Agenda item

Application Proposal: Demolition of existing dwelling and outbuildings and erection of replacement 2.5 storey dwelling with associated detached garage

The Planning Officer presented her report to members. Using a PowerPoint presentation, she provided image of the building to be demolished and showed the location of the listed bee house which was situated in the grounds of the adjacent school. She further advised that the application had been amended to relocate the position of the proposed garage. She confirmed that the boundary wall would remain.

She explained that since the report had been published, she has received an additional letter of objection from a neighbour to the site who hoped that the house would be restored and extended rather than demolished.

The Planning Officer advised that she had carefully weighed up the importance of the dwelling and the heritage issues. She advised that the cottage was set back from the highway and barely visible from the road. She explained that she did not feel that the building had significant importance and therefore felt that permission could not be withheld. She clarified that the issues around the listed bee house had been addressed and found the design of the new dwelling to be acceptable and therefore she recommended that the application be approved.

A representative of the Parish Council addressed the Committee. He advised that the Parish Council had originally supported this application as the applicant had said that the house was in a poor state of repair. The PC now recommended that the application be refused as the Conservation Officer had suggested that there was no need to demolish the building. He hoped that the building would be retained. He also felt that it would be inappropriate to approve a balcony which overlooked a school playground.

Two members of the public spoke in objection to the application. Their comments included:

·         Local residents valued this period property, which was in the centre of the village. It is an attractive and unusual house which sits neatly on the plot.

·         The Conservation Officer recommended that the application be refused and described the building as an undesignated heritage asset.

·         The proposal was close to the bee house, which was one of only 2 in Somerset.

·         The ‘Save British Heritage’ had objected to the application.

·         The structural engineers report was unconvincing and the building could be extended.

·         The replacement building will overshadow and overlook the school and would be out of character.

The agent addressed the Committee. He explained that the Victorian dwelling had no statutory designation and was not listed or within a Conservation Area. He explained that previously a large porch had been added and since removed and that a side and rear extension had been added. He advised that local stone would be used and did not believe that the siting of the bee house would be impacted. He further added that the streetscene would not be impacted as the building was set back from the road.

The Applicant addressed the Committee. She explained that it was an exciting opportunity to develop the site which she felt would enhance the village. She advised members that she had attended the Parish Council meeting and that support was given to the scheme at this meeting.

A representative of the agent addressed the Committee. He explained that he had worked closely with the planning department and had amended the application twice. He advised members that immediate properties had rendered finishes and that screening could be added to the balcony to provide additional privacy to the school.

Councillor David Norris asked the Committee to consider how much they valued the heritage of the building. He advised that although the building wasn’t listed, it had historical merit. He commented that it was regrettable that the council did not have a list of designated heritage assets. He commented that the building was intact and had a nice attention to detail, highlighting that the original roof remained. He hoped that the application would be refused as the local residents valued the building.

During the discussion, some members commented that the building was set back from the road and could not easily be viewed.

The Planning Officer confirmed that the listed bee house was outside of the ownership boundary of The Chestnuts.

It was proposed that the application be approved, as per the officer recommendation.

It was subsequently proposed and seconded that the application be refused however no vote was taken.

Member continued to discuss the balcony and whether screen would be necessary.

The substantive proposal to approve the application was seconded, subject to an additional condition to include screening to the balcony. On being put to the vote, this was carried 5 votes in support, 3 against with 2 abstentions.

RESOLVED:  that planning application 17/03797/FUL be approved as per the officer recommendation, subject to an additional condition to ensure that screening is added to the balcony.

For the following reason:

01.  The development, by reason of its siting, scale, layout, design and materials, respects the local context and local distinctiveness as well as the setting of the adjacent bee house and is not considered to give rise to any substantive visual amenity, residential amenity, ecological, highway safety or other environmental concerns, nor is the existing dwelling considered to be of such interest or to make a significant contribution to character and interest of the local area that it warrants retention as a non-designated heritage asset. The proposal thereby accords with the aims and objectives of policies SD1, TA5, TA6, EQ2, EQ3 and EQ4 of the South Somerset Local Plan as well as the provisions of the National Planning Policy Framework.

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 drawings numbered F1406_001, F1406_101e, F1406_100d and F1406_102b.

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

03.       No works shall be carried out unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority;

a)         materials (including the provision of samples where appropriate) to be used for external walls and roofs;

b)         full details of the new natural stonework walls, including the materials, coursing, bonding, mortar profile, colour and texture, to be provided in the form of a sample panel to be made available on site;

c)         material and external finish to be used for all windows, external doors, lintels, entrance gates, boarding and openings;

c)         details of all eaves/fascia board detailing, guttering and downpipes and other rainwater goods;

            d)         details of the surface material for the parking and turning area; and

e)         details of all boundary treatment, to include the retention of the existing boundary walls. 

            Reason: In the interest of visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

04.       The development hereby permitted shall not be commenced unless details of the internal ground floor levels of the dwelling hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The highest ridge of the new dwelling hereby permitted shall be no greater in height than 1.0 metre above the ridge height of the existing dwelling on the site.

            Reason: In the interest of visual amenity to accord with policy EQ2 of the South Somerset Local Plan.

05.       The development herby permitted shall be carried out in complete accordance with the requirements and recommendations of the Ecological Construction Method Statement by Country Contracts. 

            Reason: For compliance with the Wildlife and Countryside Act 1981, and for the conservation of biodiversity in accordance with policy EQ4 of the South Somerset Local Plan and the NPPF.

06.       Prior to commencement of the development, demolition of existing structures, ground-works, heavy machinery entering site or the on-site storage of materials, the submitted scheme of tree protection measures (as prepared by Hillside Trees Ltd, dated September 2017) shall be installed and made ready for inspection.  The pre-commencement site meeting requirement shall be arranged to include the presence of the Council (01935 462670) at a mutually convenient time for all parties.  The locations and suitability of the tree protection measures shall be inspected by the Council and confirmed in-writing by the Council to be satisfactory

prior to any commencement of the development.  The approved tree protection requirements (inclusive of the specified arboricultural supervision) shall be implemented in their entirety for the duration of the construction of the development (inclusive of hard and soft landscaping measures) and the protective fencing and signage may only be moved or dismantled with the prior consent of the Council in-writing.

            Reason: To preserve the health, structure and amenity value of existing landscape features (trees) in accordance with policies EQ2 and EQ4 of the South Somerset Local Plan.

07.       Prior to the development hereby approved being first brought into use the second floor  window in the east elevation of the dwelling hereby permitted shall be fitted with obscure glass (and fixed closed) and shall be permanently retained and maintained in this fashion thereafter.

            Reason: In the interest of residential amenity to accord with policy EQ2 of the South Somerset Local Plan.

08.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows, including dormer windows, or other openings (including doors) shall be formed above ground floor level in the east elevation of the dwelling hereby permitted, without the prior express grant of planning permission.

            Reason: In the interest of residential amenity to accord with policy EQ2 of the South Somerset Local Plan.

09.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows, including dormer windows, or other openings (including doors) shall be formed in the south elevation of the garage building hereby permitted, without the prior express grant of planning permission.

            Reason: In the interest of residential amenity to accord with policy EQ2 of the South Somerset Local Plan.

10.       Prior to the first occupation of the dwelling hereby approved, details of a privacy screen along the west side of the first floor terrace (which faces towards the school), shall be submitted to and agreed in writing by the Local Planning Authority. The privacy screen shall thereafter be installed in accordance with the agreed details before the dwelling is first occupied and shall be maintained as such in perpetuity.

            Reason: To safeguard the amenities of the adjacent school in accordance policy EQ2 of the SSLP.

(Voting: 5 in support, 3 against and 2 abstentions)