Agenda item

The Planning Officer presented the application as detailed in the agenda and with the aid of a powerpoint presentation showed the site and proposed plans.  He informed members that fully amended plans had now been received to address the concerns regarding proposed roof height and dormer windows.  He therefore recommended that an amendment be made to Condition 2 to reflect the amended plan as follows:

‘The development hereby permitted shall be carried out in accordance with the following approved plans: amended location and block plans received 14 July 2015 and amended proposed elevation, floor and section plan received 21 August 2015’.

He confirmed the neighbours were fully aware of the amendments made and that there were no further updates to the report.

In response to questions, members were informed that:

·         The garage was 330 millimetres from the neighbouring boundary and over 20 metres away from the neighbouring house.

·         There were other flat roof garages located nearby but uncertain anywhere else within the village.

Mr David Neal, Chairman of West Coker Parish Council addressed the committee.   He said the Parish Council raised concern regarding the effect the proposal would have upon the conservation area and neighbouring listed building.  They did not consider the amended plans mitigated the concerns of the local residents as the topography of the site was very important and the proposed extra 2.2 metres in height was significant to the area.  He concluded the site was in a sensitive area of the village and that the application was not supported by the local residents and would be detrimental to the area.

Sophie Newton spoke in objection to the application.  She told members that she and her family lived at the neighbouring property No 19 Manor Street and considered the proposal would be overbearing and cause overshadowing to the garden.  She felt the proposed plans were inaccurate and confusing and that the ‘right to light’ was a material consideration. She encouraged the committee to arrange a site visit to see the exact topography and impact the proposal would have on the area. 

Neil Symes also spoke in objection to the application.  As a local resident he felt the proposal was unacceptable and over development within a conservation area.  He felt there were other ways to extend the property causing minimal impact.  He raised concern over the inaccuracy of the height of the boundary fencing and the small reduction in the roof ridge height and concluded there was significant local objection to this proposal.

James Fox, the agent then addressed the committee.  He said the issues raised had now been addressed with the recent amended application and that the SSDC Conservation Officer and Planning Officer had considered the proposal acceptable.  He appreciated the concerns of the local residents and that these had been taken into account within the amended proposal.  He considered there would be no significant harm to the conservation area or loss of light or amenity to the local residents.

Louise Crocker, the applicant addressed the committee.  She was disappointed that some local neighbours strongly objected to the application and confirmed that her wish was only to develop and renovate her family home.  She said the proposal was only to gain a little extra space for her family whilst renovating the existing garage and enhancing the local area. 

In response the Planning Officer confirmed to members that the measurements as shown on the plans were accurate and that all concerns have been covered with the amended plans. He confirmed the applicants/agents have worked with the officers to ensure all concerns have been addressed.

The SSDC Conservation Officer confirmed that all comments from the Conservation Team had been considered and suitably addressed including the effect on the listed building. 

Councillor Cathy Bakewell, Ward member voiced her concerns regarding the application.  These included the impact on the nearby Manor House (Grade I) and Old Dairy House (Grade II) both Grade I Listed Buildings, affect upon the conservation area and the poor quality and inaccuracy of the plans making it difficult for a decision to be made.  She felt the height of the proposed building would create a loss of amenity and light to the neighbouring property No.19 Manor Street and although appreciated the applicant’s right to extend the family home regrettably she could not support the application. 

Councillor Cathy Bakewell then proceeded to read a statement from the other Ward member Councillor Gina Seaton.  This included concerns regarding the impact on the nearby listed buildings and the overshadowing of the neighbouring property.  Other comments included the appearance of one gable end and one hip end which she felt was out of keeping and of poor design.

During members’ discussion, several comments were made including the following:

·         Proposal would be a significant improvement to what was currently an unsightly building.

·         Content that every effort made by all parties to mitigate any concerns and issues raised.

·         Considered there were a various mix of properties within the area.

·         Appreciated neighbours’ concerns however did not consider the proposal to have a significant impact on the amenity of the neighbouring properties or adversely affect the neighbouring listed buildings.

·         Concerns regarding the height and design of the proposal and the overall impact on the conservation area, including the loss of light from neighbouring properties.

·         Noted local residents and the Parish Council were not in support of the application.

·         Confusion over poor quality and inaccuracy of the plans.

It was then proposed and subsequently seconded that permission be granted as per the officer’s recommendation as set out in the agenda report with the amendment to Condition 2.  This was carried by 12 votes in favour, 4 against and 1 abstention.

RESOLVED:

That planning application 15/02683/FUL be granted for the following reason:

01.       In having regard to the size, scale and proposed materials the proposed extension is appropriate in the Conservation Area, does not adversely affect the setting of neighbouring listed buildings or cause a demonstrable harm to residential or visual amenity. As such the proposal complies with Policies SD1, SS1, TA5, TA6, EQ2 and EQ3 of the adopted South Somerset Local Plan (2006 - 2028) and the aims and objectives of 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: amended location and block plans received 14 July 2015 and amended proposed elevation, floor and section plan received 21 August 2015.

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

03.       The accommodation hereby permitted shall be used solely in connection with the use of the existing house, known as Heathfield, 21 Manor Street as a single family dwelling and shall not at any time be used as a separate unit of accommodation.

            Reason: In the interests of residential and visual amenity in accordance with Policy EQ2 of the South Somerset Local Plan (2006 - 2028).

04.       No development shall be undertaken unless particulars of following have been submitted to and approved in writing by the Local Planning Authority;

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

b.    details of the recessing, materials and finish (including the provision of samples where appropriate) to be used for all new windows (including any rooflights) and doors;

c.    details of any external services, boiler flue, soil pipes, etc

d.    details of the rainwater goods and eaves

e.    details of the eaves and fascia details and treatment at a scale of 1:5.

            On approved such details shall be fully implemented unless agreed otherwise in writing by the Local Planning Authority.

            Reason: To safeguard the character and appearance of the area in accordance with Policies EQ2 and EQ3 of the adopted South Somerset Local Plan (2006 - 2028).

05.       No windows, other than those shown on the plan(s) hereby approved, shall be constructed in the wall or roof of the building that faces north and west without the prior written consent of the Local Planning Authority.

            Reason: In the interests of residential amenity in accordance with Policy EQ2 of the adopted South Somerset Local Plan (2006 - 2028).

06.       The rooflight in the west elevation shall be glazed with obscure glass when installed, with such glazing type thereafter retained.  There shall be no alteration or additional windows in this elevation without the prior written consent of the Local Planning Authority.

            Reason: In the interests of residential amenity in accordance with Policy EQ2 of the adopted South Somerset Local Plan (2006 - 2028)

07.       The proposed 2m high fence on the northern boundary shall be installed prior to occupation of the building and shall thereafter be retained at that height, unless otherwise agreed in writing with the Local Planning Authority.

            Reason: In the interests of residential amenity in accordance with Policy EQ2 of the adopted South Somerset Local Plan (2006 - 2028).

08.       Prior to implementation of this consent,  ground-works, heavy machinery entering site or the on-site storage of materials, a scheme of tree protection measures relating to the adjoining protected trees shall be submitted to and agreed in writing with the Council and it will include the following details:

·           rigidly-braced HERAS tree protection fencing;

·           a commitment to avoiding machinery movements, ground-works, amendments to the soil (including rotavating & additions to soil-grade), the storage of materials, the mixing and discharge of cement liquids, the lighting of fires & the installation of below-ground services (including drainage & soak-aways) within the Root Protection Areas of the adjoining protected trees;

            Upon approval by the Council, the measures specified within the agreed scheme of tree protection measures, shall be implemented in their entirety for the duration of the construction of the development, inclusive of landscaping measures. 

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

Informatives:

01.       In relation to condition 07 you are advised to contact the Council's Tree Officer (Phillip Poulton 01935 462670) to arrange a pre-commencement site meeting between the appointed building/groundwork contractors and the Council's Tree Officer, in order to ensure compliance with the submitted scheme of tree protection fencing and other tree protection measures.

02.       You are reminded of the requirement to comply with the Party Wall etc Act 1996.

03.       The use of hedgehog gutter guards for the building is suggested by the Council's Tree Officer.

(voting 12 in favour, 4 against, 1 abstention)