Agenda and minutes

To receive any apologies for absence

Apologies for absence were received from Cllrs Robin Cook, Bill Trite and John Worth.

To disclose any pecuniary, other registrable or personal interest as set out in the adopted Code of Conduct.  In making their decision councillors are asked to state the agenda item, the nature of the interest and any action they propose to take as part of their declaration.

If required, further advice should be sought from the Monitoring Officer in advance of the meeting.

No declarations of disclosable pecuniary interests were made at the meeting.

To confirm the minutes of the meeting held on 20 July 2022.

The minutes of the meeting held on 20 July 2022 were confirmed.

Members of the public wishing to speak to the Committee on a planning application should notify the Democratic Services Officer listed on the front of this agenda. This must be done no later than two clear working days before the meeting.

The deadline for notifying a request to speak is 8.30am on Monday 5 September 2022.

Please refer to Guide to Public Speaking at Planning Committee attached.

Representations by the public to the Committee on individual planning applications are detailed below. There were no questions, petitions or deputations received on other items on this occasion.

To consider the applications listed below for planning permission

Members considered written reports submitted on planning applications as set out below.

The Committee considered application P/FUL/2022/03143 for the change of use from agricultural to 8 no. self-storage (B8 storage only) units at Walston Poultry Farm Ltd, Gaunt’s Common, BH21 4JR.

With the aid of a visual presentation, and taking account the detail in the report, officers provided context of what the main proposals, principles and planning issues of the development were; how these were to be progressed; and what this change of use entailed. The presentation focused on not only what the development entailed, but what effect it would have on residential amenity, the highway network and the character the area, taking into account the policies against which this application was being assessed.

Plans and photographs provided an illustration of how the storage units were to be developed and how they would make use of the existing building there as a basis for what was to be developed, how it would look like and its dimensions – those specifications to be finalised at a later stage in liaison with officers; access and highway considerations; environmental and land management considerations – taking account of the Grade II Listed Building – Little Thatch, the site was adjacent to ancient woodland and to Holt and West Moors Heaths SSSI and was within the Green Belt; drainage and water management considerations, the means of landscaping and screening and the development’s setting within that part of Gaunt’s Common.

Officers showed the development’s relationship with other adjacent residential

development, with the characteristics, topography and elevations of the site being shown. Views into the site and around it was shown, which provided a satisfactory understanding of all that was necessary to assess the application. The site had previously been used as a poultry farm and what buildings were currently there and how they would be transformed and renovated to provide for the storage units was explained.

The previous planning history of the site was outlined explaining in what way a previous application refusal had now been addressed to make this application acceptable.

What assessment had been made in the officers coming to their recommendation were drawn to the attention of the Committee, with the proposal being considered to be acceptable in relation to previous issues now being addressed and that, although industrial estates were preferred locations for storage and distribution uses, there was satisfaction that the proposed re-use of existing buildings for 8 self-storage units could, in principle, be acceptable in this location provided that the requirements of policy PC4 ‘The Rural Economy’ were met.

Moreover, the Highway Authority considered there to be no adverse highway implications given that there were currently no restrictions on the agricultural use of the site; the removal of movements associated with the existing agricultural use would be a general highway benefit; individual storage units were typically accessed by cars and light vans so the use by HGVs was anticipated to reduce and that a condition to secure the manoeuvring, parking and loading areas be applied.

Officers judged that the benefits associated with  ...  view the full minutes text for item 286.

The Committee considered application P/FUL/2002/01864 for a seasonal change of use for parking of catering vehicles, providing a dining area and siting of associated temporary at Kimmeridge Car Park, Kimmeridge Bay.

With the aid of a visual presentation, and taking account the detail in the report, officers provided context of what the main proposals, principles and planning issues of the development were, taking into account the policies against which this application was being assessed.

Plans and photographs provided an illustration of how the development was to look – including its design, dimensions, configuration and appearance; the characteristics of the locality; access, rights of way and highway considerations; environmental and land management considerations; landscaping and screening issues; and the development’s setting within that part of Kimmeridge. The development would create 15 seasonal jobs and make a valued contribution to the local economy. Contrasting and comparative photographs showed the site, and its use, both inside and outside of the holiday/tourist summer season.

Officers showed the development’s relationship with Kimmeridge village, the coast, shoreline and countryside, with the characteristics and topography of the site being shown, particularly the openness and isolation of the site and its relatively pristine state. Views around the site – and from where the development could and could not be seen - were shown, which provided a satisfactory understanding of all that was necessary. The site had previously been used for such purposes as being proposed but only on a temporary and largely informal basis, under permitted development rights.

Particular environmental considerations and constraints were that the site was within the Purbeck Heritage Coast; near Grade II listed buildings; adjacent to UNESCO World Heritage Site; within the Dorset AONB; within a Minerals and Waste Safeguarding Area and had a series of Public Rights of Way across the site. These considerations about a locally and nationally important natural landscape, were integral to the recommendation being made by officers.

The Council’s Landscape Architect explained that the scale of the development and its duration would materially impact on how the landscape was experienced: in seriously compromising the openness and isolation of this environmentally sensitive and distinctive, yet popular, area the proposal would adversely affect its natural attractiveness. Moreover, there were no readily available screening measures which could be used to diminish its visual impact. On that basis there was an objection to the proposal due to the reduced tranquillity and formalisation of the area; that it failed to maintain the character of the undeveloped coast and failed to protect a valued landscape.

The assessment made by officers in coming to their recommendation – and in taking into account the County Landscape Officer’s views - were drawn to the attention of the Committee, with the proposal being considered to be unacceptable in relation to material planning considerations as the proposed development was considered to result in harm to the local character of the site and the character of the Area of Outstanding Natural Beauty by virtue of developing a piece of land  ...  view the full minutes text for item 287.

The Committee considered application P/FUL/2021/05633 to sever land and erect a detached 3 bedroom chalet bungalow with associated vehicular access and parking at Old Oaks, Verwood.

What the proposal entailed and how this would be achieved was explained. The development’s appearance and dimensions were detailed and how it would sit within the site. Access arrangements were explained and how these would be proved for. What impact it would have on residential amenity was also taken into consideration. There was considered to be no adverse impact on the oak tree on site – or on an adjacent one - with construction work having mitigation measures to that effect. Moreover, the trees’ location, size and spread were all taken into consideration in any effect it would have on the development and its ability to access natural light. Given all this, the officer’s recommendation was to approve the application.

Darryl Howells, the agent, explained the benefits of the development which accorded with planning policy and asked that it be approved.

A statement received from one of the local Ward Members, Councillor Spencer Flower, was read to Committee. Whilst accepting the principle of the development, he expressed concern about the longer-term pressure on the two mature oak trees, which will cause significant overshadowing, shadowing and dominance of the land which will become the garden. He wanted to ensure the preservation of the trees and felt this could not be guaranteed. On that basis he asked for the application to be rejected.

The Council’s Tree Officer, Andrew Douglas, reaffirmed officer’s view that the development could be satisfactorily achieved without any detriment to either of the trees, and whilst there would undoubtedly be shading of the garden of the property – particularly during summer months - this would be known and accepted and account should be taken of this by any potential owners. However, there would still be sufficient access to light in and around the development in any event.

From debate, the majority of the Committee considered the proposal to be acceptable.

Having had the opportunity to discuss the merits of the application and an

understanding of all this entailed; having taken into account the officer’s report

and presentation; the written representation; and what they had heard at the

meeting, in being proposed by Councillor Shane Bartlett and seconded by councillor David Morgan, on being put to the vote, the Committee agreed – by 6:2 to grant permission subject to appropriate conditions set out in the report. One of those to reject the application was the Chairman who was also one of the other local ward Members - Councillor Toni Coombs.

Resolved

That application P/FUL/2021/05633 be granted permission, subject to appropriate conditions set out in paragraph 16 of the report.

Reasons for Decision

1)               The development proposal would provide an additional dwelling in the built up area of an appropriate layout and design that would not have an adverse impact on the character and appearance of the area or the surrounding landscape.

2)               The development  ...  view the full minutes text for item 288.

The Committee considered application P/FUL/2021/05535 for a change of use of verge to form part of residential curtilage and to erect a detached carport and vehicular access between carport and adopted highway at Old Oaks, Verwood.

What the proposal entailed and how this would be achieved was explained. A description of the development’s appearance and dimensions was given and what impact it would have on residential amenity was also taken into consideration. What provision would be made for the access was explained and what was necessary to achieve this. Landscaping, boundary, land-ownership and environmental issues were highlighted and, as with the previous application, there was considered to be no adverse impact on any trees on site, with construction work having mitigation measures to that effect.

What highway rights were to be taken into consideration was explained and what provision would be made for these in legal terms.

The Highways Officer considered that sight lines would not be compromised by the proposal, which he considered to be acceptable.

Darryl Howells, agent, considered the application to address all material planning considerations and was acceptable and hoped the Committee could agree to this.

In a statement read to Committee from one of the Ward Councillors, Spencer Flower, who had originally objected to the application on the grounds that there would be a loss of the safe route to school, in now understanding that a formal footpath had been installed on the other side of the road as a result of the nearby Pennyfarthing housing development, now considered that this adequately dealt with his concerns regarding the safe route to school, so formally withdraw his objection.

Verwood Town Council had raised an objection based on Councillor Flower’s original submission.

Clarification was provided in response to members questioning and, from debate, the majority of the Committee considered the proposal to be acceptable.

Having had the opportunity to discuss the merits of the application and an

understanding of all this entailed; having taken into account the officer’s report

and presentation; the written representation; and what they had heard at the

meeting, being propose ed by Councillor Shane Bartlett and seconded by Councillor Mike Dyer, on being put to the vote, the Committee agreed - by 6:1 - to grant permission subject to appropriate conditions set out in the report.

Resolved

That application P/FUL/2021/05535 be granted permission, subject to appropriate conditions set out in the report in paragraph 16.

Reasons for Decision

1) The development proposal with appropriate conditions requiring further details of landscape planting would ensure that the change of use of the verge and the erection of carport and highway access would not have an adverse impact on the character and appearance of the area or the surrounding landscape.

2) The development would not result in any significant harm to neighbouring residential amenity in accordance with Policy HE2 of the Local Plan.

3) With the amendments secured the proposal would not have an adverse impact on users of the highway network and would provide an  ...  view the full minutes text for item 289.

To consider any items of business which the Chairman has had prior notification and considers to be urgent pursuant to section 100B (4) b) of the Local Government Act 1972

The reason for the urgency shall be recorded in the minutes.

There were no urgent items.  

To move the exclusion of the press and the public for the following item in view of the likely disclosure of exempt information within the meaning of paragraph 3 of schedule 12 A to the Local Government Act 1972 (as amended)

The public and the press will be asked to leave the meeting whilst the item of business is considered.

There was no exempt business.