Agenda item

Proposal: The erection of 1 No. new dwelling at Raymonds Farm. Existing Cottage retained to be used as workshop, ancillary to the new house.

The Specialist, Planning presented the application as detailed in the agenda, and with the aid of PowerPoint presentation, continued to show the site and proposed plans. He explained that the site was within an Area of Outstanding Natural Beauty (AONB) and a dark skies area. There was already a dwelling on the site and the application didn’t fit entirely with HG8 policy as they would retain the existing dwelling for storage and build a new dwelling to the north. He showed that all the other buildings on site would be removed. His key considerations were Policy HG8, AONB impact, access consideration, neighbour consideration and ecology.

Overall he believed the scheme would benefit the area, and the glare from the glazing could be controlled within the detail of the glazing to not affect the dark skies area. Landscaping and glazing details would be conditioned to be provided prior to commencement. The current access was poor and the proposal did give a more acceptable access. Overlooking of the property was considered but felt that the long distance to the neighbouring property meant an objection could not be sustained.

A Penselwood Parish Council representative then addressed the committee in objection to the application, and some of their comments included:

·         The AONB significance had been underestimated in the report. The heavily wooded area was an important part of the local landscape.

·         Felt the site would be very visible in winter months.

The applicant and agent addressed members in support of the application and some of their comments included:

·         Being local to the area, he had a strong bond with the area and wished to build a contemporary house on site to retire.

·         Researched policies and explored recent applications within the parish as recognised the sensitivity building in an AONB and that the house would need a careful design.

·         Has a commitment to the dark skies initiative and the lighting plan would prevent light pollution.

·         Landscape concept to allow the dwelling to be hidden form the road with trees and hedging, similar to the neighbouring house.

·         The house with have modern insulation, ground source energy, rain water harvesting.

·         The extension containing the kitchen and bathroom on the existing cottage will be removed. The cottage will be used as a workshop and storage.

·         The house is well design within the site

·         It will not be seen from the neighbouring property or the road as is set in the bank following contours at the bottom of the hill.

·         The derelict buildings will be removed to improve the visual impact.

·         There will only ever be 1 dwelling on the site. The cottage becomes an outbuilding to the proposed dwelling.

Ward member Councillor Robin Bastable commented that it did not comply with policy HG8. He agreed with AONB that this was an application for a new dwelling in the countryside. The existing house there could be made upgraded and lived in. He felt that with all the glazing that it would be very visible at the top of the hill. With the comments from AONB he proposed recommending refusal.

During discussion there were a number of mixed views expressed, some of which included:

·         Approving the application would seem like its ignoring the AONB.

·         This proposal was eco-friendly.

·         Similar applications that were approved in Area East where the property sit within the hill.

·         Agreed that dark glazing could be installed to help stop the light pollution.

·         Proposal to approve the recommendation.

·         What would stop the existing cottage being turned back into a dwelling in the future.

·         Commended the applicant for an environmentally friendly build and asked for EV charging points.

·         Required further clarity on the access point and visibility splays.

The Planning Specialist explained a condition was already in place restricting the cottage to ancillary use but could be strengthened to say non-residential purposes. Any future use would then require permission.

He clarified the summary paragraph in the report on page 38 was the officer’s summary and not the summary of the AONB.

The current turning into the property is poor and the proposal would be an improvement.

EV charging points were included in the conditions.

There was no further debate and it was seconded to refuse the application, contrary to the officer’s recommendation for the reasons of not complying with policy HG8, and the reasons given from the AONB. On being put to the vote it was not carried (4 for refusal, 8 against refusal).

It was then proposed and seconded to approve the application as per the officer’s recommendation with the amended conditions for landscaping and glazing to be pre commencement conditions and the existing dwelling not to be for residential use. On being put to the vote it was carried, 8 votes in favour, 5 against.

RESOLVED:

That members of Area East committee recommend to the Director –Strategy & Support Services that Planning Application 20/03243/FUL be approved in accordance with the officer’s recommendation subject to the conditions in the report with amendments to the glazing and lighting to be conditioned prior to commencement and the existing dwelling to be conditioned not for residential use, for the following reason;

01.  The proposed development would represent a well-designed form of development without unduly compromising the protected character of the surrounding Cranborne Chase Area of Outstanding Natural Beauty. The new dwelling is also considered acceptable in this location by reason of its size, scale, materials proposed and that it causes no demonstrable harm to residential amenity or highway safety. Overall the removal of the buildings and the use of the existing building to be ancillary would not lead to an additional dwelling and a visual improvement to the site. It is in accordance with policies SD1, SS1, EQ2, EQ3, EQ4, TA5, HG8 and TA6 of the South Somerset Local Plan and the aims and provisions 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:

02 proposed site plan

03 proposed plans

04 proposed west elevation

05 proposed east elevation

06 proposed north elevation

07 proposed south elevation

08 context with trees

Ecological report

Building survey 20.1009

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

03.  Prior to commencement of development a scheme of hard and soft landscaping, including vegetation to be retained, shall be submitted to and approved in writing by the Local Planning Authority. All planting, seeding and turfing comprised within the approved scheme shall be carried out in the first planting season following the completion of the development and any trees or plants, including existing vegetation to be retained, which within a period of 5 years from completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next available planting season with others of a similar size and the same species. The approved hard landscaping details shall be provided within four weeks of the development being brought into use, and shall be retained for the life of the development.

Reason: In the interests of visual amenity and to accord with Policy EQ2 of the South Somerset Local Plan.

04.  Prior to commencement of development, lighting and glazing details shall be submitted (including through the provision of technical specifications) and where required SMART glass, shall be submitted to and approved in writing by the Local Planning Authority. The glazing shall be installed in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting or other types of glazing be installed without prior consent from the Local Planning Authority.

     Reason: To ensure that the glazing installed has minimal lighting impact upon the dark skies landscape and the impact on the Area of Outstanding Natural Beauty in accordance with policy EQ2 of the South Somerset Local Plan.

05.  Prior to occupation of the new dwelling hereby approved drainage measures shall be incorporated into the construction of the widened vehicular access to prevent surface water from discharging onto the highway in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority.  Such measures shall thereafter be adequately maintained to the satisfaction of the Local Planning Authority.

      Reason: In the interests of highway safety and to accord with policy TA5 of the South Somerset Local Plan.

06.  Prior to occupation of the dwelling hereby approved, the extensions shown on drawing 20.1009 shall have been removed from the existing dwelling. The remaining building shall not be used for separate residential use and only be used for purposes of incidental storage and domestic office/workshop space to the new dwellinghouse and for no other purpose.

Reason: To define the permission to prevent the creation of an additional market dwelling in the countryside in accordance with policy SS2 of the South Somerset Local Plan.

07.  Prior to the installation of any external lighting details of any exterior lighting proposed shall be submitted to and approved in writing by the local planning authority. Such lighting should be designed to minimise light pollution to the surrounding environment. Thereafter the development shall be carried out in accordance with the approved details unless any variation is agreed by the local planning authority.

     Reason: To safeguard the character of the Cranborne Chase Area of Outstanding Natural Beauty from intrusive light pollution and to accord with policies EQ2 and EQ4 of the South Somerset Local Plan.

08.  Prior to any demolition works, details of the access including cross sectional details shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and retained in accordance with the approved details

     Reason - In the interests of the visual appearance of the access in accordance with policy EQ2 of the South Somerset Local Plan.

09.  The development shall be carried out in accordance with the mitigation and enhancements contained within the ecological report carried out by kpecology dated 7th December 2020.

     Reason - In the interests of ecology in accordance with policy EQ4 of the South Somerset Local Plan.

10.  Prior to first occupation of the dwelling hereby permitted, a 16amp electric charging point, for electric vehicles, shall be provided on the site. Once installed such electric charging points shall be retained and maintained in working order, unless otherwise agreed in writing with the Local Planning Authority.

      Reason: To ensure that the development is resilient and sustainable in accordance with Policy TA1 (Low Carbon Travel) of the adopted South Somerset Local Plan and the provisions of the NPPF.

11.  The areas allocated for parking and turning on the approved plans shall be fully provided prior to the dwelling hereby permitted being first occupied. Thereafter these areas shall be kept clear of obstruction and not be used other than for the 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 and the aims and objectives of the National Planning Policy Framework.

12. There shall be no obstruction to visibility greater than 900 millimetres within a 2.4m x 43m splay in the northerly direction above adjoining road level. Such visibility shall be fully provided before the development hereby permitted is occupied and shall thereafter be maintained at all times.

      Reason: In the interests of highway safety to accord with policy TA5 of the South Somerset Local Plan (2006-2028).

13. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) (with or without modification) there shall be no external alterations or extensions undertaken to the dwelling hereby permitted without the prior express consent of the local planning authority.

      Reason: To safeguard local character and residential amenity, in accordance with policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of the NPPF.

14. Prior to occupation of the dwelling hereby approved, the outbuildings hatched in red and shown as being removed on drawing 02 shall have been permanently removed from the site.

      Reason - In the interests of the appearance of the site and surrounding Area of Outstanding Beauty in accordance with policy EQ2 of the South Somerset Local Plan.

15. Prior to their first use details of the materials to be used for the exterior surfaces of the dwelling hereby permitted shall be submitted to and approved in writing by the local planning authority. Once approved the development shall be carried out in accordance with the approved details.

      Reason: To safeguard the character and appearance of the locality and to accord with Policy EQ2 of the South Somerset Local Plan.

(Voting: 8 in favour, 5 against 0 abstentions)