Agenda item

Erection of a dwelling and detached garage to include addition of a first floor balcony on west elevation, addition of a window on east elevation, adjustment of roof light positions and adjustment of ridge height 

The Planning Officer presented his report to the Committee with the aid of a power point presentation. He informed the Committee that there had been a further three letters of objection received from existing objectors emphasising points already raised and querying procedures.

The Planning Officer explained that this was a retrospective application to regularise works which had been carried out incorrectly and that the images contained within his presentation were up to date images showing the works which were nearing completion. 

He summarised the amendments to the approved permission;

·         The new dwelling has been built approximately 870mm higher than approved

·         An additional window/alterations to roof lights

·         Slight amendments to garage

·         Creation of a balcony

He informed the Committee that he recommended that the application be approved as detailed in his report.

Mr T Gill, Chairman of Charlton Horethorne Parish Council, noted that following a site visit which he had attended, the neighbour’s garden could not be seen from the upstairs windows or from the balcony.

He informed the Committee that he visited several of the neighbours to assess the impact of the proposal and that the Parish Council raise no objection to the application, but recommended that the conditions in the officer report were included.

Mr D Hook, a resident representing around 30 objectors, expressed the concern that they disagreed with the officer’s report and they considered the new dwelling did adversely impact neighbours and was overbearing, overlooking and over-shadowing to adjoining properties. He highlighted to Members that the dwelling was visible the Conservation Area of Charlton Horethorne. He expressed his disappointment that this was a retrospective planning application and noted the Planning Department had been made aware of the errors of the building several months previously and felt that enforcement action should have been taken.

The Committee were then addressed by Ms J Peet, Mr K Gudgeon and Mr L Grant who spoke in support of the application.

Their comments included;

·         The dwelling added interest to this part of Charlton Horethorne

·         Dwelling would only be seen in winter months when vegetation died back

·         Roof of new dwelling was no higher than surrounding existing properties

·         The letters of objection received do not represent the village as a whole

·         The application was for a minor correction and the dwelling was not much different to the original application

Mr P Lynch, applicant, informed the Committee that this was his first self-build home and that he had endeavoured to comply with the planning conditions. He explained that the incorrect datum point had been used and that this was the reason that the dwelling had been built higher than approved.

He pointed out to Members that he had agreed to erect a 2.5m high fence and that 4 mature trees would be planted to ensure screening from North Road.

Councilllor William Wallace, Ward Member, noted that he was not keen on retrospective planning applications and suggested that it might be appropriate to defer the application to allow a site visit.

Councillor Tim Inglefield, Ward Member, spoke in objection to the application. His view was that the dwelling was too imposing and overbearing on neighbouring properties and he did not support the application.

Following discussion it was initially proposed to defer the planning application to allow a site visit.

On being put to the vote the proposal was not supported, 4 votes in favour of a site visit and 5 against.

It was subsequently proposed to approve the application as per the officer’s recommendation subject to an amendment to condition 3 to require landscaping of the site to be completed by 31^st January 2016. 

On being put to the vote the proposal was carried 4 votes in favour, 3 against and 3 abstentions.

RESOLVED:

That planning permission 15/03678/FUL be approved as per the officer’s recommendation subject to an amendment to condition 3 as detailed below.

Justification

01.       The principle of development is considered to be established by earlier permissions. The proposed variations to the extant scheme would respect the character of the locality and the setting of the nearby conservation area with no demonstrable harm to residential amenity or highway safety. As such the proposal complies with policies EQ2 and EQ3 of the South Somerset Local Plan and the aims and objectives of the NPPF.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be completed in all respects in accordance with the block and location plans 216.100.01P D, 216.100.01 B, and 216.200.SL1 B received 31 July 2015, and  216.100.G.01 and 216.200.SS1 B received 07 October 2015.

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

02.       The drainage scheme approved by the local planning authority in relation to application 14/05262/FUL shall be completed and become fully operational before the development hereby permitted is first brought into use.  Following its installation such approved scheme shall be permanently retained and maintained thereafter.

            Reason: In the interests of local amenities in accordance with policy EQ2 of the South Somerset Local Plan.

03.       By 31st January 2016 a scheme of landscaping shall be submitted to the local planning authority for approval. Once approved such planting shall be carried out in the current planting season and the dwelling shall not be occupied until the approved planting has been completed. Any trees or plants which within a period of ten 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. The scheme of landscaping shall include the planting of specimen trees to the east of the dwelling and a native hedge to the western boundary and driveway.

            Reason: To safeguard the character and appearance of the area in accordance with policies EQ2 and EQ3 of the South Somerset Local Plan.

04.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows/roof lights/dormer windows other than those expressly authorised by this permission shall be constructed in the east, south, and north elevations of the dwelling or garage hereby approved.

            Reason: In the interests of residential amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

05.       Prior to the occupation of the building hereby approved a boundary fence of at least 2.5 metres high shall be erected on the eastern boundary of the curtilage, details of which shall have been submitted to and approved in writing by the local planning authority. The fence, once erected, shall be maintained and retained in perpetuity unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of residential amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

06.       The windows to the east elevation marked as being obscurely glazed on drawing 216.100.01P D, shall be fitted with obscure glazing prior to the occupation of the dwelling hereby approved. The obscure glazing will be maintained and retained in perpetuity unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of residential amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

07.       The level of the first floor shall be as identified on drawing 216.100.01 B received 31 July 2015 and shall not be altered unless otherwise agreed in writing by the Local Planning Authority.

            Reason: In the interests of residential amenity and in accordance with policy EQ2 of the South Somerset Local Plan.

(Voting: 4 in favour, 3 against and 3 abstentions)