Agenda item

Miranda Spitteler spoke in objection to the application.

Simon Chambers spoke in support of the application.

Cllr Ron George, Lacock Parish Council, spoke in objection to the application.

The Planning Officer introduced the report which recommended that planning permission be granted subject to conditions. The application was for a single storey extension to an existing property. The Planning Officer drew attention to the late observations which recommended the addition of three conditions. It was also noted that the Conservation Officer had previously had concerns with the original planning application relating to the size, design and scale of the proposal. The current proposal saw a reduction in length to 8m, removal of roof lights to rear elevation, balcony to rear, and greatly improved design. The current application had support from both the Conservation Officer and the Case Officer however Parish Council concerns remained. 

The Committee then had the opportunity to ask technical questions and it was confirmed that the garden was sufficient to accommodate materials needed for the build and that the parking area met council standards. The Planning Officer also confirmed that the property was not a Listed building and, because the extension was not physically attached to the building, different building materials could be used. The officer highlighted how the design had been changed since the original application to be more sympathetic to the main building.

Members of the public then addressed the Committee as detailed above.

The Planning Officer responded to comments from the public that the application should mirror the design of the extension to the adjoined, neighbouring property by explaining it was not a standard single storey extension but was designed to appear as a converted outbuilding. The Planning Officer also explained that since alternations were made to the design of the building, the Conservation Officer was now in support of the application.

The local member, Cllr Richard Tonge, spoke in objection to the application and urged the Committee to refuse the application on the grounds of bulk, prominent position, and the impact on the neighbouring pair, host dwelling, and conservation area.

In the debate that followed, the Committee noted the extensive alterations made to the original application in partnership with the Conservation Officer. A motion to refuse planning permission due to contravening Core policies 57 and 58 of the Wiltshire Core Strategy was seconded but was not agreed by the Committee.

Other members of the Committee considered that that, whilst the two dwellings were taken as a pairing, they were not identical and so a different style of extension was acceptable. It was agreed that whilst the innovative design style was different to the existing building it was a high quality design, did not affect the architectural merit of the building and the extension would not be highly visible from the road.

Resolved:

To GRANT planning permission subject to 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.     The development hereby permitted shall be carried out in accordance with the following approved plans:

Site Location Plan, Topographical Survey 21206/1, Existing Ground Floor 21206/2 & Existing Elevations 21206/3 (all received 13/03/2015, Site Layout Plan LPC/3634/SD3/1A, Proposed Ground Floor Plan LPC/3634/SD3/2A & Proposed Elevations LPC/3634/SD3/3A (all received 05/05/2015)

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

3.     The roof tiles to be used in the development hereby permitted shall match those of the existing building in terms of their material, colour, texture, profile and pattern of laying.

REASON: In the interests of visual amenity and the character and appearance of the area.

4.     No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by an arboricultural consultant providing comprehensive details of construction works in relation to trees has been submitted to, and approved in writing by, the Local Planning Authority.  All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:

a)    A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2013 and a plan indicating the alignment of the protective fencing;

b)    A specification for scaffolding and ground protection within tree protection zones in accordance with British Standard 5837: 2013;

c)    A schedule of tree works conforming to British Standard 3998: 2010;

d)    Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;

e)    Plans and particulars showing the siting of the service and piping infrastructure;

f)      A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification; 

g)    Details of the works requiring arboricultural supervision to be carried out by the developer's arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and

h)    Details of all other activities, which have implications for trees on or adjacent to the site.

REASON: In order that the Local Planning Authority may be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

5.     No development shall commence on site until details of all eaves, verges, windows, doors, rainwater goods and chimney design and stonework have been 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 visual amenity and the character and appearance of the area.

6.     No development shall commence on site until details of the finish to external timber, including any paint or stain to be used on the external walls and window joinery have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use.

REASON: In the interests of visual amenity and the character and appearance of the area.

7.     The extension hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the main dwelling, known as 10 Reybridge, and it shall remain within the same planning unit as the main dwelling.

REASON: The additional accommodation is sited in a position where the Local Planning Authority, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit a wholly separate dwelling.

Informatives

8.     INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

9.     INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

10.If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.