Agenda and minutes

To receive any apologies for absence

Apologies for absence were received from Cllr Sarah Williams and Cllr Louie O’Leary.

To disclose any pecuniary, other registerable or non-registrable interest as set out in the adopted Code of Conduct. In making their disclosure 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 receive questions or statements on the business of the committee from town and parish councils and members of the public.

Public speaking has been suspended for virtual committee meetings during the Covid-19 crisis and public participation will be dealt with through written submissions only.

Members of the public who live, work or represent an organisation within the Dorset Council area, may submit up to two questions or a statement of up to a maximum of 450 words.  All submissions must be sent electronically to denise.hunt@dorsetcouncil.gov.uk by the deadline set out below.  When submitting a question please indicate who the question is for and include your name, address and contact details.  Questions and statements received in line with the council’s rules for public participation will be published as a supplement to the agenda.

Questions will be read out by an officer of the council and a response given by the appropriate Portfolio Holder or officer at the meeting.  All questions, statements and responses will be published in full within the minutes of the meeting.  The deadline for submission of the full text of a question or statement is 8.30am on Tuesday 4 January 2022.

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.

Change of use from B1 to E(d) (formerly use class D2) to allow the building to be used as a fitness centre (without compliance to condition 4 of planning approval WD/D/14/002435 - restriction on business hours).

The Committee considered an application for a change of use to allow the building to be used as a fitness centre without compliance to condition 4 of planning approval WD/D/14/002435 - restriction on business hours.

The Senior Planning Officer presented the application relating to a Council owned site which included a location / block plan; aerial photo and photos of the site and surrounding area.

The main planning issues were outlined including use of a key employment site; parking provision; effect on residential amenity; no complaints over the existing use and the opportunity to provide a temporary unrestricted operation and thereafter consider permanent relaxation of hours subject to any concerns raised by the Town Council or Environmental Health.

An amendment to the wording of condition 2 to correct a typographical error was contained in the update sheet circulated to members prior to the meeting.

Members asked questions in relation to human rights (discrimination) and soundproofing of the building.

The Senior Planning Officer responded that the building complied with disability access and that regard for residents had been taken in the temporary unrestricted use. There was a condition to ensure that there was no amplified music or speech unless agreed, otherwise additional soundproofing measures would be required.

Proposed by Cllr Nick Ireland, seconded by Cllr Paul Kimber.

The committee was minded to approve the application subject to conditions.

The Service Manager for Development Management and Enforcement, having considered the representations and the officer’s presentation, and having taken into account the views of the committee, made the following decision under delegated authority.

Decision of the Service Manager: That the application be approved subject to the conditions outlined in the appendix to these minutes.

Reserved Matters Application dealing with site Appearance, Landscaping, Scale and Layout  in relation to Outline Approval WD/D/16/001598.

The Committee considered a reserved matters application dealing with  appearance, landscaping, scale and layout in relation to outline approval WD/D/16/001598.

The Senior Planning Officer outlined the amended recommendation and condition further to the receipt of a satisfactory landscaping plan.  These had been included in the update sheet circulated to the committee prior to the meeting. 

The application was presented including a location plan including the Quarr, parameters plan, layout plan, aerial photo, elevations, cross sections, landscaping plan and various photographs of Manor Farmhouse, Church Road, Manor Farm Close and the site and proposed access.

In particular, a plan was shown demonstrating the relationship of the side windows at Church Barn with the fence of Plot 1 of the development, showing how light and outlook had been accommodated in the interests of Church Barn.

The main planning issues were highlighted including the principle of development, layout, scale, appearance, landscaping and residential amenity.

The Technical Support Officer read out the written statements that are attached as an appendix to these minutes.  This document includes a statement by Cllr Tony Alford who addressed the committee directly.

In response to the concerns raised during public participation, the Senior Planning Officer responded to points made regarding the impact on amenity of Church Barn, surface water drainage and layout of the garages. The Senior Conservation Officer further advised the Committee in relation to conservation matters, including the assessment of harm to heritage assets.

In response to technical questions the following points were confirmed:-

·       That chimneys were included in the design of homes in keeping with the Conservation Area context and to reflect elements of the existing roofscape nearby.

·       The Parish Council had requested that funding was put towards a community garden rather than a play area.

·       That the standard 45 degree angle had been used to assess light going into the window at Church Barn following development of Plot 1.

·       A modest number of additional street lights in the style established in Manor Farm Close would continue in this development.

Proposed by Cllr John Worth, seconded by Cllr Kate Wheller.

The committee was minded to approve the reserved matters, subject to the amended conditions.

The Service Manager for Development Management and Enforcement, having considered the representations and the officer’s presentation, and having taken into account the views of the committee, made the following decision under delegated authority.

Decision of the Service Manager: That the reserved matters be approved, subject to the conditions (as amended) outlined in the appendix to these minutes.

Change of use to convert existing dwelling (use class C3) into dental practice (use class E(e)) and creation of vehicular access.

The Committee considered an application for change of use to convert an existing dwelling (use class C3) into a dental practice (use class E(e)) and the creation of a vehicular access.

The Senior Planning Officer presented the application that included a site location, block plan, aerial photo, existing and proposed site plan, existing floor plans and elevations, street scene and photos.

The main planning issues were highlighted including the site being within the defined development boundary in a sustainable location with no harm to the character of the area, neighbours or highway safety.

Members were advised of a change to the recommendation to delegate authority to the Head of Planning to approve the application, due to a change required to the highway conditions and the need for additional conditions.

Proposed by Cllr Kate Wheller, seconded by Cllr Paul Kimber.

The committee was minded to delegate authority to the Head of Planning to approve the application, subject to conditions.

The Service Manager for Development Management and Enforcement, having considered the representations and the officer’s presentation, and having taken into account the views of the committee, made the following decision under delegated authority

Decision of the Service Manager: That the application be delegated to the Head of Planning to approve the application, subject to the conditions (as amended) outlined in the appendix to these minutes.

Outline application for the erection of up to 9.no dwellings and access.

This application was deferred.

A vote to continue the meeting was taken in accordance with Part 2, Paragraph 8.1 of the Council's Constitution.

Decision: That the meeting be extended to allow the business of the meeting to be continued from 2.00pm.

Installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.

The Committee considered an application for the installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.

The Lead Project Officer presented the application including a location plan showing the site within the Litton Cheney Conservation Area, public rights of way and general context plan, landscape and heritage assets plan; aerial photo, photos of the school house and buildings, proposed roof plan and photos of the relevant roof planes. He advised that the 19^th century block attached to the school was a non- designated heritage asset due to its linkage with the school.

Further to consultation with the Conservation Officer, the original proposal had been reduced to 75 solar panels in 4 arrays, resulting in a carbon saving that would cut greenhouse emissions and provide associated cost savings.

The main issues were outlined including principle of development, impact of the character and appearance of the site and its setting and heritage significance and the balance between harm and benefits.

Further to a technical question regarding whether a battery system was included in the proposal, it was confirmed that although details were not yet available, a condition requiring details to be submitted and approved had been included in the proposal.

A request was made for detailed information on levels of harm in relation to conservation which was provided by the Senior Conservation Officer.

Following the presentation and the information provided by the Senior Conservation Officer, the committee expressed disappointment that the original proposal for 150 solar panels had been reduced to 75 installed on the newer buildings.  Members noted that this had been based solely on comments made by the Conservation Officer and that there had been no public objection to the scheme. Although mindful of the significance of the

19^th century building within the Conservation Area, it was considered that the panels would be barely visible and would not create irreversible harm.

The Lead Project Officer confirmed that the application had been amended following an internal consultation response by conservation officers who considered that the original proposal was detrimental to heritage significance and that this outweighed the public benefit.  He advised that the energy generation capacity of solar panels was relatively small and that the history of appeal decisions on historic buildings suggested that heritage harm generally outweighed the benefits of micro electricity generation.

Members noted that there had been no objection by the Parish Council or residents to the proposal. 

Proposed by Cllr Kate Wheller, seconded by Cllr Nick Ireland.

The committee was minded to approve the application subject to conditions.

The Service Manager for Development Management and Enforcement, having considered the representations and the officer’s presentation, and having taken into account the views of the committee, made the following decision under delegated authority

Decision of the Service Manager: That the application be approved subject to the conditions outlined in the appendix to these minutes.

Installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.

The Committee considered an application for the installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.

The Lead Project Officer presented the application that included a location plan, public rights of way and general context plan, landscape & heritage assets plan, aerial photo and photos of site, proposed elevations and roof plan.  The building as a whole was a Grade II Listed Building, including later additions and corridors added to the original school.  The site was located in an Area of Outstanding Natural Beauty (AONB) and also within the Symondsbury Conservation Area.

He further advised the committee that, in considering whether to grant planning permission which affected the Listed Building or its setting, the local planning authority must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest that it possessed.  Local planning authorities must also have regard to preserving or enhancing the natural beauty of the area with national policy indicating that great weight must be given to conserving and enhancing landscape and scenic beauty in AONBs with conservation and enhancement of wildlife and cultural heritage also important considerations.  Special attention must be paid to preserving or enhancing the character and appearance of the Conservation Area.

It was explained that at the time the original application was submitted, permission had been sought for 84 panels arranged in 6 arrays across the building.  Following concerns expressed by Symondsbury Parish Council and the result of a bat survey, the application was amended to 44 solar panels in 4 arrays installed on 2 flat roof surfaces and 1 sloping plane.  These would be mounted in frames 10 degrees up from the horizontal, resulting in an arrangement that would be 25cm higher than the existing roof level.  Although detailed specifications had not been provided in the application, these could be controlled through planning condition if necessary.

The main issues were outlined including the acceptability in principle of the proposed development, the impact of proposed development on the character and appearance of the site and its setting and on heritage significance and the balance between harm and public benefits.

The relevant policy background had been outlined in the report.  The carbon savings generated as a result of this scheme were modest, but nevertheless made a valuable contribution to cutting greenhouse gas emissions and assist the transition to a low carbon future.  The associated cost savings would be used to contribute towards maintenance of the historic school buildings to the public benefit and this weighed in favour of granting planning permission.

However, the Lead Project Officer explained that the exposed nature of the flat roof areas in the western extensions would be open to view from various locations around the school site. Even if the panels were situated away from the edges of the flat roof elements of the supporting framework and the panels would be visible and appear incongruous.  Additional screening of these areas had not been proposed as part of  ...  view the full minutes text for item 91.

Installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure.

The Committee considered an application for Listed Building Consent for the installation of roof mounted solar photovoltaic (PV) panels and associated infrastructure and the Lead Project Officer outlined the relevant conditions for the Listed Building Consent.

Proposed by Cllr Nick Ireland, seconded by Cllr Bill Pipe.

The committee was minded to approve the application, subject to conditions.

The Service Manager for Development Management and Enforcement, having considered the representations and the officer’s presentation, and having taken into account the views of the committee, made the following decision under delegated authority

Decision of the Service Manager: That the application be approved subject to the conditions outlined in the appendix to these minutes.

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.