Agenda item

1.      The Committee considered a report (Agenda Item 4(3)) concerning Planning Application 23/01116/HOUSE in respect of proposed two storey side and rear extensions.  The Old Post House, Newbury Road, Shefford Woodlands, Hungerford.

2.      Bob Dray 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 in planning terms and officers recommended that the Development Control Manager be authorised to refuse planning permission for the reasons listed in the main and update reports.

3.      In accordance with the Council’s Constitution Caroline Downie, agent, and Ashley Walton, applicant, addressed the Committee on this application.

Agent / Application Representation

4.      Caroline Downie and Ashley Walton in addressing the Committee raised the following points:

·       The property has evolved over the years to accommodate past owners the application before the Committee was to allow the growth of the current occupiers and so they could accommodate their disabled father who would move into the ground floor if application approved.

·       The extension would enable a staircase to be moved to allow compliance with current regulations.

·       The design was to be subservient to the existing building.

·       The increase to the existing building would be 28% in floor size.  Examples were given of properties that had vastly increased their footage at Committee and also those increased by officer delegated powers.  All close to this property.

·       The proposal complies with policy C6.

·       The scheme was on a large plot and the building could absorb the extensions.

·       Was an improvement on a previous submitted scheme, well designed and used quality materials.

·       No negative impact on neighbouring amenities.

·       Family of three who had lived in the property since 2014 and await another addition to their family.

·       After the loss of their mother-in-law they are now the primary career of the father in law who was in a wheel chair.

·       Lived and worked in the area for a long time but the property was not big enough to meet their needs.

Member Questions to the Applicant

5.      In response to Members questions the Committee were informed that the father would be located in the area called ‘study’ on the plans as it had toilet facilities attached.

Member Questions to Officers

6.      Members asked questions of the Officers and were given the following responses:

·       The percentage increase of a property used to be a measure but is no longer policy.

·       Moving the staircase can come under quality of design and thus be a planning consideration.

Debate

7.      Councillor Codling said that the plans did not make it obvious that the extension was subservient. It would be a big house when finished but how subservient should an extension be.

8.      Councillor Wollaston was mindful of allowing planning permission given the family needs and the general appearance would be an upgrade.

9.      Councillor Gaines questioned if the doorways would be able to accommodate a wheelchair ad was informed that this would be a matter for building regulations.

10.   Councillor Clark proposed to reject Officer’s recommendation and grant planning permission subject to the conditions listed below. This was seconded by Councillor Woollaston.

11.   The Chairman invited Members of the Committee to vote on the proposal by Councillor Clark, seconded by Councillor Woollaston to grant planning permission. At the vote the motion was carried.

RESOLVED that the Development Control Manager be authorised to grant planning permission subject to the following conditions:

Conditions

Commencement of development

The development hereby permitted shall begin not later than three years from the date of this decision.

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).

Approved plans

The development hereby permitted shall be carried out in accordance with the following approved plans/documents:

582 Z01 Rev A Existing plans

582 X02 Rev A Existing elevations

582 P01 Rev A Site location and block plans

582 P02 Rev H Proposed plans

582 P03 Rev H Proposed elevations

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

Approved materials

The materials to be used in the development hereby permitted shall be as specified on the plans and the application forms.  Where stated that materials shall match the existing, those materials shall match those on the existing development in colour, size and texture.

Reason:   To ensure that the external materials respect the character and appearance of the area.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Supplementary Planning Guidance 04/2 House Extensions (July 2004), and Supplementary Planning Document Quality Design (June 2006).

Ecological Method Statement

The development hereby permitted shall be undertaken in accordance with the method statement detailed in Section 5 of the Ecological Survey Report (Bats) Ref: SPH/ESR-22/17.05 prepared by Urban Tree Experts received by the Local Planning Authority on 11th May 2023. The mitigation and enhancement measures described in the report shall be implemented in full before the development is brought into use, or in accordance with a schedule to be submitted before the development is brought into use and approved in writing by the Local Planning Authority. The measures shall thereafter be carried out and retained in accordance with the approved details.

Reason: To ensure the protection of protected species which are subject to statutory protection under European Legislation and ecological enhancements on site. This condition is imposed in accordance with the National Planning Policy Framework and Policy CS17 of the West Berkshire Core Strategy 2006-2026.