Agenda item

To consider a report by the Head of Planning.

The Committee considered application 6/2020/0560 - to convert and extend an existing barn into 4 x 2 bedroom residential units, with parking, and the reuse of the existing access at Spyway Orchard Barn, Durnford Drove, Langton Matravers.

 

With the aid of a visual presentation, and taking account the detail in the report, officers provided context of what the main proposals, principles and planning issues of the development were; how these were to be progressed; 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 and the character the area, taking into account the policies against which this application was being assessed.

 

Plans and photographs provided an illustration of how the existing barn looked and how it would be reconfigured; the location, orientation, dimensions and appearance of the development and its elevations and how it was designed to be in keeping with other neighbouring properties; along with its ground floor plans; the materials to be used; access and highway considerations; environmental and land management considerations; drainage and water management considerations, the means of landscaping and screening and the development’s setting within that part of Langton Matravers and the Dorset AONB.

 

Officers showed the development’s relationship with other adjacent residential

development - including the recently approved new development at Spyway Orchard, which was currently in the process of being constructed - with the characteristics and topography of the site being shown. Views into the site and around it was shown, which provided a satisfactory understanding of all that was necessary. Officers updated that a Biodiversity Plan had now been agreed by the Dorset Natural Environment Team and certification had been issued to that effect.

 

What assessment had been made in the officers coming to their recommendation were drawn to the attention of the Committee, with the proposal being considered to be acceptable in relation to material planning considerations, with all significant planning matters having been appropriately, or adequately, addressed.

 

The Committee were notified of a written submission – received from Langton Matravers Parish Council - and officers read this direct to the Committee, being appended to these minutes. Their objection was on the grounds of how policies in the National Planning Policy Framework (NPPF) were being applied; the lack of affordable housing; the adverse impact on nature conservation and biodiversity; layout and visual appearance; and the proposed design was not in line with Dorset’s emerging policies on the environment and the climate change emergency.

 

Having heard what was said, officers responded to some of the pertinent issues raised, being confident that each one could be addressed in how their assessments had been made and by the provisions of the application.

Concerns raised from local representations related to flood risk; the failure to enhance setting and disproportionate additions to the original building; harm to the AONB; and highway safety issues.

 

The opportunity was then 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.

 

Some important points raised, some of which they considered still required clarification, were:-

·        how a Biodiversity Plan would be applied and what this entailed

•    how access arrangements would be managed and maintained during construction, given the limitations of the highway network in that area and what consideration had been given to this

·        what consideration had been given to energy efficient infrastructure

·        the management of light pollution emanating from any roof lights and how this could be addressed

•    how the housing policies in the NPPF were being assessed and applied in this case and the grounds on which those assessments were being made

·        what assessment had been made of parking spaces and what consideration had been given to this being sufficient to meet the needs of residents.

 

Officers addressed the questions raised – and provided what clarification was needed - providing what they considered to be satisfactory answers, which the Committee understood to be, and saw, as generally acceptable.

 

Of importance was that officers considered that additional conditions and informative notes could be applied to address the issues raised in respect of  the Biodiversity Plan being agreed; a Construction Management Plan being applied; the provision of roof light blinds, as practical, to mitigate light pollution and; the consideration of two additional parking spaces, as necessary and if practical to do so – although in practice this could well be achieved by informal arrangements to meet any need.

From debate, the majority of the Committee considered the proposal to be acceptable, in making the best use of the land available, and considered that this development would be an improvement in terms of appearance and use to that which already existed and be beneficial in contributing to meeting the housing needs in Purbeck - understanding the fundamental issue of housing land supply and the delivery of the necessary number of houses in Purbeck,  given it had failed the housing delivery test - and bearing in mind that approval had been recently given for the new development being built adjacent, to the north of this. Members considered this development to be modest when set in the context of the new Spyway Orchard development.

 

Having had the opportunity to discuss the merits of the application and an

understanding of all this entailed; having taken into account the officer’s report

and presentation; the written representation; and what they had heard at the

meeting, in being proposed by Councillor Mike Dyer and seconded by

Councillor Shane Bartlett,  on being put to the vote, the Committee agreed unanimously - by 7:0 - to be minded to grant permission, subject to the conditions and informative notes set out in paragraph 17 of the officer’s report - and the additional conditions covering the Biodiversity Plan, a Construction Management Plan; the provision of roof light blinds and; the consideration of two additional parking spaces - with the enactment of their ‘minded to’ decision being made by the Head of Planning.

 

Resolved

1)That planning permission for the application be ‘minded to’ be granted, subject to the conditions and informative notes set out in paragraph 17 of the report, in the officer’s presentation and the following additional conditions:-

Condition 4 - amended in line with presentation

4. The development must strictly adhere to the mitigation measures set out in the Biodiversity Plan approved by the Dorset Natural Environment Team on 25.11.2021.   The development hereby approved must not be first brought into use unless and until the mitigation and enhancement/net gain measures detailed in the approved Biodiversity Plan have been completed in full, unless any modifications as a result of the requirements of a European Protected Species Licence have first been submitted to and agreed in writing by the Local Planning Authority. Thereafter the enhancement/net gain measures must be permanently maintained and retained in accordance with the approved details, unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To mitigate and enhance/provide net gain for impacts on biodiversity.

Condition 9 - amended

9.Notwithstanding the parking details provided to date, before the development hereby approved is first occupied additional details identifying opportunities for visitor parking must be submitted to and approved in writing by the Local Planning Authority. The turning and parking shall be constructed in accordance with the approved details and thereafter, these areas must be permanently maintained, kept free from obstruction and available for the purposes specified.

Reason: To ensure the proper and appropriate development of the site in the interest of highway safety.

Condition 10 - added in accordance with presentation

10. Prior to commencement of development hereby approved a Construction Traffic Management Plan and programme of works shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall include vehicular routes, delivery hours and contractors’ arrangements (compound, storage, parking, turning, surfacing, drainage and wheel wash facilities). The development shall thereafter be carried out strictly in accordance with the approved Construction Traffic Management Plan.

Reason: In the interests of highway safety and local amenity

Condition 11 - added by Members

11. In the first instance and on all subsequent occasions the rooflights in the dwellings hereby permitted shall be fitted with automated electronic shutter blinds or louvres. The blinds or louvres shall be closed between sunset and sunrise should the room/s they serve be artificially lit.

Reason: To ensure that light emissions are controlled in the interest of protecting the dark night skies which characterise the Area of Outstanding Natural Beauty.

2) Having taken into consideration the Committee’s ‘minded to’ decision, the

delegation to the Head of Planning to be authorised to grant permission be enacted.

 

Reasons for Decisions

1)Paragraph 11 of the National Planning Policy Framework (NPPF) set out that permission should be granted for sustainable development unless specific policies in the NPPF indicate otherwise.

2)The proposal would contribute to housing delivery in the Purbeck Area and would reuse an existing building whilst avoiding harm to assets of particular importance, namely the Dorset Area of Outstanding Natural Beauty and internationally designated Dorset Heathlands.

3)There were no material considerations which would warrant refusal of this application.