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Agenda item

20/00612/FUL - Whites Hill Cottage, Old Brockhampton Road, Winchcombe

PROPOSAL: Proposed contemporary replacement dwelling and refurbishment of existing pump house building for use as ancillary accommodation (alternative scheme to lawfully implemented development granted under TBC refs: 10/01284/FUL & 14/00192/CLE).

 

OFFICER RECOMMENDATION: Permit.

Minutes:

64.43        The application was for a proposed contemporary replacement dwelling and refurbishment of existing pump house building for use as ancillary accommodation (alternative scheme to lawfully implemented development granted under TBC refs: 10/01284/FUL & 14/00192/CLE).

64.44        The Planning Officer explained that the application sought planning permission for a replacement dwelling. The site lay to the south east of Winchcombe, in open countryside and within with the Area of Outstanding Natural Beauty and presently comprised the remains of a cottage with associated structures. The site benefited from planning permission for a replacement dwelling with a traditional ‘cottage’ style appearance. The current application sought permission for a dwelling with a contemporary appearance which would be set behind the existing ruins which would be retained. While the application site lay outside of the built-up area to Winchcombe, saved Local Plan Policy HOU7 allowed for the construction of new replacement dwellings subject to a number of requirements set out in the Committee report and this supporting principle was also taken forward in Policy RES9 of the emerging Submission Version Plan. On this basis, and as set out in the report, the principle of the development was considered acceptable. While the proposed dwelling would be larger than that previously approved it was nevertheless considered that the proposal would have an acceptable design and layout which would respond to the rural setting and would conserve the landscape and scenic beauty of the Area of Outstanding Natural Beauty. Since the report was written, details of a replacement bat roost had been received and this had been deemed acceptable by the Council’s Ecology Adviser. Similarly, the Council’s Tree Officer and County Archaeologist had raised no objections to the proposal. The development was considered to be acceptable, and the recommendation was to permit subject to the conditions set out in the Committee report and additional conditions set out in the late representations sheet.

64.45        The Chair invited the applicant’s agent to address the Committee. He advised that the application site related to the ruins of what was once a large and vibrant detached cottage that formed part of the Sudeley estate on the edge of Winchcombe. The site benefited from an extant planning permission to reinstate a dwelling on a similar footprint and design, which established the principle of a replacement dwelling. However, the applicant was taking the opportunity to develop an alternative contemporary replacement dwelling on the site, which incorporated the existing ruin in acknowledgement of the site’s history. It was believed that a high-quality contemporary concept was a more suitable solution, rather than sticking with the previously approved traditional pastiche approach, which would be highly unlikely to replicate the character of the original. A contemporary approach was more reflective of the 21st Century and would help raise the design standards of the area. The building materials would be traditional and recessive, which would allow the development to sit more comfortably into its landscape setting. The scheme had been formulated with a modern interpretation of a Roman Villa, given the substantial references to Roman elements around Sudeley and Winchcombe. The scheme incorporated the existing ruin, which retained a historic background of the site and the use of mixed contemporary materials helped to reduce the scale and mass of the scheme and emphasised the original ruin. This would not be achieved if the original cottage was re-built. Finally, the built form had been condensed to set it behind the ruin so as to minimise the impact on the setting. The applicant’s agent had worked collaboratively and positively with the Council’s Planning and Conservation Officers to bring this scheme forward, right from initial pre-application discussions, to providing amendments to the detailing through the application, through to the positive recommendation before the Committee. It was mutually agreed that the final scheme would be of high-quality design and would represent an enhancement to the Area of Outstanding Natural Beauty. Furthermore, the Conservation Officer was satisfied that the surrounding historic context would be respected. The Town Council’s objection was noted, and the fact that some would prefer a more traditional form of design was respected. However, as Members were aware, the government’s emphasis was to encourage high quality contemporary design, which provided an opportunity to improve the built environment and mark the 21st century through the architecture of today. This had been successfully achieved throughout the Borough and this application would just be another example of that. Finally, an added benefit of this application was that it would allow a family member to relocate to the new property, thus freeing up part of the existing Castle to visitors as part of the Sudeley Castle tourist attraction. This would improve the Castle’s offering as one of the Borough’s best and most high-profile tourist attractions. This could only be a further positive for the local economy and the Borough’s tourism offering.

64.46        In proposing the Officer recommendation, one of the Local Ward Member’s indicated that, whilst normally he would prefer a traditional design, he felt that the design proposed in this instance was fantastic; the merging of the ruins in with the modern design was exceptional in his opinion and would only enhance the area. One of the other Local Ward Members queried whether there would be a condition requiring the retention of the ruins and the Planning Officer advised that the ruins were part and parcel of, and integral to, the design therefore as they were a fundamental element of the build a condition was not necessary. On the basis of an assurance that the old and new elements would be attached he seconded the proposal and, upon being put to the vote, it was

RESOLVED           That  the application be PERMITTED in accordance with the Officer recommendation.

Supporting documents: