Agenda item

To consider an application for the construction of a double garage.

That planning application 2023/0937/HSE be APPROVED contrary to the Officer’s recommendation as it was considered that there were very special circumstances which clearly outweighed the harm to the Green Belt by reason of inappropriateness. The very special circumstances were recognised as an enhancement to appearance of the Green Belt by the removal of unsightly outhouses and relocating the car port closer to the dwelling. Delegation of conditions was made to Planning Officers in consultation with the Chair and Vice-Chair.

Votes – 9 in favour, 2 against

Application for the construction of a double garage.

The Officer’s Report stated that this application had been referred to the Committee as the recommendation of the Planning Officer was contrary to the views of both the Parish Council and Divisional Member. The Chair had therefore requested that the application be brought to the Committee.

The Report continued that Little Pomeroy sat in the outer fringes of Farleigh Hungerford and had an open, rural character. It was situated within the green belt.

The application sought consent for the demolition of an existing outbuilding and the construction a large carport building to the east of the existing driveway near the main site entrance. The existing outbuilding had a footprint measuring 3 x 4 metres whilst the proposed car port is 5 x 6 metres and would stand 4 metres high.

Norton St Philip Parish Council and the Division Member supported the proposal on the basis that the proposed development would be a significant improvement to the green belt including its openness, with the benefits outweighing any harm.

There had not been any comments received from local residents or from any of the statutory or other consultees.

In summary, the Planning Officer concluded that the proposed double car port building was considered to be materially larger than the building which it would replace and was therefore inappropriate development in the green belt. Very special circumstances were needed to outweigh the general presumption against inappropriate forms of development in the green belt and this had not been demonstrated. As such the proposal was recommended for refusal.

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

The Committee was then addressed by a representative from Norton St Philip Parish Council. His comments included:

·      The Parish Council supported the application.

·      There were only 4 dwellings on the lane which was a narrow, single track, no through road with high hedges.

·      The proposal would improve the appearance of the green belt rather than harm it, as vehicles previously parked in view would be in an enclosed carport nearer to the house.

• There have not been any objections from neighbours on the lane.

The next speaker was the applicant’s agent who made the following points:

·      The application should be considered appropriate for a green belt.

·      The existing parked cars did adversely affect the appearance of the green belt.

·      The existing building which is currently visible and set away from the main house would be removed so the visual impact would be improved and would reduce the sense of built form.

• The new carport would be timber clad and reclaimed tiles would be used to match the roof of the dwelling.

The Legal Adviser said that for applications within a green belt, it was important for Members to note that they would not be applying the usual planning balance. The NPPF said inappropriate development within Green Belt was harmful and should not be approved. There were some exceptions such as the replacement of a building, but the new building must not be materially larger than one being removed. If so it would automatically be deemed harmful to the greenbelt. If Members chose to grant permission, this should only be done if there were “very special circumstances” and the harm to Green Belt was clearly outweighed by other factors

In the discussion which followed, Members made a number of comments including the following:

• The replacement building within the garden of a property in a green belt did not appear to be harmful development.
• It would be less intrusive and would mean less parked cars in the lane.
• Recognised the building would be larger, but not substantially and would be in materials more sympathetic to the green belt.

At the conclusion of the debate, it was proposed by Councillor Martin Dimmery and seconded by Councillor Helen Kay to approve the application contrary to the Officer’s recommendation as there were very special circumstances such as the enhancement of the green belt by the removal of an unsightly building situated away from the main dwelling and the removal of parked cars on the lane.

On being put to the vote the proposal was carried with 9 votes in favour and 2 votes against.

RESOLVED

That planning application 2023/0937/HSE for the construction of a double garage at Little Pomeroy, Church Farm Lane, Farleigh Hungerfordbe APPROVED contrary to the Officer’s recommendation as it was considered that there were very special circumstances which clearly outweighed the harm to the Green Belt by reason of inappropriateness. The very special circumstances were recognised as an enhancement to appearance of the Green Belt by the removal of unsightly outhouses and relocating the car port closer to the dwelling.  That Planning Officers be given delegated authority to impose conditions in consultation with the Chair and Vice-Chair.

Voting – 9 in favour, 2 against