Proposed replacement of conservatory with dining room.

The application was approved contrary to the Case Officer’s recommendation.

The Senior Planning Officer gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided in the update sheet.

In accordance with the criteria for public speaking, Mr Williams, the applicant’s agent, spoke in support of the application.

One of the local ward members, Councillor A Seldon, could not be present at the meeting but had prepared a written statement in support of the application which was read out by the Democratic Services Officer.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor JG Lester, one of the local ward members, commented on a number of issues, including:

·         The application would enhance the building.

·         The building could no longer be deemed an agricultural building in terms of Policy HBA12 and HBA13.

·         The dwelling needed to be allowed to be a domestic dwelling, the proposed application would allow this.

·         Planning policies needed to evolve and move with the times.

·         Note the concerns in respect of the scale of the development, could this be negotiated?

Members discussed the application and noted that there had been no pre-application discussions between the applicant and the planning department. Members discussed the possibility of deferring the application to allow further discussions regarding the scale of the proposed development.

One Member felt that the link between the two units had already been established through the current conservatory building. It was further considered that the proposed extension would be in keeping with the existing dwelling and should be approved contrary to the case officer’s recommendation. Other Members agreed that the proposed link building would improve the connection between the two buildings and would not be out of keeping with the existing dwelling.

The Development Manager – Northern Localities, advised that the application was in conflict with current planning policies and that it would impact on the character and appearance of the area. He added that a link building could have been permitted if it had been smaller but that due to the scale of the proposed development it should be refused in accordance with UDP policies HBA12 and HBA13.

Members felt that the proposed development was solely a replacement of the existing link building which was currently in the form of a conservatory and was not an extension, or a substantial alteration, and so would retain the qualities of the existing building, and would therefore be in accordance with Policies HBA12 and HBA13. They also added that the proposed link building would improve the connection between the two buildings, would enhance the buildings’ rural character, the design would fit in with the rural location, and so the visual impact would not be detrimental to the character and appearance of the building and its rural setting, and would not be out of keeping with the existing dwelling.

They felt that the proposed materials were in keeping with the existing materials and this could be secured by a condition in any event.

RESOLVED

That planning permission be granted subject to conditions, with the wording of the Decision Notice and the inclusion of appropriate Conditions to be delegated to Officers.