Replacement dwelling and garage building with some minor landscaping, including alterations to existing entrance to improve site access.

Replacement dwelling and garage building with some minor landscaping, including alterations to existing entrance to improve site access.

 

In accordance with the criteria for public speaking, Mr. Lane spoke in support of the application.

 

Councillor PA Andrews, a Local Ward Member, said that the existing cottage was an attractive vernacular building of local architectural and historical interest and was worthy of preservation.  Councillor Andrews also had concerns about the design of the proposed replacement.  Therefore, she felt that the proposal should be refused as being contrary to Herefordshire Unitary Development Plan Policy HBA8 (Locally Important Buildings).  Councillor SPA Daniels, also a Local Ward Member, supported this and commented on the need for consistency.

 

The Central Team Leader reminded the Sub-Committee that each application had to be considered on its own merits and a judgement needed to be made on the circumstances relevant to this application.

 

Councillor AM Toon, the other Local Ward Member, commented on planning obligation requirements, said that she was ambivalent about the design of the replacement, and questioned the relationship between the applicant's agent and Hereford Civic Society.

 

The Chairman noted that Hereford City Council had no objection to the application.

 

Councillor MD Lloyd-Hayes spoke in support of the application and noted that: a number of issues would be addressed through conditions; Breinton Parish Council had no objection; the cottage was not unattractive but was not in a Conservation Area; the building had a number of structural defects; and the replacement dwelling complied with the relevant policies.

 

Councillor NL Vaughan commented on drainage problems in the locality and the damage caused by water ingress.

 

Councillor PJ Edwards welcomed the environmental credentials of the replacement as outlined by the speaker but questioned the reasons for refusal relating to previous applications at the site.  The Senior Planning Officer advised that previous applications had sought an additional dwelling in the grounds and, therefore, were not directly relevant to this application for a replacement dwelling.

 

Councillor RI Matthews drew attention to the findings of a structural engineer's report and noted that officers considered the siting and scale of the replacement to be acceptable.

 

Councillor AJM Blackshaw commented that the historical nature of the cottage had been debased over the years and the fabric of the building was in a poor condition.  He said that he supported the proposed replacement, particularly it had sustainable features and would promote local businesses.

 

Councillor MAF Hubbard said that, unlike some other recent applications for replacement dwellings, this proposal was reasonable in terms of scale.  Councillor Hubbard also said that Hereford Civic Society operated similar protocols to the Council on declarations of interest and separation of roles and, therefore, there was no reason to question the integrity of the comments provided.

 

Councillor AT Oliver said that the demolition of cottages was regrettable but, in this case, it was apparent that the structure of the building was beyond reasonable economic repair.  He said that he did not oppose the application but did have reservations about the design of the replacement building.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

1.      A01 (Time limit for commencement (full permission)).

 

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2.      Before any development commences, a complete photographic record of the building must be submitted to the local planning authority for written approval and the approved record shall be deposited with the Herefordshire Sites and Monuments Record.

 

Reason: To ensure that the building is preserved by record, where it will be lost as a result of the development hereby approved.

 

3.      I51 (Details of slab levels).

 

Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site so as to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

4.      B01 (Development in accordance with the approved plans).

 

Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

5.      C01 (Samples of external materials).

 

Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

6.      F08 (No conversion of garage to habitable accommodation).

 

Reason: In order to define the permission and ensure that the resultant development remains of an appropriate scale to comply with Policy H7 of Herefordshire Unitary Development Plan.

 

7.      F14 (Removal of permitted development rights).

 

Reason: In order to define the permission and ensure that the resultant development remains of an appropriate scale to comply with Policy H7 of Herefordshire Unitary Development Plan.

 

8.      G02 (Retention of trees and hedgerows).

 

Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policy DR1 of Herefordshire Unitary Development Plan.

 

9.      H05 (Access gates).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

10.    H06 (Vehicular access construction).

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

11.    H13 (Access, turning area and parking).

 

Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan.

 

12.    H27 (Parking for site operatives).

 

Reason: To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

13.    I16 (Restriction of hours during construction).

 

Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

14.    L01 (Foul/surface water drainage).

 

Reason: To protect the integrity of the public sewerage system and to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

15.    L02 (No surface water to connect to public system).

 

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment so as to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      N01 - Access for all.

 

2.      N11C - General.

 

3.      N19 - Avoidance of doubt - Approved Plans.

 

4.      N15 - Reason(s) for the Grant of PP/LBC/CAC.