Agenda item

Demolish existing commercial workshop & erect new electric vehicle (EV) hub including workshop, EV/PV information point, retail area & including cafe/pit stop and a covered parking area with roof mounted solar array to both structures.

Simon Sharp. Planning Officer, presented to members the application to Demolish existing commercial workshop & erect new electric vehicle (EV) hub including workshop, EV/PV information point, retail area & including cafe/pit stop and a covered parking area with roof mounted solar array to both structures. Members were shown the location of the site as well as aerial photographs and details regarding listed buildings in the area. Members were assured that there was no harm identified to these buildings. The Case Officer provided members with details of the proposed floorplan of the site as well as details of the outdoor seating for retail use as well as charging points. Site access and the proposed elevations for car parking were also discussed. The recommendation was to grant planning permission subject to conditions in the report.

Steve Savage, Head of Highways, informed members that the site would include 26 car parking spaces, including two disabled parking spaces and some fast and slow charging points. Members were informed that parking met the standards and there would be few needed for staff. He also discussed the reduction in speed limit; therefore, the road would be subject to 30mph. Highways also informed members that the proposal would generate more traffic, but the proposal wouldn’t have a severe impact and there would be low traffic movement. Highways did not identify any grounds for refusal and therefore supported the application.

Public Participation

Members of the public spoke in objection to the planning committee. Concerns were raised regarding the site being in an unsuitable location and therefore it would create an increase in road traffic on an unsuitable and dangerous road. The public also discussed the impact that the development would have on the AONB. They also raised their concerns on the impacts of protected species in the area. The Parish Council discussed the lack of need of the development in the area, they praised the use of renewable energy but strongly believed it would be ideal in a different location as the local people didn’t want or need it. Members of the Public also informed members that the site would increase light pollution, consideration would need to be made regarding opening hours. They urged the committee to refuse the recommendation to approve planning permission.

The agent spoke for the application. He informed members as to how the applicant had supported the climate emergency through the introduction of charging points. He assured members that the proposed building would have been a similar size to the original and the additional size would have been for the use of charging points. The agent confirmed that there would be no competition to the local farm shop.

Members questions and comments

·       Confirmation regarding biodiversity plan being approved.

·       Risk of site flooding.

·       Amount of charge people would receive from slow charging points.

·       Pedestrian access to the site and visibility. Members raised their concerns regarding an increase in pedestrian movement on the road.

·       Concerns regarding environmental impacts on the area and view from footpaths.

·       Number of hours and timings of access to the charging points.

·       Consideration of rapid chargers.

·       Lighting restrictions on site.

·       Members discussed the importance of encouraging small businesses, especially those making improvements to the environment.

·       Members praised the good screening but had concerns regarding glazing and asked the planning officer for details about anti-glare glazing.

·       Opening hours and use of the outside seating area was discussed. Members considered conditioning for winter opening hours due to light pollution. Some members didn’t believe that conditions would be sufficient.

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, in being proposed by Cllr Pothecry and seconded by Cllr Andrews.

Decision: To overturn the proposal and refuse the planning application for the following reasons:

1.     The development is within an unsustainable location where a need has not been demonstrated for the mixed use proposed. The proposal is therefore contrary to policies 2 and 20 of the North Dorset Local Plan 2016.

2.     The extent of glazing proposed, the associated external lighting and the hours of operation will result in a significant and harmful level of adverse impact to the dark skies and landscape qualities of the Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty, contrary to policy 24 of the North Dorset Local Plan 2016.

Cllr Jones and Cllr Pothecry proposed that the meeting would carry over 3 hours.