Erection of two detached dwellings (within walled garden) to include the erection of detached garden rooms and alterations to existing vehicular access (amended description)

The Area Planning and Building Control Manager introduced the application and confirmed that Members had undertaken a site visit that morning to view the site and had assessed the impact of the proposal on the surrounding area.  He suggested an amendment to the wording of Condition No. 6 to ensure that a schedule of work relating to the repair of the wall should be approved prior to the occupancy of any dwelling.  With reference to the drawings displayed, he drew Members’ attention to the location, layout and elevations. 

Mr P Anderson, Clerk to Bicton Parish Council, spoke against the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·         The development would not be sustainable;

·         The proposal would be contrary to Bicton Parish Council’s SAMDev Plan;

·         He was concerned that a further application for two further dwellings would follow;

·         Approval of the proposal would set a precedent;

·         He acknowledged the constraints Members were currently under due to the lack of a five year land supply but commented that Bicton Parish Council had worked extremely hard to produce its SAMDev policy.  He urged Members to send a strongly worded letter of complaint with regard to the five year land supply to the Secretary of State.

Mr R Mills, the agent, spoke for the proposal in accordance with the Council's scheme for public speaking at Planning Committees, during which the following points were raised:

·         The proposal had been amended to take account of concerns;

·         The number of dwellings had been reduced from four to two and drew Members’ attention to the comments of the Shropshire Council’s Conservation Officer as detailed in the report;

·         All external buildings, including the proposed carports had been removed, which would mean minimal change to the appearance of the external wall;

·         The access point into the wall would be handed from west to the east so as to take activity away from third parties.  The point of access from the public highway however could not be closed as it was an existing access and served other land uses.  Shropshire Council’s Highways Development Control had noted the betterment of widening the existing access;

·         The proposal constituted sustainable development as detailed in the report at 6.1.7 to 6.1.10;

·         This form of development had long been widely used to fund the retention and repair of significant heritage assets through the United Kingdom;

·         The dwellings would not be taller than the existing walls, so there would be virtually no visual difference to the setting of the walled garden within the adjacent landscape, thus ensuring that this aspect of its heritage value was not compromised;

·         The contemporary design had been achieved following consultation with appropriate Shropshire Council Officers; and

·         Significant funding would be made available through CIL and the affordable housing contribution to the benefit of other development plan objectives.

In response to questions from Members, the Area Planning and Building Control Manager explained that the design would be of a modern design, the applicant intended to use modern materials and as a minimum would have to meet Level 3 of the Code for Sustainable Homes, and confirmed that a condition removing permitted development rights would be attached to any permission.

RESOLVED:

That planning permission be granted in accordance with the Officer’s recommendation, subject to:

·         A Section 106 Legal Agreement to secure the relevant affordable housing contribution; and

·         The conditions as set out in Appendix 1 to the report, subject to Condition No. 6 being amended to read:

“A schedule of work relating to the repair and alteration of the walled garden shall be submitted to and approved in writing by the Local Planning Authority prior to the works commencing.  Work shall be carried out in accordance with the approved schedule prior to the occupancy of any dwelling hereby approved.

Reason: To ensure satisfactory preservation of the wall.”