) and erect detached garage

Public Participation

Charlie Brinton (Applicant) spoke in support of the application

James U’Dell (Agent) spoke in support of the application

 

The Planning Officer drew attention to the late correspondence which was circulated at the meeting. It included a statement from a neighbour, advising no objection providing the screening proposed was put in place. In addition, the Applicant had provided photos showing the existing living conditions.

 

The Planning Team Leader, Richard Hughes, presented the application which was for the proposed replacement dwelling (revised design) and erection of a detached garage.

 

The application was recommended for Refusal based on the policies of the Development Plan, and the material considerations listed below and set out in the report attached to the agenda.

 

·         Principle of development

·         Scale, design, impact to character and appearance of Cranborne Chase and West

·         Wiltshire Downs Area of Outstanding Natural Beauty

·         Residential amenity

·         Highway issues

·         Trees

·         Ecology

·         Other issues raised

 

The overall height of the development was reported as approximately 6.8m.

 

Members then had the opportunity to ask technical questions of the Officer. A question was asked on whether the rear west elevation, which was shown to have a large, glazed area, differed from the previous approved scheme. The Officer was not able to discern from the two plans what the difference was to the glazed area.

 

Members of the public as detailed above, then had the opportunity to speak on the application.

 

Some of the main points included that the applicant and his family had lived and worked in the village for the last 7 years and had been working proactively with neighbours, the parish council and the AONB since a previously approved application in 2018, to produce a suitable revision.

 

There was no significant change to footprint of the previously approved building, however the design was considered to have been dramatically improved.

 

It was noted that the proposed landscaping would have no negative affect

And was not objected to by the Landscape expert.

It was reported that there had been 8 letters of support from members of the village and there was not adverse effect on the amenity.

 

The Agent clarified the earlier asked question regarding the glazing, confirming that it remained the same as the previous application, previously approved.

 

Local Member, Cllr Bridget Wayman, spoke to the application noting that

She had called in the application because she saw no reason for it to be refused, noting that the previous application which was approved was for 6 bedrooms.

 

It was noted that the Parish Council had not objected and in fact supported the family remaining in the village in a dwelling that was suitable for them.

 

The current roof line was reportedly hardly visible from approach and that the opposite dwelling was 40m away.

 

Reference to the dormer windows was made, noting that they would permit natural light into the house. One of these windows was to a bathroom so could be conditioned to be obscured if screening and distance were not considered adequate.

 

Cllr Wayman concluded that the development would not create a greater impact on the character of the area.

 

Cllr Hocking then moved the motion of Approval against Officer recommendations, noting that he could see no reason that the application should be refused, given it was not overlooking another property, residents had confirmed their support, there had been local consultation during the preparation of the application, and it was also supported by the Parish Council.

 

This was seconded by Cllr Rich Rogers.

 

The Officer asked for clarification on any conditions which were to be included in the motion, it was noted that in addition to the standard conditions they wished to include a condition on the materials, planting and obscured glazing to some of the upper windows.

 

The Committee was invited to discuss the application, however, there were no points for discussion.

 

The Committee then voted on the motion of approval.

 

It was;

 

Resolved:

 

That application PL/2022/00888 be Approved subject to the following conditions:

 

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) Before the development commences above ground floor slab level, details of the materials for the external walls and roofing of the development, and the driveway surface, shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: In the interests of amenity

 

3) The development hereby permitted shall be carried out in accordance with the following approved plans:

 

Application form received 07/02/2022

Covering letter received 07/02/2022

Site & Location Plans as Proposed Drg no 20219 - 1 C received 07/02/2022

Proposed Garage Plans, Elevations & Section Drg no 20219 - 7 A received 07/02/2022

North & South Elevations & Sections as Proposed Drg no 20219 - 6 B received 07/02/2022

East & West Elevations as Proposed Drg no 20219 - 5 A received 07/02/2022

Ground Floor Plan as Proposed Drg no 20219 - 2 A received 07/02/2022

First Floor Plan as Proposed Drg no 20219 - 3 B received 07/02/2022

Proposed Planting Plan Drg no CS-653.03 dated 15/02/2022 received 14/04/2022

Landscape And Visual Impact Appraisal by Sue Sutherland Landscape Architects received 18/02/2022

Tree Survey & Arboricultural Impact Assessment by Hellis Solutions Ltd Dated dated April 2021 received 07/02/2022

Bat Emergence/Re-entry Surveys and Mitigation Report by Darwin Ecology Ltd dated June 2020 received 07/02/2022

Update Phase 2 Bat 2 Bat Survey & Mitigation Report by Darwin Ecology Ltd dated June 2021 received 09/02/2022

 

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

 

4) Before the development hereby permitted is first occupied the rooflight in the south elevation shall be glazed with obscure glass only to an obscurity level of no less than level 5  and the windows shall be maintained with obscure glazing in perpetuity.

 

REASON: In the interests of residential amenity and privacy.

 

5) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no windows, doors or other form of openings other than those shown on the approved plans, shall be inserted in the development hereby permitted.

 

REASON: In the interests of residential amenity and privacy and to protect the dark skies status of the AONB.

 

6) No part of the development hereby approved shall be occupied until all of the demolition materials and debris resulting there from has been removed from the site.

 

REASON: In the interests of the character and appearance of the area

 

Landscaping

 

7)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. 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. The hard surfacing of the driveway  shall also be carried out in accordance with the approved details prior to the occupation of the replacement dwelling.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

Protected species

 

8) The development hereby approved shall be carried out in accordance with the proposals within the bat mitigation statement in Sections 6 & 7 of the Update Phase 2 Bat Survey and Mitigation Report June 2021, and the proposed elevations as submitted with the planning application and agreed in principle with the local planning authority before determination, and as modified by a Natural England European protected species licence where required.

 

REASON: To ensure adequate protection and mitigation for protected species / priority species / priority habitats through the implementation of detailed mitigation measures that were prepared and submitted with the application before determination.

 

 

9)In accordance with the June 2020 Darwin Ecology report, before occupation of the approved dwelling, details of the provision of biodiversity enhancement measures such as bat roosting features and nesting opportunities for birds shall be submitted to the local planning authority for approval, including a plan showing the location(s) and type(s) of feature(s). The approved details shall be implemented before the development hereby approved is first occupied.

 

REASON: To ensure adequate protection and mitigation for protected species / priority species / priority habitats through the implementation of detailed mitigation measures that were prepared and submitted with the application before determination.

 

10) No new external security lighting shall be installed on site, unless otherwise agreed with the Local Planning Authority.

 

REASON: In order to limit the impact on protected species and the wider AONB.