Agenda item

Application Proposal: Change of use of land to residential and the conversion of existing garage to annexe ancillary to dwelling with oak framed extension and timber decking. Proposed installation of two conservation style roof lights to dwelling.

The Planning Officer presented his report to members. He used a PowerPoint presentation to provide images of the site and plans to show the proposed annexe. He also indicated the area of land which the applicants proposed to use as residential. He suggested to members that the site was in an isolated location and felt that the annexe could be considered tantamount to being a new dwelling. However, the confirmed that there was little scope to develop the existing dwelling.

Councillor Mike Beech, Ward Member, had given an apology for his absence at the meeting, however another Ward Member read out his comments. Councillor Mike Beech’s comments included;

Brewham was a SS2 community, having two pubs, a church and a village hall. The Parish Council supported the application and that there were no local objections. The applicants should be applauded for their desire to provide support for aging relatives. He would be happy to see a non-fragmentation condition applied should Committee be minded to apply one. He hoped that the application be approved.

In response to a members question, the Planning Officer confirmed that the application was for an ancillary annexe, however was not physically attached to the main residence and appeared to have its own separate garden, which gave concern that the annexe could be considered as being a separate dwelling.

Another member pointed out that the application was for an annexe, not a dwelling and questioned whether it could be tied to the main dwelling through a condition or agreement. He also pointed out that the Parish Council had supported the application and offered his own support to the application.

It was proposed that the application should be approved as the existing garage caused no harm. Another member agreed and explained that he felt that the site was situated within an SS2 settlement.

In response to further questions, the Planning Officer confirmed that the annexe would use the existing access and that there was no opportunity for an additional access.

A member raised concern over the separate garden which was proposed as the large size of the garden gives the impression of being a separate dwelling.

The Area Lead Planning Officer advised that he did not recommend a condition to tie the annexe to the existing dwelling as planning permission would need to be obtained to subdivide the annexe from the existing dwelling before the annexe could be used as a separate dwelling and that these such conditions were not very effective.

It was suggested that an informative could be added to ensure that the applicant is aware that the permission would be given for the building to be used as annexe accommodation only.

During the discussion, the Area Lead Planning Officer advised that the location was not considered an SS2 location as the site was not an easy walking distance from the local services.

It was subsequently seconded that the planning application should be approved, contrary to the officer recommendation as the application was situated within a SS2 settlement, subject to a time limit restriction condition and an informative to advise the applicant that the building should be used as annexe accommodation only.

On being put to the vote, this was carried 5 in support and 2 against.

RESOLVED:  that planning permission 18/00481/FUL be approved, contrary to the officer recommendation for the following reason:

01.          The proposed annexe conversion is considered to be acceptable in this location and, by reason of its size, design, and materials is considered to respect the character of the area, and causes no adverse impact on residential amenity, the setting of the listed building, or highway safety, in accordance with policies SS2, EQ2, EQ3, TA5 and TA6 of the South Somerset Local Plan and the aims and objectives of the NPPF.

Subject to the following conditions:

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans: 1378/001; 1378/002; 1378/003; 1378/004 and 1378/005 Rev.A received 9th February 2018.

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

And informative:

The applicant should be aware that this approval relates to the use of the subject building (as extended) as an annexe only, forming a single planning unit with the host property, known as Border Form. Any use of the accommodation hereby approved for any purposes other than as ancillary to the residential use of Border Farm, will require planning permission in its own right.

(Voting: 5 in support, 2 against)