Agenda item

Planning Application 17/04885/FUL - Badgers Holt, Coat, Martock.

Minutes:

Proposal: The demolition of the existing link attached double garage, rear kitchen, living room extension and conservatory. Erection of a new timber clad one and a half storey side extension. Alterations to fenestration, construction of a new bin/oil tank store and external landscaping.

The Planning Officer introduced the report and advised that the proposal was for a 1 ½ storey side extension on an existing single storey dwelling converted from a stable building. He noted that the property was surrounded by listed buildings. The extension was proposed in a dark larch finish with tall glazed sections looking into the courtyard and onto the road. The Conservation Officer had listed a number of concerns which were detailed in the report and which linked to the recommendation to refuse the application. In response to a question, he clarified that planning policy EQ2 covered several elements relating to visual amenity, overshadowing and impact on a listed building and so was quoted as being in accord with some elements and contrary to others.

Mrs J Elwood, applicant, said they had purchased the property 3 years ago and had always intended to improve it. She said the property currently was cold and damp and the extension would provide a spacious and healthy living environment. Because of the size and scale of the plot, this was a modest extension which they hoped would enhance the village.

Mr V Allington, Agent, said they had offered to construct a mock of the extension for the Conservation Officer but he had not thought it necessary and whilst he did not like the proposed cladding he had said it was acceptable. He referred to the 1841 tythe map which showed additional buildings to the front of the stables and he said they had submitted a heritage assessment as part of the application. This was a complete refurbishment of the property and was a high quality design in a courtyard development.

Ward Member, Councillor Neil Bloomfield expressed his surprise at the recommendation of refusal when only 50 yards away a Grade II listed building had been converted to a holiday-let property. He felt the charred larch finish would maintain the barn look of the extension and he confirmed that he had no objections.

Ward Member, Councillor Graham Middleton said if it was proposed to be constructed in hamstone then he would have no objections but the glass and black wood should be set further back. He said he was not against the application but did not like the proposed materials.

During discussion, Members questioned whether the charred larch finish would soften with age and the Agent clarified that this would be the case. Several members expressed their support for the proposal although some felt it would be more in keeping with the area if it was constructed in hamstone. It was proposed and seconded to approve the application, contrary to the officer’s recommendation, as it would cause no significant harm to the visual amenity of the area and on being put to the vote this was carried (voting: 7 in favour, 1 against, 1 abstention).

RESOLVED:

That planning application 17/04885/FUL be APPROVED, contrary to the officer recommendation, subject to the following:

Justification:

01. The proposed extension would by reason of its scale, materials and design cause no harm to the character of the Conservation Area or the setting of the listed building. It would cause no harm to residential amenity. The proposal would therefore accord with Policies EQ2 and |EQ3 of the South Somerset Local Plan (2006-2028).

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: 1-1000; 2-0001 Rev. A; 1-0002; 2-0002 Rev. A; 2-0003 Rev. A; 1-0003 Rev. A only

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

03. The development hereby permitted shall not be commenced until 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.

Reason: To preserve the character and appearance of the Conservation Area in accordance with Policy EQ3 of the South Somerset Local Plan (2006-2028).

04. Prior to their installation, details of all windows and doors including materials and external finish have been submitted to and approved in writing by the Local Planning Authority. This will include detailed drawings including sections of at least 1:5. Such approved details, once carried out shall not be altered without the prior written consent of the Local Planning Authority.

Reason: To preserve the character and appearance of the Conservation Area in accordance with Policy EQ3 of the South Somerset Local Plan (2006-2028).

05. Prior to the commencement of construction of the roof, details of the design all roof eaves and verges including detail drawings at a scale of 1:5, 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: To preserve the character and appearance of the Conservation Area in

(Voting: 7 in favour, 1 against, 1 abstention)

Supporting documents: