Agenda item

Proposal:	Demolition of porch and single storey extensions, new single storey extension and other alterations
Location:	Gilberts, Hill Green, Leckhampstead
Applicant:	Mrs V Von Celsing
Recommendation:	To DELEGATE to the Head of Development and Planning to REFUSE PLANNING PERMISSION

 

Councillor Tony Vickers, Vice-Chair, in the Chair.

(Councillors Jeff Beck, Hilary Cole, Clive Hooker, Claire Rowles and Howard Woollaston declared a personal and prejudicial interest in Agenda Item 4(1) by virtue of the fact that they were acquainted with the applicant who was a former District Councillor and in Councillor Cole’s case there had been a close working relationship. Councillor Hooker was also the Ward Member and had been lobbied. As their interest was personal and not prejudicial or a disclosable pecuniary interest, they determined to remain to take part in the debate and vote on the matter and Councillor Hooker would step down from the Chair for the item.)

1.    The Committee considered a report (Agenda Item 4(1)) concerning Planning Application 19/01035/HOUSE in respect of the proposed demolition of a porch and single storey extensions, new single storey extension and other alterations at Gilberts, Hill Green, Leckhampstead.

2.    In accordance with the Council’s Constitution, Jonathan Harker (agent), addressed the Committee on this application.

3.    Gemma Kirk introduced the report to Members, which took account of all the relevant policy considerations and other material planning considerations. In conclusion the report detailed that the proposal was unsatisfactory and a conditional approval was not justifiable. Officers recommended that the Committee refuse planning permission.

4.    Mr Harker in addressing the Committee raised the following points:

·         Officer concerns over the impact of the extension lacked substance as it would barely be visible outside the plot and the hedge would be maintained to ensure screening.

·         The proposed extension was lower than the existing extension and would be physically subservient to the main cottage.

·         The proposed slate roof had been approved at the pre-application stage and the character of the extension would reflect the existing building.

·         The flat rooved part of the extension would sit under the original thatch roof of the main cottage and provide a more attractive join than there was with the current extension.

·         The extension would be more sustainable with a new boiler and more energy efficient insulation. The south side of the property would provide the main living accommodation.

·         Internal partitions which caused the property to be delisted would be removed.

·         The application conformed to the Council’s Policy C6.

5.    Councillor Adrian Abbs asked what accommodation would be provided on the north side of the property. Mr Harker advised it would be used to the utility room and other services.

6.    Councillor Abbs asked Mr Harker to expand on the original extensions who advised that the porch had been added to the property and the existing rear extension abutted the property at an awkward angle.

7.    Councillor Hooker in addressing the Committee as Ward Member raised the following points:

·         The applicant had employed the services of a respected architect who was an expert in historic buildings to draw up the plans.

·         The applicant withdrew the first application for a two storey extension and submitted revised plans for an extension of a smaller scale.

·         The Conservation Officer did not support the application, who was also a respected professional.

8.    Under questions to officers, Councillor Hilary Cole asked why it was the view of the Conservation Officer that the proposed extension would have an incongruous relationship with the property. Design was subjective and considering the Area of Outstanding Natural Beauty (AONB) Board had not objected she did not see why a 21^st Century extension would be wrong in the area. Dennis Greenway advised that the extension was in two parts; one with a flat roof and one with a pitched slate roof. These two parts would be incongruous to each other and also the main property.

9.    Councillor Claire Rowles asked whether the roof lines were the main source of the objection. Dennis Greenway responded that it was the sum of two parts, that and the increased footprint.

10.Councillor Abbs asked whether there were any rules on the size of extensions. Dennis Greenway advised that there was formerly a figure but no longer, so designs were advised on a case by case basis. Councillor Abbs asked whether the application would have failed under the old criteria. Dennis Greenway confirmed that it would.

11.Councillor Cole asked if the objection would stand if the application was not in a conservation area. Dennis Greenway confirmed that it would.

12.In commencing the debate, Councillor Cole stated that she had taken into account the officer’s views. Opinions on design were always subjective and she could recall other applications determined by the Committee on extensions in the AONB. She had considered that the extension would sit nicely in the large plot. While the case officer had stated that it would be visible outside the plot, the applicant had agreed to grow their hedge as screening. She preferred the modern style of the design as opposed to a pastiche of a Georgian cottage. It would be suitable for modern living and its environmentally features should be encouraged. She asked whether the matter would be referred to the District Planning Committee should Members seek to grant planning permission; Derek Carnegie confirmed it would not.

13.Councillor Abbs agreed that the plot was large but felt the house was squeezed into one corner and the addition of a swimming pool would further shrink the plot. Building nothing would be more environmentally friendly.

14.Councillor Howard Woollaston reminded the Committee that no local objections had been submitted.

15.Councillor Hilary Cole proposed that the Committee approve planning permission contrary to officer’s recommendation with conditions to be determined by officers. This was seconded by Councillor Howard Woollaston.

16.Councillor Vickers invited the Committee to vote on the proposal which at the vote was carried. Councillors Hooker and Vickers abstained.

17.Following the vote Councillor Abbs made comments regarding the motivation for the decision and declined to withdraw them at Councillor Cole’s request.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions

1. Commencement of development

 

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 

2. Approved plans

 

The development hereby permitted shall be carried out in accordance with drawing numbers:

 

            (i) Drawing 4043 001B (Location Plan) received on 10.05.2019;

            (ii) Drawing 4043/11J (Block and Roof Plans) received on 11.04.2019;

            (iii) Drawing 4043/7H (Proposed Ground Floor Plan) received on 11.04.2019;

            (iv) Drawing 4043/8H (Proposed First Floor Plan) received on 11.04.2019;

            (v) Drawing 4043/9G (Proposed North and South Elevations) received on 11.04.2019;

            (vi) Drawing 4043/10E (Proposed South and West Elevations) received on 11.04.2019.

 

Other associated documents:

 

(i) Design and Access Statement (Rev C) received on 11.04.2019.

 

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

 

3. Construction hours

 

No demolition or construction works shall take place outside the following hours:

 

7:30am to 6:00pm Mondays to Fridays;

8:30am to 1:00pm Saturdays;

nor at any time on Sundays or Bank Holidays.

 

Reason: To safeguard the amenities of adjoining land uses and occupiers. This condition is imposed in accordance with the National Planning Policy Framework and Policy CS14 of the West Berkshire Core Strategy (2006-2026).

 

4. Materials (schedule and samples)

 

No development shall take place until a schedule of the materials to be used in the construction of the external surfaces of the extensions hereby permitted has been submitted to and approved in writing by the Local Planning Authority. This condition shall apply irrespective of any indications as to these matters which have been detailed in the current application. Samples of the materials shall be made available for inspection on request. Thereafter the development shall be carried out in accordance with the approved materials.

 

Reason: To protect the special architectural or historic interest of the building and the character and appearance of the Conservation Area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Supplementary Planning Document Quality Design (June 2006) and Supplementary Planning Guidance 04/2 House Extensions (July 2004). A precommencement condition is necessary because insufficient detailed information accompanies the application; materials are required to be agreed before the construction phase begins and so it is necessary to approve these details before any development takes place.

 

5. New windows/ areas of glazing/ door details

 

No development shall take place until details of all new windows, areas of glazing and external doors have been submitted to and approved in writing by the Local Planning Authority. The details shall include materials and finishes, at a minimum scale of 1:20 and 1:2. The windows, areas of glazing and doors shall be installed in accordance with the approved details.

 

Reason: To protect the special architectural or historic interest of the building and the character and appearance of the Conservation Area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Supplementary Planning Document Quality Design (June 2006) and Supplementary Planning Guidance 04/2 House Extensions (July 2004). A precommencement condition is necessary because insufficient detailed information accompanies the application; details of windows and doors are required to be agreed before the construction phase begins and so it is necessary to approve these details before any development takes place.

 

6. Landscaping scheme

 

No development shall take place until a detailed scheme of landscaping for the site has been submitted to and approved in writing by the Local Planning Authority. The details shall include schedules of plants noting species, plant sizes and proposed numbers/densities, an implementation programme and details of written specifications including cultivation and other operations involving tree, shrub and grass establishment. The scheme shall ensure:

 

(i) Completion of the approved landscaping scheme within the first planting season following completion of the development or in accordance with a programme submitted to and approved in writing by the Local Planning Authority as part of the details submitted for this condition.

 

(ii) Any trees, shrubs or plants that die or become seriously damaged within five years of the completion of the approved landscaping scheme shall be replaced in the next planting season by plants of the same size and species.

 

Thereafter the approved scheme shall be implemented in full.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping and to protect the character and appearance of the Conservation Area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS18 and CS19 of the West Berkshire Core Strategy (2006-2026), and Supplementary Planning Document Quality Design (June 2006). A precommencement condition is necessary because insufficient detailed information accompanies the application; landscaping is required to be agreed before the construction phase begins and so it is necessary to approve these details before any development takes place.

 

7. Roof details

 

No works shall take place to the pitched roof of the extension hereby approved until full details of the following have been submitted to and approved in writing by the Local Planning Authority.

 

Eaves and fascia details

Ridge and hip details

 

Thereafter the development shall incorporate and be undertaken in accordance with the approved details.

 

Reason: To protect the special architectural or historic interest of the building and the character and appearance of the Conservation Area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019) and

Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).