Agenda item

PROPOSAL: Demolition of existing workshop building and store, erection of a detached single storey dwelling and garage.

OFFICER RECOMMENDATION: Permit.

7.8             This application was for demolition of an existing workshop building and store, erection of a detached single storey dwelling and garage.

7.9             The Development Management Team Manager (South) advised that the application sought full planning permission for a detached bungalow and garage following the demolition of a workshop building and store at the site. The dwelling would be accessed via an existing track from Wainlode Lane which served the existing buildings and a paddock area.  The application site was set to the rear of Willow House, one of four dwellings permitted in 2015, and the site lay partially within and partially outside of the settlement boundary to Norton.  Whilst the main body of the site was outside of the settlement boundary, it was considered the site was well-related to the settlement and existing built development.  The re-siting of the dwelling during the application process had provided an improved design with a frontage towards the street which would allow the development to integrate better into Wainlode Lane and provide a visible and active elevation towards the street.  The development was considered to be of an appropriate design and scale which would have no adverse impacts on the wider landscape or the living conditions of nearby occupiers, highway safety or ecology.  Concerns had been raised in respect of drainage and flood risk but Severn Trent Water and the Council’s Drainage Engineer had assessed the proposal and raised no objections, subject to conditions which would give controls to ensure that the proposal did not increase the risk of flooding within the site or elsewhere.   As such, the Officer recommendation was to permit, subject to the conditions set out in the Committee report.

7.10          The Chair invited the applicant’s agent to address the Committee.  The applicant’s agent advised that, as set out in the Committee report, this application sought permission for a two bed bungalow and garage on a plot of land which currently contained a workshop building and cowshed both of which had fallen into disrepair and were in a dilapidated condition.  The application was the culmination of almost two years of close working with Planning Officers which began with a pre-application enquiry, following which, Officers confirmed they were able to support the principle of a new dwelling on this site.  This close working had continued once the current application was submitted in June of last year and, following comments from Officers and consultees, a number of changes were made to address any concerns they had - the siting of the bungalow had been changed so it would be more visible from Wainlode Lane and would now continue the frontage development and be better related to the character and settlement pattern of the village.  As set out in the Committee report, a number of additional reports had also been provided to address technical matters, including additional ecological reports and further information on surface water drainage.  As a result, there were no objections to the proposal from any statutory or non-statutory consultees.  The Parish Council objected on the grounds that the bungalow would lie outside of the settlement boundary as defined in the Down Hatherley, Norton and Twigworth Neighbourhood Development Plan; however, as explained in the Committee report, the site was immediately adjacent to the settlement boundary and well-related to a number of dwellings either side.  The proposal therefore constituted infilling within the village and was fully compliant with Policy SD10 of the Joint Core Strategy.  In any event, in view of the current housing supply shortfall, the policies that were most important for determining this application were out-of-date.  In such circumstances, the National Planning Policy Framework made clear that planning permission should be granted unless the adverse impact would significantly and demonstrably outweigh the benefits.  As he had stated, there were no objections from any consultees with regard to any technical matters; changes had been made to the layout and siting so that the bungalow would sit comfortably in the streetscene.  The bungalow itself would exceed the Nationally Described Space Standards and would benefit from a more than adequate garden area.  Therefore, not only was the proposal policy compliant, but there were clearly no harms that could be identified that would significantly and demonstrably outweigh the benefits of delivering housing to meet the shortfall.  There was a recognised need for bungalows in the area and this would help to meet that.  In closing, he stated that the applicants were local residents who lived in the neighbouring dwellings and were committed to building a very high-quality development to match the other dwellings they had built along Wainlode Lane which would complement the village’s housing stock.  The applicants wished to point out they had planted over 40 trees on land within the village.  Given that Officers found the proposal to comply with the development plan policies, he hoped Members would similarly feel able to fully support this application today. 

7.11           The Chair indicated that the Officer recommendation was to permit the application and he sought a motion from the floor.  A Member raised concern that the access was unusual and questioned whether the dog-leg would cause an issue for longer vehicles.  In response, the Development Management Team Manager (South) confirmed that the proposal had been assessed by the County Highways Officer who was satisfied with the proposed scheme and had recommended a condition in respect of visibility.  A Member drew attention to Page No. 41, Paragraph 4.1 of the Committee report which outlined Norton Parish Council’s objection to the proposal, notably that foul water often backed into properties on Cook Lane and Lime Grove.  Whilst she could see that surface water drainage had been provided for in condition 4, she was concerned about foul water drainage and asked if this objection had been explored.  She pointed out that problems with sewerage had been raised in relation to the surrounding area including Innsworth and Twigworth and she asked if anything could be added to condition 5 in order to strengthen the provision.  In response, the Development Management Team Manager (South) advised that the application had been reviewed by Severn Trent Water in terms of operation of the foul drainage network and it was satisfied the application could connect to the network without issue.

7.12           It was proposed and seconded that the application be permitted in accordance with the Officer recommendation.  A Member indicated that he wished to place on record his nervousness about the precedent this was setting in terms of development outside of the settlement boundary; however, he understood what the Officers had said in respect of existing buildings and recognised a refusal on that basis was unlikely to stand up at appeal.  Although he acknowledged it would be dealt with under building regulations, it was disappointing there was no consideration for sustainable energy within the application.  It was clear the area suffered from surface water flooding – and was flooded currently – and noted this would be addressed through condition 4 but asked Officers to ensure the surface water drainage scheme was as robust and comprehensive as possible to ensure the property did not add to the poor situation on Wainlode Lane.  He felt there were not enough bunglows being built so welcomed this one.  Another Member echoed the concerns about flooding which had also been raised by the Parish Council and, although he liked the application, he did have his reservations in that regard.

7.13           Upon being put to the vote, it was

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