Agenda item

Planning Application: 17/03597/REM - Eastfield House, East Street, North Perrott

Meeting of Area West Committee, Wednesday 17th January 2018 5.30 pm (Item 106.)

Minutes:

Application Proposal: The erection of 1 No. dwelling

The Planning Officer introduced the report and summarised the details of the application. She advised that the proposed dwelling would use the existing access to Eastfield House and a new access would be created for Eastfield House under permitted development. She explained that amended plans had been received which removed the garage from the proposal. She updated members with the comments of the Landscape Officer who felt that the layout was more simplified with the removal of the garage and considered it to be an improvement. Members were informed that the Parish Council objection remained and that two further letters of objection had been received concerning the design of the property and landscaping. The Planning Officer’s recommendation was for approval subject to conditions.

In response to questions from members, the Planning Officer confirmed the following:

· A sample of the colour to be used for the render;

· The Village Design Statement was printed in 2013. It was not an adopted document and therefore carried very limited weight. The application should mainly be assessed against the NPPF and EQ2 and EQ3;

· The principle of the development, agreed during the outline application, was a delegated decision and no objections were received to the principle of development;

· The garages would remain part of the site outlined in blue and would be for use by Eastfield House;

· There was no garage for the new dwelling. Three parking spaces would be provided which met standard requirements;

· The proposed dwelling would be set back 30 metres from the access.

The Committee was addressed by J Hoskyns representing North Perrott Parish Council. He explained that the design of the building was of such high importance in the village and that the Parish Council objected to the style and visual impact of the design. The design would however be more acceptable located on the other side of Eastfield House away from the Conservation Area and naturally hidden from public view. They wished to see a building that reflected the neighbouring properties in the conservation area either to the west or north.

J Hall, an objector to the application referred to the North Perrott Village Design Statement and commented that the development would detract from the appeal of the village to tourists.

The Applicant, J Burton explained why he had chosen the design for the proposed bungalow and his preference for a modern, honest and eco-friendly design which would be low cost and quick to build. He had chosen a bungalow with a flat roof to keep the profile low and advised that following advice of the Planning Officer the colour of the render had been changed to nearly match the colour of the neighbouring property. The bungalow would be screened by a wall and new planting.

The Agent, H Ferdinand advised that the applicants currently lived in Eastfield House, wished to remain in the village and that no other suitable properties had come onto the market. They wished to build a modern bungalow to meet their needs and appreciated modern design. The neighbouring property located in the Conservation Area was some distance away and there was no visual connection between the two properties. The new bungalow would cause no demonstrable harm to the character and appearance of the Conservation Area or the setting of the listed building. There were no good planning reasons to refuse the application.

Ward Member, Cllr. Ric Pallister commented that the Council should be supporting new properties and that overall he didn’t have a problem with the design of the building. Despite the bungalow being close to the Conservation Area he noted that the Conservation Officer had no issues with the application and did not feel that the building compromised the Conservation Area.

In response to further questions, the Planning Officer confirmed that the bungalow would not be easily viewable from a higher ground level.

During the discussion, members in support of the application made the following points:

· There were no planning reasons to refuse the application;

· The Conservation Officer supported the application;

· The site was away from the village core and not situated within the Conservation Area;

· There was a reasonable distance from the proposed building to the Conservation Area;

· The building would not be situated in a visible location.

At the close of the debate it was proposed and seconded to approve the application as per the Planning Officer’s recommendation as outlined in the agenda. On being put to the vote the proposal was agreed by 9 votes in favour and 2 against.

RESOLVED:

That Planning Application No. 17/03597/REM be APPROVED for the following reason:

01. The proposal provides for an appropriate scale of development that, by reason of appearance, landscaping, layout, scale, and use of existing access would not cause significant harm to the adjacent Conservation Area, the setting of a listed building, visual amenity, residential amenity or highway safety and would facilitate the development approved at outline stage. As such the proposal accords with policies EQ2, EQ3, TA5 and TA6, of the South Somerset Local Plan 2006 - 2028 and the provisions of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

01. The development hereby permitted shall be carried out in accordance with the following approved plans (except where directed otherwise by the conditions below)

Drawing no. 01 Revision B received 11 December 2017

Drawing no. 03 Revision C received 11 December 2017

Drawing no. 04 Revision B received 11 December 2017

Drawing no. 05 Revision B received 11 December 2017

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

02. The external render of the dwelling hereby approved shall be Alsecco Creative Colour System 1024, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of visual amenity and to safeguard the appearance of the Conservation Area and the setting of a listed building to accord with Policies EQ2 and EQ3 of the South Somerset Local Plan (Adopted March 2015).

03. The new natural stone wall, at the access point, hereby approved shall will be built from materials and in a style to match the north boundary wall ie. it will match in terms of the existing materials in colour texture, bonding and mortar, as indicated on drawing no. 05 Revision B, unless otherwise agreed in writing by the Local planning Authority.

04. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows, doors or other openings other than those expressly authorised by this permission shall be constructed within the dwellinghouse hereby approved without the prior express grant of planning permission.

05. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) 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 without the prior express grant of planning permission.

06. The area allocated for parking on the submitted plan, drawing number 4 revision B, shall be kept clear of obstruction at all times and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

Reason: In the interests of highway safety further to policy TA6 of the South Somerset Local Plan 2006-2028.

07. Prior to commencement of works in connection with the dwelling herby approved the access onto Eastfield Lane to serve Eastfield House, shown within the blue site line on drawing no. 01 Revision B, shall be fully implemented and only used in connection with Eastfield House.

Reason: In the interests of highway safety further to policy TA5 of the South Somerset Local Plan 2006-2028.

08. The existing access onto East Street shall only be used in connection with the dwelling hereby approved.

Reason: In the interests of highway safety further to policy TA5 of the South Somerset Local Plan 2006-2028.

09. The scheme of landscaping as shown on approved drawings nos. 04 Revision B and 03 revision C shall be carried out in the first planting and seeding season following the first use of the dwelling hereby approved or the completion of the development, whichever is the sooner; 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.

(Voting: 9 in favour, 2 against)

Supporting documents:

1703597REM, item 106. PDF 452 KB

Agenda item

Planning Application: 17/03597/REM - Eastfield House, East Street, North Perrott

Council and Democracy