Erection of a three bay detached garage with room over and conversion of outbuilding to gym/entertainment room

The Senior Planning Officer introduced the application for listed building consent for the erection of a three bay detached garage with room over and conversion of outbuilding to gym/entertainment room.Members’ attention was drawn to the information contained within the Schedule of Additional letters.

Mr Graham Moss, Agent on behalf of the applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Having considered the submitted plans and listened to the comments made by all of the speakers, members unanimously expressed their support for the officer’s recommendation, to refuse the application.

RESOLVED:

That listed building consent be refused in accordance with the officer recommendation for the following reasons.

1. The proposed two storey building will sit forward of the main grade II* listed building it is intended to serve (Stone Grange) and occupies a prominent location in relation to the site context.  Taking into account this site context in combination with the scale, height and fenestration details of the proposed building then it is considered by the Local Planning Authority that the proposed development would not be visually subservient to the principal grade II* listed building but rather will create an overly dominant feature that will not only adversely impact upon the visual character, appearance and setting of the listed building would further partially obscure the ability to view this important designated heritage asset from the road (particularly the from the north east approach) and cause harm to the significance of this designated heritage asset.  No clear and convincing justification for any harm to the designated heritage asset has been provided.  Further, it is considered that the harm would not be outweighed by any public benefits arising from development.  Accordingly, it is considered that the proposal fails to comply with the requirements of adopted Shropshire Core Strategy policies CS5, CS6 and CS17; Site Allocation and Management of Development (SAMDev) Plan policies MD2 and MD13; the Council's SPD on the Type and Affordability of Housing; Section 16 of the National Planning Policy Framework and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2. No ecology assessment/s, report/s or survey work has been submitted with the application.  In the absence of adequate ecological information, or any information to enable the Council to conclude that such ecological information would not be required, then it is considered that the proposal is unacceptable in that inadequate ecological information has been submitted with the application to allow the impact of the development on statutorily protected species and the natural environment to be fully considered and assessed.  Further, in the absence of adequate ecological information, it is not possible to conclude that the proposal will not cause unacceptable harm to protected species.  Accordingly, the proposal is considered contrary to policies CS6 and CS17 of the adopted Shropshire Core Strategy 2011; policy MD12 of Site Allocations and Management of Development (SAMDev) Plan 2015 and the National Planning Policy Framework in relation to the requirement to conserve, protect and enhance the natural environment and safeguard protected species.