Agenda item - Planning Application DC/19/0947/FUL - Dwelling 1, Herringswell Manor, Herringswell Road, Herringswell (Report No: DEV/WS/20/011)

Agenda item

Planning Application DC/19/0947/FUL - Dwelling 1, Herringswell Manor, Herringswell Road, Herringswell (Report No: DEV/WS/20/011)

Report No: DEV/WS/20/011

 

Planning Application - Conversion of garages and stores to 2no Dwellings

Minutes:

Planning Application - Conversion of garages and stores to 2no dwellings

 

(At this point, at 3pm, the Chair resumed the meeting.)

 

This application was referred to the Development Control Committee following consideration by the Delegation Panel. Herringswell Parish Council had objected to the application.

 

A Member site visit was held prior to the meeting.

 

Speakers:    Liz Wilkinson (resident of Herringswell Manor) spoke against the application.

Richard Winsborough (applicant) spoke in support of the application.

 

Having acknowledged a number of the representations in opposition to the application, some Members questioned whether the garages that were proposed for conversion into residential dwellings were redundant as claimed by the applicant. In addition, some concern was expressed in respect of whether sufficient parking would be provided for those that currently resided at Herringswell Manor and those that would occupy the proposed new dwellings.

 

Other concerns raised included the justification for the proposed development in the countryside and the potential overlooking to neighbouring residents’ private amenity space.

 

In response, the Principal Planning Officer stated that the two garage block buildings were not redundant in their entirety. The Officers were satisfied that the first floor level of the garage blocks were completely redundant and were previously used for storage. As a result of the proposed development, there would be a loss of two garages on the ground floor. It was understood that these were currently let out to residents; however, it was within the site operator’s gift to no longer lease them. Whilst the ground floor garages would be lost, sufficient parking spaces would remain on the site as a whole, as explained further below. The buildings were structurally sound and capable of conversion and having considered and discounted other potential uses, together with taking into account other considerations, as set out in the report, the Officers had considered the conversion to residential use was an appropriate use in this case.

 

In respect of the provision of adequate parking spaces, the Committee noted that Block 1 had two spaces plus one visitor space proposed immediately adjacent to the block. Parking for Block 2 (also two spaces) was further away within an existing area of surplus parking to the east. The proposal would result in the loss of two garage spaces and it was understood that these were currently rented out to residents, some of which were used for storage and some for parking. Any displaced parking as a result of the loss of the two garage spaces would be accommodated within the surplus parking area. The Highways Authority had considered this arrangement to be acceptable.

 

The report provided details of how the proposal would comply with relevant planning policies applicable to development in the countryside and reference was made to the reasons given by the Planning Inspector following their allowing of an appeal for the change of use of an existing gymnasium facility to residential on the same site, which made further justification for this proposal.

 

In addition, Officers were satisfied that there would be no overlooking to private amenity space as a result of the new development, as set out in the report.

 

Following due consideration, some Members remained concerned whether the majority of the garage block buildings were in fact redundant, as claimed by the applicant, challenging that the buildings remained in use for parking and storage. Contrary to the officers’ recommendation of approval, Councillor Andy Drummond subsequently proposed that planning permission be refused on the grounds that the application did not comply with Joint Development Management Policies Document Policies DM28 and DM33 as the buildings were not redundant. This proposal was duly seconded by Councillor Don Waldron.

 

The Service Manager (Planning – Development) explained that if Members were minded to refuse the application, contrary to the Officers’ recommendation of approval, then the Committee’s Decision Making Protocol would need to be invoked and a risk assessment detailing the implications of refusing permission would need to be produced for consideration by the Committee at a subsequent meeting. 

 

Upon being put to the vote and with 4 voting for the motion, 8 against and 1 abstention, the motion was lost.

 

It was then moved by Councillor Jason Crooks that the application be approved, as per the Officer recommendation. This was duly seconded by Councillor John Burns.

 

Upon being put to the vote and with 8 voting for the motion, 4 against and 1 abstention, it was resolved that

 

Decision

 

Planning permission be GRANTED subject to the following conditions:

 

1        The development hereby permitted shall be begun not later than 3 years from the date of this permission.

2        The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

3        Prior to first use of the development hereby permitted, the area(s) within the site shown on drawing No. C-273-G-10 for the purpose of loading, unloading, manoeuvring and parking of vehicles shall be provided.  Thereafter the area(s) shall be retained and used for no other purpose.

4        No works involving new/replacement windows shall take place until elevation(s) to a scale of not less than 1:10 and horizontal and vertical cross-section drawings to a scale of 1:2 fully detailing the new/ replacement windows to be used (including details of glazing bars, sills, heads and methods of opening and glazing) have been submitted to and approved in writing by the Local Planning Authority. Unless otherwise approved in writing by the Local Planning Authority all glazing shall be face puttied. The works shall be carried out in complete accordance with the approved details.

5        No works involving new/replacement doors shall take place until elevation(s) to a scale of not less than 1:10 and horizontal and vertical cross-section drawings to a scale of 1:2 fully detailing the new/ replacement internal/external doors and surrounds to be used (including details of panels and glazing where relevant) have been submitted to and approved in writing by the Local Planning Authority. Unless otherwise approved in writing by the Local Planning Authority all glazing shall be face puttied. The works shall be carried out in complete accordance with the approved details.

6        Prior to occupation details of biodiversity enhancement measures to be installed at the site, including details of the timescale for installation, shall be submitted to and approved in writing by the Local Planning Authority. Any such measures as may be agreed shall be installed in accordance with the agreed timescales and thereafter retained as so installed. There shall be no occupation unless and until details of the biodiversity enhancement measures to be installed have been agreed in writing by the Local Planning Authority.

7        No development above ground level shall take place until details of the treatment of the rear garden boundary to block 2 have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/fences to be constructed or erected and/or the species, spacing and height of hedging to be retained and / or planted together with a programme of implementation. Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted.  The works shall be completed prior to first use/occupation in accordance with the approved details.

8        The dwelling(s) hereby approved shall not be occupied until the optional requirement for water consumption (110 litres use per person per day) in part G of the Building Regulations has been complied with and evidence of compliance has been obtained.

9        Prior to first occupation of block 1, this dwelling with off street parking shall be provided with an operational electric vehicle charge point at reasonably and practicably accessible location, with an electric supply to the charge point capable of providing a 7kW charge. 

10      Demolition or construction works shall not take place outside 0800 hours to 1800 hours Mondays to Fridays and 0800 hours to 1300 hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

11      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 as amended (or any Order revoking and re-enacting that Order) no development permitted under Part 1 Classes A, B, C, D, E and F of Schedule 2 to the Order shall be erected/carried out within the site other than any expressly authorised by this permission.

12      Prior to both dwellings being first occupied, details of the refuse and recycling storage for each unit shall be submitted and agreed in writing with the Local Planning Authority. The agreed details shall then be provided in their entirety and been made available for use prior to occupation of each unit. Thereafter these facilities shall be retained in accordance with the approved details and continue to be available for use unless the prior written consent of the Local Planning Authority is obtained for any variation to the approved details.

13      Prior to occupation a scheme of soft landscaping for the site drawn to a scale of not less than 1:200 shall be submitted to and approved in writing by the Local Planning Authority. The soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants noting species, plant sizes and proposed numbers/ densities. The approved scheme of soft landscaping works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation. 

14      Prior to occupation, details of the timber cycle stores for each unit shall be submitted and agreed in writing with the Local Planning Authority. The stores shall be installed prior to occupation in accordance with the approved details and thereafter retained for that purpose.        

Supporting documents:

 

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