Agenda item

To consider a report by the Head of Planning.

 

The Committee considered an application 6/2019/0604 for the proposed redevelopment of a site - including the demolition of several school buildings – and the conversion and construction of new buildings to provide 19 dwellings with vehicular access, off street parking, gardens and landscaping at The Old Malthouse, High Street, Langton Matravers.

 

The relevant planning history of the site was outlined, having previously been the site of an independent girl’s school and, prior to that, a brewery, (as the name inferred) - with this proposed development being sympathetic and in keeping with the retention of that which preceded it. The development was now being seen as a means of making practical use of this brownfield site and going some way to providing for, and meeting, the housing need of Langton Matravers and that area of Purbeck which had been identified. What original features could be retained, would be, including the distinctive diamond shaped window fronting Old Malthouse Lane.

 

With the aid of a visual presentation, officers provided context of what the main proposals, principles and planning issues of the development were; how this were to be progressed; how the development would address housing need in that part of the county; and what this entailed. The presentation focused on not only what the development entailed and its detailed design, but what effect it would have on residential amenity, Langton Matravers village and the character the area.

 

Plans and photographs provided an illustration of the location, orientation, dimensions – form, bulk, size and mass - and appearance of the development; how it would look – with contextual elevations / visualisation and floorplans being provided for this purpose; the materials to be used; car parking arrangements; where bin storage would be; access and highway considerations; the means of landscaping; where pedestrian accesses would be situated; its relationship with the Dorset AONB and the Langton Matravers Conservation Area; and its setting within Langton Matravers and the characteristics and topography of that part of the village.

 

Officers showed the development’s relationship with the neighbouring residential areas. For context, views into the site, and around it, were shown, as well as along the High Street and Old Malthouse Lane, which provided a satisfactory understanding of all that was necessary.

 

The development was to be of contemporary design – built around a courtyard - but sympathetic to the natural and historic appearance of the village, with local materials – Purbeck Stone amongst them - to be used throughout, there being a combination of dwelling types proposed: ranging from flats/apartments through to a bungalow; semi-detached and detached properties. How the guttering would complement that which could be found elsewhere in the village and examples of how roof windows would look, were all described.

 

Members noted that before any development commenced, a Construction Environmental Management Plan (CEMP) and Transport Plan were necessary and should be applied, this being accounted for in the conditions.

 

Given all this, officers considered that all material planning considerations had been addressed - with the development being acceptable in principle, of an appropriate layout, scale and design, and also in terms of impacts on the Langton Matravers Conservation Area and the Dorset AONB and accorded with local and national planning policy. The impact on neighbouring amenity and highways impacts were considered to have neutral impacts, given the previous uses of the site, and impacts such as flood risk, biodiversity and trees were all considered to be acceptable. The proposed dwellings would make a positive contribution to the local housing supply with the development making best use of previously developed, brownfield land which would result in a positive contribution to the village. As such, members were now being asked to agree to what was being recommended.

 

Formal consultation had resulted in Langton Matravers Parish Council maintaining their objection to the application on the grounds that they considered the Purbeck Local Plan second homes policy should be applied; the Vacant Buildings Credit should necessitate affordable housing, the adverse effect on neighbouring residential amenity; access and traffic concerns; the impact of Langton Matravers Conservation Area and the Dorset AONB; environmental considerations; the arrangements for the bin store; and the affect a development of this size would have on amenity in a small village like this. whilst recognising that some initial concerns had been addressed to an extent this was still insufficient to satisfy any objections they had.

 

In response, officers clarified what had now been addressed to recognise those initial concerns and considered that these were sufficiently satisfactory for them to be recommending approval.

 

Natural England, Historic England, the Dorset AONB and the Highways Advisor all raised no objection to the application. Moreover, St Georges Primary School welcomed in principle any development that would attract more children to the village and, therefore, more pupils to the school to maintain its viability and vitality.

 

Moreover, the relationship with neighbouring properties on Old Malthouse Lane had been considered following concerns raised by residents and the Parish Council. Accordingly, given the previous commercial use of the site, officers considered that the proposed residential use would be no worse in terms of loss of amenity.

 

In considering the representations received in response to the advertisement of the application, concerns raised largely echoed those of the Parish Council. The Committee were notified of those written submissions received and officers read these direct to the Committee - being appended to these minutes. Having heard what was said, officers responded to some of the pertinent issues raised, being confident that, where applicable, each one could be addressed by the provisions of the application.

 

The Committee were joined by local Ward Councillor Cherry Brooks who supported the development, in principle, but asked for clarification on the bin store arrangements and how these would be applied in practice, so as to ensure these were satisfactory. Officers confirmed that there would be a dedicated, purpose built communal storage area which would not only be secure and of sufficient capacity, but be seen to be in keeping with the appearance of the development itself and satisfied Dorset Council Waste Partnership guidance and standards.

 

Moreover, access to it would be from the courtyard site access, as opposed to Old Malthouse Lane, to address neighbour concerns about this and the containment in a purpose built unit would address concerns about any adverse noise, smell and visual impacts.

 

The opportunity was given for members to ask questions of the presentation and what they had heard, in seeking clarification of aspects so as to have a better understanding in coming to a decision. Particular reference was made to the arrangements for the bin store; surface water drainage; pedestrian access, parking arrangements and highway issues and how these would be managed; and what provision was being made for environmental energy efficiency.

 

Of importance to members was their understanding of what ability there was to apply the Vacant Building Credit provision and the Purbeck Local Plan second homes policy, and how this might be able to be done

Officers addressed the questions raised providing what they considered to be satisfactory answers. As well as clarifying the practical aspects of the development itself, especially the bin store and energy arrangements – for which satisfactory provision had been made - the Highways Advisor explained how the access arrangements were designed to operate and the road safety issues that had been considered and, where necessary, addressed in doing this.

 

Officers considered it necessary to take the opportunity to explain how, and why, the principles of the second homes policy and the Vacant Building Credit were being applied to this particular development. Whilst the Parish Council and local representations had emphasised the perceived need for a condition to be imposed to prevent the future occupation of the proposed dwellings as second homes – so as to accord with policy H14 of the emerging Purbeck Local Plan - the recent appeal decision against the Council’s imposition of a second homes restrictive condition and award of costs against the Council had now  meant that no weight could currently be given to that policy: so a condition preventing the future occupation of the dwellings as second homes would not accord with the Local Plan in force; would not be reasonable or necessary as required by NPPF para 55; and could not be applied.

 

As to the application of the Vacant Building Credit (VBC), assessments had been made in accordance with NPPF and NPPG policy and guidance and it had been established that the provision of no affordable housing acceptable. In calculating the provision  for the VBC, it was established that it did not apply in these circumstances as it did not meet he necessary criteria as the site was previously developed land and that it contained substantial vacant - not abandoned – buildings, with an overall reduction in the built development proposed, by the ability to readily renovate and reuse these as a means of complementing the overall development.

 

Whilst some members maintained some reservations at certain aspects of the detail - in particular the principle of second homes and the Vacant Building Credit  - they accepted this was the case and, the general view of the Committee, was that the development was seen to be acceptable, concerns had been largely addressed and what was being proposed would go some considerable way to meeting the housing needs of the village to ensure its viability and vitality was maintained.  However, one member considered that they were still unable to support the application on the basis that the Parish Council’s concerns were not being addressed; there was a critical need for affordable housing and the density of the development was unacceptable in this rural setting.

 

Having had the opportunity to discuss the merits of the application, having understood what was being proposed and the reasoning for this; having taken into account the officer’s report and presentation, the written representations; and what they had heard at the meeting, and having received satisfactory answers to questions raised, the Committee were satisfied in their understanding of what the proposal entailed and the reasoning for this and, on that basis - and being proposed by Councillor Shane Bartlett and seconded by Councillor Mike Dyer - on being put to the vote, the Committee agreed - by 9:1 - that the application should be approved, subject to the conditions set out in paragraph 17 of the report.

 

Resolved

That planning permission, in respect of application 6/2019/0604, be granted subject to the conditions contained in paragraph 17 of the report.

 

Reasons for Decision

Para 14 of the National Planning Policy Framework (NPPF) sets out that

permission should be granted for sustainable development unless specific

policies in the NPPF indicate otherwise

• The location is considered to be sustainable and the proposal is acceptable in its design and general visual impact in terms of the Langton Matravers

Conservation Area and the Dorset AONB.

• There is not considered to be any significant harm to neighbouring residential amenity.

• There are no objections on highway safety, traffic or parking grounds.

• There are no other material considerations which would warrant refusal of this application.