Agenda item

Conversion of part of existing storage barn to living space & office / meeting / drawing rooms associated with the live-work use of the site; and erection of single storey glazed link structure between the dwelling and the barn conversion. External alterations to the dwelling and existing workshop (amended description).

The Planning Officer introduced the application for the conversion of part of an existing storage barn to living space and office/meeting/drawing rooms associated with the live-work use of the site; erection of a single storey glazed link structure between the dwelling and the barn conversion and external alterations to the dwelling and existing workshop.

The Committee was shown a site location plan within the AONB and aerial views of the existing dwelling, section of the barn to be demolished, barn section to be converted and the existing workshop and outbuilding that would remain; the existing and proposed elevations of the dwelling and barns.

The key planning points were highlighted including principle of development,

scale, design impact on character and appearance, impact on amenity, impact on landscape or heritage assets.  The Officer’s main concerns were that the site was outside the development boundary, that the proposed extension would dominate the existing dwelling and that there would be an unacceptable impact on the unlisted heritage asset.

Rosemary Hamilton addressed the Committee in support of the application and read aloud a statement on behalf of Mark Addison, the immediate neighbour to the west side of the property.  He stated that the proposal would breathe life into the village as the building had languished and not been used for agricultural purposes for 17 years.  It would preserve a key village site, was a practical and imaginative reuse of a building that was currently an eyesore rather than an asset.  The applicant built to a high standard using materials that were sympathetic to the area and would be the best chance for the village to resolve longstanding uncertainty about the future of its central section.  The bulk of the new footprint would represent a conversion rather than an extension and the look of the site from the crossroads remained unchanged. Speaking for herself she stated that she was the applicant's fiancee and that this would be their home, that she had lived in Dorset throughout her life and had no plans to live elsewhere.

Cllr Ian Mitchell, Parish Councillor for Chilfrome stated that the application had the unanimous support from the Parish Council and its neighbours.  The site had been purchased in 2008 when it had been in a very poor state and subsequently renovated to a high standard and used as an upholstory building.  The large footprint of the 2 barns would be halved as a result of this proposal and would result in an improved appearance that respected the dwelling's humble character.  The Parish Council did not agree that the conversion was disproportionate to the main dwelling and considered this to be a subjective matter.  In conclusion he considered that there had been inadequate consideration of the proposal and reliance on the interpretation of imprecise planning policy.

Cllr Tony Alford, the Dorset Council Ward Member, addressed the committee in support of the application, drawing attention to the factors involved in the declaration of heritage assets and NPPF paragraph 197 in relation to the balance of judgement required for non-designated heritage assets.  There was good justification for supporting the application as it complied with the presumption in favour of sustainable development and the 3 qualifying factors; the economic development achieved by approving this type of application; the environmental benefit of replacement of the building and the social benefit of bringing vitality to the centre.

Simon Ludgate, the agent, addressed the committee and acknowledged that although the percentage increase should be no more than 40% as outlined in the relevant Local Plan policy, that this proposal related to an extension rather than a conversion.  The application would reduce the footprint by half and introduce a small glazed link.  It allowed flexible accommodation to live and work and continue restoration of this site.  This was an attractive scheme that would provide work locally and was strongly supported by the community.

Members asked whether there was a set of criteria and list of non-designated heritage assets and were informed that these were usually specified only within Conservation Area appraisals, which was not required for this application.  They also asked whether the scale and size of the proposal was in comparison to the dwelling or the dwelling and barns. The Planning Officer clarified that it was the dwelling.

The Committee considered the proposals to be a conversion and not an extension which would not adversely affect the character of the existing dwelling. It was felt that there was insufficient evidence to support the report recommendation. Legal advice was given that if the application were to be approved then this would need to be subject to conditions that could be delegated to officers as the most expedient way of dealing with the application.

Proposed by Cllr Peter Barrow, seconded by Cllr David Shortell.

Decision: That authority be delegated to the Head of Planning to approve the application with appropriate planning conditions.