Agenda item
Planning Application 2024/0560/FUL - 22 Frome Road, Beckington, Frome, Somerset
To consider an application for the demolition of dwelling and outbuildings. Erection of 2no. dwellings and associated development
Decision:
That planning application 2024/0560/FUL be REFUSED contrary to the Officer’s recommendation, as it represented over-development of the site and given the overall scale, siting, design and materials proposed for the two dwellings the impact on the Conservation Area and neighbouring listed buildings within the locality of the application site was unacceptable. Harm to the amenity of the occupiers of neighbouring properties particularly number 20 was also identified as a negative impact. The harms identified were considered to be significant and demonstrable.
Votes – 7 for, 3 against, 3 abstentions
Minutes:
The Officer’s Report stated that this application had been referred to the Planning Committee as the recommendation of the Planning Officer for approval was contrary to that of the Parish Council, which did not support the application.
The Officer’s Report continued that the application was for full planning permission for the erection two dwellings (each with 4 bedrooms) with parking provision and a detached double garage to the rear. The accommodation would be set over three floors however the properties would appear as two storey with roof lights, when viewed from the highway to the front.
Revised plans had been received during the life of the application which showed a slight relocation of both of the properties back from the road side and a reduced number of front facing roof lights following comments from the Conservation Officer. Revisions to the access were also submitted following comments from Highways.
The concerns of the Parish Council included the development was overbearing and considerably larger than the existing dwelling. The height would allow overlooking into properties at No. 18 and 20. There would be impact on nearby listed buildings and it was not in keeping with the conservation area. There had been 7 letters of objection from local residents.
After a full assessment and taking all the objections into consideration, the Officer’s Report concluded that the application was considered acceptable and was therefore recommended for approval.
The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.
There were 3 speakers in objection to the application including the Parish Council. Their main points were:
· Concerns about overshadowing and overlooking.
· The scale of the proposed properties are far too large and there will be impact on the historic village centre and 8 nearby listed buildings.
· The village is already suffering from sewerage and drainage problems.
· A smaller scale application for the site would be welcome.
· The proposed dwellings are inappropriate and are out of keeping with the neighbouring properties and the conservation area.
In support of the application the applicant’s agent made the following comments:
· The site is within the housing development boundary of the village and as the principle of development is acceptable, significant weight should be given to the need to boost the housing land supply in an sustainable location.
· The building to be demolished has been identified by the Beckington Conservation Appraisal as a negative building.
· The replacement buildings will replicate features of neighbouring buildings and will use materials to match the hues of local buildings.
Members were again concerned with the size of the proposed dwellings, saying they were out of keeping with the conservation area. They were sympathetic with the concerns of the neighbours and Parish Council and recognised the potential problem of highway congestion and parking particularly during school pick up and drop off times. Although the proposal was to replace an unsightly empty house, the development needed to be sensitive to the local context, the listed buildings and the conservation area.
There was significant and demonstrable harm, caused by the over development of the site, the impact on the street scene and the proposed materials. Also due to the scale, siting and design, the impact on neighbouring properties, particularly no. 20, was also deemed to be unacceptable.
At the conclusion of the debate, it was proposed by Councillor Michael Dunk and seconded by Councillor Dawn Denton to refuse the application contrary to the Officer’s recommendation.
On being put to the vote the proposal was carried with 7 votes for, 3 against and 3 abstentions.
RESOLVED
That planning application 2024/0560/FUL be REFUSED contrary to the Officer’s recommendation, as it represented over-development of the site and given the overall scale, siting, design and materials proposed for the two dwellings the impact on the Conservation Area and neighbouring listed buildings within the locality of the application site was unacceptable. Harm to the amenity of the occupiers of neighbouring properties particularly number 20 was also identified as a negative impact. The harms identified were considered to be significant and demonstrable.
Votes – 7 for, 3 against, 3 abstentions
Supporting documents: