Agenda item

Members of the public Claire Lawrence and Ralph Whittaker spoke against the application. The applicant Hugh Rogers and his agent Sharon White spoke in favour of the application. Cllr Alistair Parker from Yatton Keynell Parish Council spoke against the application.

The Team Leader introduced the application which was to regularise amendments to an original permission, including amendments to the windows, fascia boards, use of materials and dimensions of the approved extension. A presentation was delivered which displayed a site location plan, photographs of the existing site and proposed plans. It was explained that revisions had been negotiated with the applicant as a consequence of enforcement action taken, against changes made outside of the original permissions. Attention was drawn towards the Late Observations, which added an additional condition to the recommended approval.

Councillors were invited to ask technical questions and in response to questions, as to the necessity of the dormer window,  Officers confirmed that all options had been considered and that the amendments were not considered to be significantly harmful to the Cotswold AONB, conservation area, setting of nearby listed buildings or existing neighbouring amenities.  

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

Local Member Cllr Baroness Jane Scott OBE was not present in the meeting but had requested that Cllr Toby Sturgis represent her views in Committee. He explained that the cumulative total of the changes made were not acceptable and that the dormer window was particularly detrimental to the conservation area.

In the debate that followed, there was strong criticism of the dormer window and the development of the cottage, outside of previous permissions. Cllr Tony Trotman proposed the Officer’s recommendation of approval, seconded by Cllr Hutton. This was voted against by the majority. Cllr Toby Sturgis moved a motion to delegate authority to the Head of Development Management to seek further scheme revisions to reverse the works to the first floor gable end window to the original size and position; and removal of the first floor rear dormer window and replacement with a conservation style rooflight. Subject to securing these amendments to delegate authority to approve as per the conditions in the report. Officers clarified with members that in the event the amendments were not agreed and secured, that permission ought to be refused due to harm to the character and appearance of the locality, including the conservation area and consequent policy conflict. This was seconded by Cllr Grant and approved by the majority.

Resolved:

Delegate Authority to the Head of Development Management to seek further scheme revisions to reverse the works to the first floor gable end window to the original size and position; and removal of the first floor rear dormer window and replacement with a conservation style rooflight. Subject to securing these amendments to delegate authority to the Head of development Management to approve as per the conditions in the report revised as necessary by the revisions. In the event that these revisions are not agreed with the applicant to refuse permission for the following reason:-

The first floor rear fenestration treatment is out of character with the existing development in the locality resulting in harm to the character and appearance of the area including the Conservation Area. The development is in conflict with and contrary to Wiltshire Cores Strategy policies CP57 (i) and CP58; and paras 14, 17, 131, 134 of the NPPF.

Subject to conditions:

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

Site Location Plan YK01 L 001, Proposed Block Plan YK01- L 002 B, YK-01 EX01 A, Proposed Ground Floor and First Floor Plans YK-01 RS-010 A, Existing Elevations YK01 EX02 A (all received 10 July 2017), Proposed Elevation Revisions YK-01 RS-04 H and Proposed Flush Casement Windows YK-01 W-01 A (both received 30 August 2017)

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

2 No development shall commence on site until details of the windows and doors to be used on the development 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 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 fascias, soffits, box ends, bargeboards 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 occupied.

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

4 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.

5 No render shall be applied to any building or walls on site until a sample panel of the render to be used on the external walls not less than 1 metre square, has been made available on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

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

6 The development hereby permitted shall not be first occupied until the first five metres of the access, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

REASON: In the interests of highway safety.

7 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.

8 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. 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.

9 INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

10 INFORMATIVE TO APPLICANT:

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer. Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.