Agenda item

18/10206/FUL - Harestone House, Church Lane, East Kennett, SN8 4EY

Proposed development of four dwellings, and the extension and alterations to the existing property known as Harestone House, with associated change of use of equine yard, removal of modern barn & stables, and the introduction of car parking and WC facilities for church visitors.

 

Minutes:

Public Participation

Mr Graham Kitchen, Warden of East Kennett Church, spoke in support of the application.

Mr Howard Waters, Agent, spoke in support of the application.

Cllr Leslie Jenkinson of East Kennett Parish Council spoke in support of the application providing the redevelopment was sensitive.

 

The Planning Officer Ruaridh O’Donoghue, introduced a report which recommended that the application for the proposed development of four dwellings, and the extension and alterations to the existing property known as Harestone House, with associated change of use of equine yard, removal of modern barn & stables, and the introduction of car parking and WC facilities for church visitors be refused.

 

Key details were stated to include the following:

 

East Kennett was a small village and as such was only suitable for ‘infill’ development. There were no listed buildings on the site however there was a mix of buildings, from modern stable blocks to historic buildings like Harestone House that could be considered to be significant unlisted buildings. The site was currently being unofficially used as a builders storage yard which was unsightly. The site was adjacent to the grade II listed building Christ Church. The site was within the Avebury World Heritage site and the AONB.

 

The proposal included 4 new dwellings and a large extension to Harestone House. As well as a change of use from an equine yard, the removal of modern stables and the introduction of toilet facilities for the church. All dwellings would utilise the shared access off Church Lane. The courtyard would also provide a parking area for the church, consisting of 10 parking spaces and a small footpath through to the church.

 

The officer stated that the harms of the scheme included the following. It could not be considered infill development as it was on the edge of the village (not the filling of a small gap) and was more than a few dwellings, and would therefore be contrary to WCS CP1 and CP2. The design was not deemed to meet the high standards required by CP57 of the WCS. It was also felt that the high density urban nature of the development would not preserve or enhance landscape character and therefore conflicted with WCS CP51.

 

However, it was noted that the scheme did have benefits. These were stated to include the dedicated parking for the church, which would reduce parking problems on Church Lane and the public benefit to the village of the proposed WC’s. There was also a benefit to removing the current buildings on the site.

 

On balance the officer stated that it was not felt that the benefits outweighed the harm and therefore the scheme was recommended for refusal.

 

Members of the public then had the opportunity to present their views to the

committee as detailed above.

 

The unitary division member, Cllr Jane Davies, spoke in support of the application. Cllr Davies stated that East Kennett was a small, vulnerable village that had no community facilities. The neighbouring church and the majority of the village supported the application. There was very little affordable housing in the village or smaller houses suitable for young families. Although none of the houses were designated as affordable housing, their smaller size would encourage young people into the village. There would be community benefits to having parking and WC’s for the Church, which was the only place in the village that could be used as a community facility.

 

Cllr Richard Gamble proposed a motion to grant planning permission with conditions (against officer recommendation), with the final wording of conditions to be delegated to officers. This motion was seconded by Cllr James Sheppard.

 

A debate followed where the following issues were discussed.

 

Some members stated that this could be classed as ‘infill’ and as such it did  comply with WCS CP1 and CP2. Others disagreed and felt that as there were four new properties being provided it could not be constituted as ‘infill’.

 

Some councillors sated that the design was high quality and therefore did meet the requirements of WCS CP57. It would certainly constitute an improvement on the modern stable blocks currently on the site. It was also a major public benefit to the village.

 

Most members stated that the public benefit was the issue here, the scheme  would be of great benefit to the village. This included the benefit of the only community facility in the village having parking and WC’s. Also the smaller size of the dwellings would make them more affordable. It was felt that this benefit outweighed any harm.

 

Other issues discussed included the scheme of parking shown in the application – concerns were raised that a parking space for one of the dwellings appeared to be directly outside one of the other dwellings bedroom windows. At the request of the committee this was clarified by the architect, who using slides from the earlier presentation explained the parking scheme and showed that this was not in fact the case.

 

At the conclusion of the debate it was;

 

Resolved:

 

That planning permission be granted with conditions (against officer recommendation), with the final wording of conditions to be delegated to officers.

 

Reason:

 

The public benefit to the scheme was considered to outweigh any harm.

 

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:

 

  • Application Form
  • Drg No. 17119.01-A - Site Location Plan
  • Drg No. 17119.02-C - Site Block Plan
  • Drg No. 17119.04-A - Site Layout & Sections
  • Drg No. 17119.05 - Plots 1-3: Plans and Elevations
  • Drg No. 17119.06 - Plot 4: Plans and Elevations
  • Drg No. 17119.07 - Harestone House

 

 

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

 

3.           Within 3 months of the demolition of the existing buildings to be demolished on site, all of the materials and debris resulting there from shall be removed from the site.

 

REASON: In the interests of the character and appearance of the Conservation Area and the scenic qualities of the North Wessex Downs AONB.

 

4.           No development shall commence on site above ground floor slab level until a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained as it is within a groundwater vulnerability zone.

 

5.           No development shall commence on site above ground floor slab 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: In the interests of the character and appearance of the Conservation Area and the scenic qualities of the North Wessex Downs AONB.

 

6.           No development shall commence on site above ground floor slab level until details of all eaves, verges, windows (including head, sill and window reveal details), doors, rainwater goods, chimneys, dormers and canopies 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 the character and appearance of the Conservation Area and the scenic qualities of the North Wessex Downs AONB.

 

7.           All new windows and doors shall be shall be flush fitting timber casements and maintained as such in perpetuity.

 

REASON: In the interests of securing high quality design, the character and appearance of the Conservation Area and the scenic qualities of the North Wessex Downs AONB.

 

8.           All soft landscaping comprised in the approved details of landscaping (Fig 5 (18.794) contained within the LVIA) shall be carried out in the first planting and seeding season following the first occupation of the buildings 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.

 

9.           No part of the development hereby permitted shall be 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.

 

10.        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), 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 character and appearance of the Conservation Area, the scenic qualities of the North Wessex Downs AONB, and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions/extensions or external alterations.

 

11.         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 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:  In the interests of the character and appearance of the Conservation Area, the scenic qualities of the North Wessex Downs AONB.

 

12.         The development hereby approved shall be carried out in strict accordance with the Ecological Assessment carried out by Malford Environmental Consulting dated 26th June 2018.

 

REASON: To mitigate against the loss of existing biodiversity and nature habitats.

 

13.        Excluding the demolition works hereby approved, no development shall commence within the area indicated (proposed development site) until a written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

The approved programme of archaeological work will be carried out in accordance with the approved details.

 

REASON: To enable the recording of any matters of archaeological interest.

 

14.        No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

REASON: In the interest of neighbour amenity and the tranquillity of the North Wessex Downs AONB.

 

15.        No burning of waste or other materials shall take place on the development site during the demolition/construction phase of the development.

 

REASON: In the interest of the environment and neighbour amenity.

 

16.        Prior to the occupation of the second dwelling, the WC, car park and passageway to serve the church shall be constructed in accordance with the approved plans.

 

REASON: In the interest of providing the community facilities set out in the application particulars as this was a material consideration in the decision to grant planning permission.

 

 

Supporting documents: