Agenda item

The applicant Mel Wilkins spoke in favour of the application, along with his agent Colin Johns. Parish Councillor Jeff Files spoke in favour of the application on behalf of Hilmarton Parish Council.

The Senior Planning Officer introduced the application which was for a single storey rear extension of a listed building, for ancillary use. A presentation was given which included photographs of existing property and showed diagrams of the proposed build. The planning history of the building was explained and Members were informed that having been converted into a single dwelling previously, permissions had been granted to revert it back to two dwellings, but that more living space was required, to make it habitable for modern day living. The Officer explained the significance of this listed building and the conservation area and the perceived harm that the proposed extension would cause.

Technical Questions were asked surrounding the need for the “link” design and it was explained that following to previous consultations with conservation officers, it was thought that by keeping the new build separate to the listed building appearing as a clearly defined new extension, the lightweight structure would retain the character of the original and do less harm to both the listed building and the conservation area. Members also noted that the photographs provided did not do justice to the original charm and beauty of the conservation area.

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

Local Member Cllr Christine Crisp spoke with regard to the application, stating the property had been maintained to a very high standard and that to refuse would be penalising the applicant, who had enabled the building to continue as a habitable and attractive dwelling. The Councillor said that there was a public benefit in providing a second home to the village and that would outweigh any perceived harm to the conservation area.

In the debate that followed, Cllr Peter Hutton first proposed that the application be deferred for a site visit, to allow members to visit the listed building, surrounding area and understand more about the extensions to other listed buildings in the locality. This was seconded by Cllr Mollie Groom. However this was on going to the vote the motion was refused. Officer’s used Google Street view to show the street scene. Members expressed sympathy for the need to develop listed buildings, in order to make them suitable for modern living.

A second motion  was moved by Cllr Christine Crisp to approve the Planning Permission and Listed Building Consent, on the grounds that the public benefit, of bringing the building up to modern standards and providing an additional small dwelling to the village, outweighed the harm to the listed building and conservation area, which was less than substantial. This was seconded by Cllr Glenis Ansell.

The Committee considered, that in its current layout, the building was not suitable for family accommodation and highlighted that the proposal would be a constructive form of consideration. Members questioned the materials to be used for link, recommending that it be clear that this was a modern extension to the listed building, the planning officer confirmed that details of the glazing would be submitted to officers to ensure there would be a distinction between the old and the new and the link would be ‘lighweight’.

RESOLVED:

Resolved to GRANT full planning permission and Listed Building Consent, subject to conditions (the formulation and imposition of which were delegated to the Head of Development Management Services) which were subsequently proposed as follows:

Officers now recommend the following conditions:-

16/10805/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:

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

16/10963/LBC

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 and Compulsory Purchase Act 2004.

2 No development shall commence on site until the exact 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. Development shall be carried out in accordance with the approved details.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area

3 No paint or stain finish shall be applied to external timber (including external walls and window joinery, until details of the paint or stain to be applied 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.

4 No external flue(s) shall be installed unless the design, color and location is first agreed in writing with the Local Planning Authority, carried out in accordance with the approved details and maintained as such thereafter.

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

5 No works shall commence on site until details of all new (which shall be of cast metal construction) and their means of fixing to the building have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

6 No works shall commence on site until details of all new external window and door joinery have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include depth of reveal, details of heads, sills and lintels, elevations at a scale of not less than 1:10 and horizontal/vertical frame sections (including sections through glazing bars) at not less than 1:2.  The works shall be carried out in accordance with the approved details.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

7 No works shall commence on site until details of all new or replacement internal joinery, including doors, door linings, architraves, beading and skirtings, have been submitted to and approved in writing by the Local Planning Authority.  The works shall be carried out in accordance with the approved details.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

8 The rooflights hereby approved shall be of the 'conservation' type with a single vertical glazing bar and mounted flush with the roof slope.

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

Reason for granting full planning permission and Listed Building Consent:

The proposed development would result in harm and is therefore in conflict with CP58 of the Wiltshire Core Strategy.  However, the NPPF at paragraph 134 allow planning permission to be granted where public benefit outweighs harm.  In this instance, the harm is considered to be less than substantial and the public benefits (being the bringing of the building up to a modern standard for those who choose to live there) are considered to outweigh that harm.  The proposal is also considered to be of a high quality and accord with CP57 and all other policies within the Wiltshire Core Strategy and NPPF.