Agenda item

Demolish agricultural barn and erect detached dwelling and garage.

The Committee considered an application to demolish an agricultural barn and erect a detached dwelling and garage.

Members were given a presentation of the 0.4 hectares site outside of the Loders DDB and within the Conservation Area.  The proposed building was on a smaller footprint with minimal visibility of the site due to trees.

The key planning issues were highlighted including:-

·         principle of development

·         design, appearance and impact on the character of the area and AONB

·         no undue impact on Uploaders and Loders Conservation Area

·         no undue impact on agricultural enterprise

The barns had not been used for 15 years and this was considered to be a sustainable location due to its proximity to village amenities including a school and public house.

The Technical Officer read out the public written representations which are attached as an appendix to these minutes.

Cllr Alford addressed the committee saying that, in his view, the report recommendation had been favourable due to the site being surrounded by trees and that this might change in future.  The proposal was for a new build outside the DDB that did not comply with Local Plan policies SUS2 and SUS3 in relation to accommodation purposed for local needs, rural worker homes and affordable housing. The NPPF also made clear the avoidance of building isolated homes in the countryside with a preference for proposals that enhanced the vitality of local communities. It also contravened the Loders Neighbourhood Plan that was a living, working document despite being more than 2 years old. 

Responding to comments made during public participation, the Planning Officer confirmed the following points:-

·           an additional home would add to the vitality of the village in allowing a family to move in and reach facilities in the village on foot.

·           a condition for a tree plan had been included with replacement tree planting if necessary.  Tree Preservation Orders could also be considered in the longer term.

Members asked about the mobile home on the site and were informed that this had been subject to an application for a temporary worker's dwelling in 1989, although it had been used for agricultural storage during the past 15 years. It was confirmed that the mobile home would be used during the construction and thereafter removed. 

Councillor Nick Ireland commented that this was a further example of the DDB being ignored and that the proposal was not complaint with rule E5 of the Loders Neighbourhood Plan approved in July 2016.  It also contravened Local Plan policies SUS2 and SUS4.  He felt that the benefits were not sufficient to override these policies in order to approve an application for a single dwelling due to the lack of the 5 year housing land supply.  He proposed refusal of the application which was seconded by Councillor Kelvin Clayton.

Members referred to paragraph 16.4 and 16.5 of the report, highlighting that the Loders Neighbourhood Plan was over 2 years old which affected its relevance with regard to the proposed scheme.

Despite the application being outside the DDB and contrary to the Loders Neighbourhood Plan, the proposal was considered to be a sustainable development due to its proximity to the village facilities and that the Loders Neighbourhood Plan had not specified development sites.

With the agreement of the proposer and seconder, the proposal to refuse the application was reluctantly withdrawn. 

Proposed by Councillor Bill Pipe, seconded by Councillor David Shortell.

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