To consider a report by the Head of Planning.
Minutes:
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.
Supporting documents: