Agenda item
Planning Application 17/01207/FUL - Land OS 0017 Part, Isle Brewers.
Minutes:
Proposal: Barn conversion to form a dwelling.
The Planning Officer presented the application as detailed in the agenda and noted the barn had been built around 1992 but been redundant for agricultural use for some time. He explained his reason for recommending refusal and noted there was concern about the amount of new build required which had led to it being considered by the LPA that the proposal was a rebuild rather than conversion.
Ms L Dunne, agent, noted the conversion had been carefully considered. The architect had confirmed that approximately 70% of the external walling would be retained and no new structural materials were proposed. She considered the court case referred to in the officer report was a red herring as it was for a class Q whereas the current application being considered was an FUL application. The Parish Council supported the application and neighbouring parish councils had not raised objections. She considered the proposal complied with the NPPF.
As the ward member was absent, Councillor Adam Dance read a statement on her behalf. Reference was made to the site not having a good use in recent times, and the proposal providing a good solution for a family house with several facilities available in nearby Hambridge. The proposed conversion would not be detrimental or be visible from the road and as ward member she supported the application.
During a very brief discussion several comments were made in support of the application including:
· Support ward member comments
· Good design and will effectively give a better looking agricultural building
· Very innovative
· Good design and appropriate use.
It was proposed to approve the application as it was felt the site and scale of the proposal was acceptable, and not detrimental to highway safety or residential amenity.
On hearing comments made the Planning Officer suggested that the wording of the justification would almost be a reversal of the refusal detailed in the report. Members agreed the wording of the justification and that the conditions were to be agreed with the ward member.
On being put to the vote the proposal to approve the application was carried unanimously.
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RESOLVED: |
That planning application 17/01207/FUL be APPROVED, contrary to the officer recommendation, subject to the following:
Justification:
01. The proposal would not be at odds with the rural character and appearance of the locality and the nearby listed buildings, and would lead to an enhancement of this site. Furthermore it would have no adverse impact on highway safety or residential amenity. As such the proposal accords with policies SD1, TA5, TA6 and EQ2 of the South Somerset Local Plan (2006-28) and the provisions of chapters 4, 6, 7, 11 and the core planning principles 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: 'P_P02', 'P_P03' and 'P_P04', received 14th March 2017 and 'P_P01_REVA' and 'P_SB01_REVA', received 16th May 2017.
Reason: For the avoidance of doubt as to the development authorised and in the interests of proper planning.
03. No works shall commence on the construction of the external surfaces of the development hereby permitted unless particulars of materials (including the provision of samples) to be used for these external surfaces have been submitted to and approved in writing by the Local Planning Authority. Once approved such details shall be fully implemented and thereafter shall not be altered without the prior written consent of the Local Planning Authority.
Reason: In the interests of visual amenity, in accordance with policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 7 of the National Planning Policy Framework.
04. A scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels. All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season after the development hereby permitted is first brought into use; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.
Reason: In the interests of visual amenity, in accordance with policy EQ2 of the South Somerset Local Plan 2006 and the provisions of chapters 7 and 11 of the National Planning Policy Framework.
05. There shall be no obstruction to visibility greater than 300 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 120 metres either side of the access. Such visibility shall be fully provided before the dwelling hereby approved being first occupied and shall thereafter be maintained at all times.
Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.
06. The approved access over at least the first 6 metres of its length, as measured from the edge of the adjoining carriageway, shall be properly consolidated and surfaced (not loose stone or gravel) in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. The approved works shall be carried out prior to the dwelling hereby approved being first occupied, and shall thereafter be maintained in that condition at all times.
Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.
07. Any entrance gates erected shall be hung to open inwards, shall be set back a minimum distance of 6 metres from the carriageway edge and shall thereafter be maintained in that condition at all times.
Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.
08. The area allocated for parking and turning on the approved plans shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted.
Reason: In the interests of highway safety, in accordance with policies TA5 and TA6 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.
09. Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such approved drainage details shall be completed and become fully operational before the development hereby permitted is first brought into use and thereafter maintained at all times.
Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.
10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (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 dwelling without the prior express grant of planning permission.
Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 7 and 11 of the National Planning Policy Framework.
11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), there shall be no extensions to the dwelling hereby approved and no buildings or other structures including ponds, pools, walls, fences, gates or other means of enclosure are to be built within the curtilage of the dwelling without the prior express grant of planning permission.
Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 7 and 11 Page 3 DC PCFULZ.v7 of the National Planning Policy Framework.
Informatives:
01. Please be advised that approval of this application by South Somerset District Council will attract a liability payment under the Community Infrastructure Levy. CIL is a mandatory financial charge on development and you will be notified of the amount of CIL being charged on this development in a CIL Liability Notice.
You are required to complete and return Form 1 Assumption of Liability as soon as possible and to avoid additional financial penalties it is important that you notify us of the date you plan to commence development before any work takes place. Please complete and return Form 6 Commencement Notice.
You are advised to visit our website for further
details https://www.southsomerset.gov.uk/cil
02. Where works are to be undertaken on or adjoining the publicly maintainable highway a licence e under Section 171 of the Highways Act 1980 must be obtained from the Highway Authority. Application forms can be obtained by writing to Transport Development Group, Environment Department, County Hall, Taunton, TA1 4DY, or by telephoning 01823 355645. Applications should be submitted at least four weeks before works are proposed to commence in order for statutory undertakers to be consulted concerning their services.
The fee for a Section 171 Licence is £250. This will entitle the developer to have his plans checked and specifications supplied. The works will also be inspected by the Superintendence team and will be signed off upon satisfactory completion. |
(Voting: Unanimous)
Supporting documents:
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