Agenda item

1.      The Committee considered a report (Agenda Item 4(3)) concerning Planning Application 25/01921/HOUSE in respect of elevation adjustments, minor alterations to Western Lodge and rebuilding of the garage annex, to provide a cohesive architectural design to the whole building, now part of the broader Lake House Estate, Western Lodge, West Woodhay, RG20 0BH.

2.      Ms Cheyanne Kirby (Senior Planning Officer) 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 acceptable in planning terms and officers recommended that the Development Manager be authorised to grant planning permission, subject to the conditions outlined in the main and update reports.

3.      In accordance with the Council’s Constitution, Mr Robert MacDonald Parish Council representative, Mr Simon Hayes, objector, and Mr Ian Blake, agent, addressed the Committee on this application.

Parish Council Representation

4.      Mr MacDonald addressed the Committee. The full representation can be viewed here:

Western Area Planning Committee - Recording

Member Questions to the Parish Council

5.      Members did not have any questions of clarification.

Objector Representation

6.      Mr Hayes addressed the Committee. The full representation can be viewed here:

Western Area Planning Committee - Recording

Member Questions to the Objector

7.      Members did not have any questions of clarification.

Agent Representation

8.      Mr Blake addressed the Committee. The full representation can be viewed here:

Western Area Planning Committee – Recording

Member Questions to the Agent

9.      Members asked questions of clarification and were given the following responses:

·       The Agent did not know when the Pond had been filled. Officers clarified that planning permission was not required to fill in a pond that was not protected.

·       In response to a question about the annex works being described as a "modest change", Mr Blake clarified that as the garage doors were being relocated, the building had to be demolished and rebuilt on the same footprint, since it could not be physically turned.

Member Questions to Officers

10.   Members asked questions of clarification and were given the following responses:

·       The track to West Woodhay Road was outside the red line and subject to separate enforcement matters. Other lines on the plan were landscaping/mown tracks not requiring permission. An informative proposed on the update sheet clarified that nothing outside the red line was approved by this application. Unlike a previous case, the red line for this application was contiguous with the residential curtilage and would not validate the track’s existence at a later stage.

·       A construction management plan had not been requested as it was assumed the lawful access would be used, and any use of the unauthorised track would be subject to enforcement action.

·       As the pond was not part of the proposal, and as it had already been removed, a condition to reinstate it would not meet the legal tests.

Debate

11.   Councillor Clive Hooker opened the debate. He stated he had no objection to the alterations to the house, which he considered a great improvement. However, he was surprised at the acceptance of the annex's cladding design, which he did not feel was in character with the existing house.

12.   Councillor Tony Vickers explained that he had called in the application due to the perceived harm to the national landscape from the change of agricultural land to domestic use. While noting that officers did not agree with this reason, he stated that he would not be supporting the approval.

13.   Councillor Denise Gaines stated that while she thought the plans for the house and annex were positive, she was disappointed by the applicant's lack of consideration for local people regarding lighting in a dark sky area. However, on the basis of the plans being considered, he had no problems with the application itself.

14.   Councillor Howard Woollaston asked if lighting of trees and gates could be controlled. Officers confirmed that domestic lighting did not require planning permission.

15.   Councillor Hooker proposed to accept Officer’s recommendation and grant planning permission subject to the conditions listed in the main report and update report. This was seconded by Councillor Woollaston

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

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

Conditions

Reasons