Agenda item

The Planning Officer presented the report as detailed in the agenda; he explained that the site was within a conservation area and an Article 4 area therefore all alterations would require planning permission.  The proposed dormer window in the main roof would be of a large design and would appear to be of a large scale and out of keeping with the existing house and the adjoining terraced houses, the officer’s recommendation therefore was to refuse this application.

Mrs L Elson representing CPRE supported the officer’s recommendation to refuse the application which in her opinion would cause harm to the nearby Listed Building.

Ward Member Cllr Colin Winder was disappointed that the nearby Listed Building had not been included in the photos shown in the officer’s power point presentation

The Area Lead East explained that the issue was the size of the proposed dormer and not reference to the Listed Building

Ward Member Cllr Nick Colbert could not understand why the application had been referred to AEC for consideration when both Ward Members and Town Council had no objections to the application.

During discussion varying views were expressed: the proposal was too large for the row of terrace houses; it would be seen from the road; the size and scale of the development was inappropriate and would ruin the set of terraces if repeated.  There would not be such an issue if the size of the dormer was smaller.

The Area Lead East reminded members of the scheme of delegation: as the officers recommendation was contrary to the Town Council and Ward Members comments a request had been made for the application to be considered by members of AEC.

A proposal was made and seconded to refuse the application as per the officer’s recommendation with an informative that the application should contact the case officer to discuss options for a smaller dormer window that may address the reasons for refusal.  On being put to the vote the motion was carried by 5 votes in favour and 2 against.

RESOLVED: That Planning Application 41/04978/FUL be refused as per the officer‘s s recommendation

01.       Due to the scale, form and design of the proposed dormer window, the proposal would appear out of scale and out of keeping with the existing house and the adjoining terraced houses, to the detriment of the character and appearance of the Conservation Area. This would be contrary to policies ST6 (Quality of Development) and EH1 (Conservation Areas) of the South Somerset Local Plan (Adopted April 2006) and the National Planning Policy Framework (March 2012) and policies EQ2 and EQ3 from the emerging South Somerset Local Plan (2006-2028).

SUBJECT TO THE FOLLOWING:

Informatives:

01.       In accordance with paragraphs 186 and 187 of the NPPF the council, as local planning authority, takes a positive and proactive approach to development proposals focused on solutions.  The council works with applicants/agents in a positive and proactive manner by;

•           offering a pre-application advice service, and

•           as appropriate updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions.

02: You are invited to contact the case officer to discuss the options for an amended dormer that may address the reason for refusal identified above.

(Voting: 5 in favour; 2 against)

After consideration of the Planning Applications discussion ensued around when an planning application should be considered by AEC members or when a decision should be delegated. It was felt that a mechanism was required to ensure that all Ward Members were advised when applications were due to be considered. The Area Lead East advised that he would ask the Development Manager on behalf of AEC members to review the current Scheme of Delegation.

Mrs L Elson also advised that SCC had confirmed that the mobile library service would be retained.