Agenda item

The Planning Officer presented the application as detailed in full in the agenda report. He updated members regarding an E mail that had been received since the report had been written, supporting the proposal, as it was felt that the proposal would enhance the lane to the church.  With the aid of a power point presentation the officer showed details of the site and the proposed plans. He confirmed that his recommendation was to approve the application.

Mr P Warren, Mrs A Hopkins and Mrs J Mitchell all spoke in objection to the application on behalf of themselves and others unable to attend the meeting. They asked members to refuse the application for a variety of reasons but mainly due to overdevelopment of the site; the size and height of the proposal, the proposed use of block and render, the close proximity and impact on the nearby Listed Building; the possibility of the future use as a guest annexe and the nearness to the neighbouring dwelling.

Mr H Davies spoke in support of the application which he considered would be an improvement on the existing garage.

Mr J Heaton, the agent, addressed the committee and explained that a lime render and timber would be the materials used in the build, he also confirmed that there was no intention to use the proposal as a guest annexe.

Ward Member Cllr Mike Beech was undecided about the application, he understood that the existing garage needed replacing but he felt the proposal was too high, if members of AEC voted to approve the application he suggested that conditions should be imposed to tie the garage to the house, permitted development rights should be removed and it should only be for the use of the occupants of the house.

No-one wished to respond to the opportunity to correct any mis-statements.

During discussion varying views were expressed, including:

·         Concern about the proposed materials;

·         The application needed to be dealt with sympathetically, SSDC had been punished  once for lack of sensitivity in a listed area;

·         The proposal would be an improvement on the existing garage and would fit into the landscape;

·         The proposal was too big.

In response to queries the Area Lead East confirmed the size of the proposal which would be smaller than an average double garage and 4.8 metres longer than the current garage, the lime render would not be out of keeping with the area and he asked members to consider whether the proposal would have a severe or significant impact.  The officer confirmed that the conditions suggested by the ward member had been included in the proposed conditions and further planning permission would have to be sought to give the garage another use.

A proposal was made to refuse the application as overdevelopment of the site but the motion was not seconded.

A proposal was then made and seconded to approve the application as per the officer’s recommendation. On being put to the vote, the motion was carried by 6 votes in favour; 2 against and 2 abstentions.

RESOLVED:That Planning Application 14/04466/FUL be approved as per the officers recommendation for the following reason:

The proposal by reason of its size, scale, location and use of materials would cause no demonstrable harm to character, to setting of listed buildings, to highway safety or residential amenity. As such the proposals comply with Policies EH5, ST5 and ST6 of the South Somerset Local Plan 2006, and the NPPF.

SUBJECT TO THE FOLLOWING:

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: Location Plan, received 3 October 2014; 6, received 6 November 2014; 1, 2 and 3 received 18 November 2014.  

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

03.       No work shall be carried out on site unless particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Such particulars will include the detailed finish (rough sawn, hand tooled, etc.) Slate hooks shall not be used.

            Reason: In the interests of character and setting of the listed building further to policy EH5 of the South Somerset Local Plan, and the NPPF.

04.       No work shall be carried out on site unless details of the external render to be used have been provided to and approved in writing by the Local Planning Authority. Details shall include the finish, materials and colour of the render, and shall be supported by a sample panel, which shall remain available on site for the duration of the works.

            Reason: In the interests of character and setting of the listed building further to policy EH5 of the South Somerset Local Plan, and the NPPF.

05.       No work shall be carried out on site unless details of the design, materials and external finish for all new doors, windows, boarding and openings have been submitted to and approved in writing by the Local Planning Authority. Such approved details, once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: In the interests of character and setting of the listed building further to policy EH5 of the South Somerset Local Plan, and the NPPF.

06.       No work shall be carried out on site unless design details of all roof eaves, verges and abutments, including detail drawings, and all new cast metal guttering, down pipes, other rainwater goods, and external plumbing shall be submitted to and approved in writing by the Local Planning Authority.  Such details once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: In the interests of character and setting of the listed building further to policy EH5 of the South Somerset Local Plan, and the NPPF.

07.       No development hereby approved shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority.

            Reason: In the interests of the archaeology further to policy EH12 of the South Somerset Local Plan, and the NPPF.

08.       Notwithstanding the Town and Country Planning Act 1990 (as amended) and the provisions of Article 3, Schedule 2, Part 1 of the Town and Country Planning General Permitted Development Order, 1995 (or any order revoking and re-enacting that Order) the garage floor space shall be kept unobstructed and not physically altered, and while this shall include ancillary storage space there shall be no other use made, incidental or otherwise including its conversion to habitable floor space, except for what is shown approved in drawing no. 2 received 18 November 2014.   

            Reason: To enable the LPA to retain adequate control over the development in the interests of visual and neighbour amenity, further to policy ST5 and ST6 of the South Somerset Local Plan, and the NPPF.

09.       Before any work is undertaken in pursuance of the development hereby permitted to prepare the site for excavation and the formation of foundations a written description of the steps and works to be taken to secure the immediate and continuing safety and stability at the boundary with the adjacent outbuilding (Church Close) shall be submitted to and agreed in writing by the Local Planning Authority.

            Reason: To protect the boundary in the interests of visual amenity and in accordance with policy ST5 and ST6 of the South Somerset Local Plan 2006, and the NPPF.

10.       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 extension, balcony, additional windows, including dormer windows, or other openings (including doors) shall be formed in the building, or other external alteration made without the prior express grant of planning permission.

Reason: In the interests of character and appearance and the setting of listed buildings, further to policy ST5, ST6, and EH5 of the South Somerset Local Plan, and the NPPF.

(Voting: 6 in favour: 2 against; 2 abstentions)