Agenda item

The conversion of an existing garage and workshop to residential accommodation and additional hard standing area with drainage.

That planning application 2023/0611/FUL be APPROVED contrary to the Officer’s recommendation as a departure, as the benefits of the scheme outweighed the harms identified in the Officers Report. Delegation of conditions was made to Planning Officers, Chair and Vice-Chair.

Votes – 10 in favour, 1 against

Application for the conversion of an existing garage and workshop to residential accommodation and additional hard standing area with drainage.

The Officer’s Report stated that this application had been referred to the Planning Committee as the Officer’s Recommendation was for refusal, whereas the Parish Council had recommended approval of the application.

The Report continued that the application site was located to the rear of the host house, Little Tyning, and was accessed via a track from Charlton Road which also served the main house. The site was outside the defined settlement limits of the Local Plan and was within a Bat Consultation Zone, a Coal Interest Area, Radon Protection Area and a Site of Special Scientific Interest Impact Risk Zone.

The Parish Council had recommended approval whereas the Land Drainage Officer had objected due to the lack of information regarding surface water and foul waste management. There had been one letter of support from local residents.

In conclusion, the Officer’s report stated that the development would lie approximately 1km from the development limits of Holcombe village and therefore would represent a departure from the local plan. The tilted balance would apply, but there would only be a limited economic benefit during the construction period. The proposal was not sustainable and the economic benefits and modest contribution to the housing supply were not considered to outweigh the harms in terms of the unsustainable location of the application site. The recommendation was therefore for refusal.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

The Committee was addressed by a Councillor representing Holcombe Parish Council. He made a number of points including:

• Suggested that the location was sustainable. Nearby there is a hotel and restaurant, playing field and a limited bus service. It is no less sustainable than any other house in the village.
• It would make a modest contribution to housing numbers.
• Adult social care was extremely costly for the Council. This proposal would lessen the burden as it would enable family members to stay near elderly relatives.
• The social benefits would outweigh the harms.

Next to speak was the applicant’s agent. He made the following comments:

• The application was supported by the Parish Council and there had been no local objections.
• There would be no harm to neighbouring amenities.
• Although the economic benefits may be limited there are social benefits to the proposal.
• Believes the benefits of the scheme would outweigh the harms.

In the debate which followed Members made the following points:

• Previous applications have been approved which enabled the elderly to stay near family members.
• Although the site is outside the development limits it not an undeveloped site.
• If approved, could the dwelling be conditioned to be reserved for elderly occupants only?
• There would be no harm to the visual amenity of the area.
• Concerns about additional traffic on the lane.

In response to comments made, the Planning Officer advised that the dwelling was not being built to the standards necessary to reserve it, by condition, for the use of elderly occupants. The Highways Officers had no concerns with visibility and standing advice was given. There was only 1 dwelling proposed so there would not be a high amount of extra traffic on the lane.

At the conclusion of the debate, it was proposed by Councillor Edric Hobbs and seconded by Councillor Tony Robbins to approve the application, as a departure and contrary to the Officer’s Recommendation due to the benefit of the development outweighing the harms. Conditions to be delegated to Planning Officers in consultation with the Chair and Vice- Chair. On being put to the vote the proposal was carried with 10 votes in favour and 1 vote against.

RESOLVED

That planning application 2023/0611/FUL be APPROVED contrary to the Officer’s Recommendation as a departure, as the benefits of the scheme outweighed the harms identified in the Officers Report.  That delegated authority be granted to Planning Officers to impose planning conditions in consultation with the Chair and Vice-Chair.

Votes – 10 in favour, 1 against