Agenda and minutes

Dorset Council - Eastern Area Planning Committee
Wednesday, 8th January, 2020 10.00 am

Venue: Quarterjack Room - The Allendale Centre, Wimborne. View directions

Contact: David Northover  01305 224175 - Email: david.northover@dorsetcouncil.gov.u

Items
No. Item

56.

Apologies

To receive any apologies for absence

 

Minutes:

Apologies for absence were received from Councillors Shane Bartlett and Bill Trite.

57.

Declarations of Interest

To receive any declarations of interest

Minutes:

No declarations of disclosable pecuniary interests were made at the meeting.

 

58.

Minutes pdf icon PDF 175 KB

To confirm the minutes of the meeting held on 4 December 2019.

Minutes:

The minutes of the meeting held on 4 December 2019 were confirmed and signed.

59.

Public Participation

Members of the public wishing to speak to the Committee on a planning application should notify the Democratic Services Officer listed on the front of this agenda. This must be done no later than two clear working days before the meeting. Please refer to the Guide to Public Speaking at Planning Committee.

Minutes:

Representations by the public to the Committee on individual planning applications are detailed below. There were no questions, petitions or deputations received on other items on this occasion.

60.

Waiting Restrictions - Various Roads, West Moors pdf icon PDF 489 KB

To consider a report by the Executive Director of Place.

Minutes:

The Committee considered a report by the Executive Director for Place explaining that following the advertising of proposed changes to parking restrictions in Denewood Road, Highfield Road and The Avenue, West Moors, objections had been received to the proposals.

 

Consequently, the Committee was now being asked to give consideration to those objections and decide whether to recommend – for Executive decision - that the proposals should be implemented as advertised.

 

With the aid of a visual presentation, officers explained the reasoning behind

the need to change the waiting restriction arrangements and the basis of the objections received. Plans and photographs showed the roads concerned and what was being experienced; how this might be addressed and the way this could be done. The characteristics of the road were described and their setting within the townscape.

 

The original rationale for the proposals was designed to facilitate a return of a town bus service which had run along this route but had been withdrawn owing to limitations in its ability to access the route with vehicles being parked at junctions and causing congestion.  Whilst any return of the bus service would not necessarily be along the same route again, there was still considered to be a need for the restrictions as it was important that access for emergency vehicles was improved so as to be able to always easily access residential areas.

 

Having considered all the responses received, officers considered that the current proposals should be progressed rather than leave the situation as it was. The proposals were seen to be a reasonable and practicable solution in addressing the situation which would benefit road safety and access.

 

The Committee heard from Ruth Povey who considered that the proposals should be evidence based and, in the absence of that, they were not warranted as there had been no reports of any issues being experienced. She considered the proposals to be of little value and should not be progressed.

 

Brian Miles was not against the principle of the restrictions but asked why they had taken so long to come to fruition, especially as the reason for which they were designed – in aiding the access for the bus service - no longer applied. He was of the view this might be a precursor to a development opportunity, on land served by the road.

 

One of the local Ward Members, Councillor David Shortell, was pleased to see that the restrictions - being originally proposed by West Moors Parish Council – were now being implemented and could see what benefits these would bring. He asked the Committee to approve the proposals accordingly. He took the opportunity to refute the claim that these restrictions had any bearing on any future development proposals as suggested.

 

The other local Ward member, Councillor Mike Dyer, similarly supported the proposals and reinforced what Councillor Shortell had said about the links to any development.

 

Having had the opportunity to discuss the merits of the proposal and a series of questions about the arrangements  ...  view the full minutes text for item 60.

61.

6/2019/0126 - Erection of 2 new dwellings and associated infrastructure and to modify existing access at The Paddock, Barrow Hill, Bere Regis. pdf icon PDF 222 KB

To consider a report by the Head of Planning.

Additional documents:

Minutes:

Members were asked to consider planning application 6/2019/0126 for the erection of 2 new dwellings and associated infrastructure and to modify existing access at The Paddock, Barrow Hill, Bere Regis. The Committee was being asked to consider this application given that there was a conflict between the adopted Bere Regis Neighbourhood Plan and the proposals, with officers recommending approval of the scheme. Members understanding of the proposal had benefited from a site visit – held two days previously – providing them with the opportunity to be able to see at first hand what the application entailed, with the property’s footprint being marked out to assist.

 

With the aid of a visual presentation and taking into consideration the

provisions of the Update Sheet appended to these minutes, officers put into

context what the main proposals and planning issues of the development

were; how these were to be progressed; and what these entailed. The application sought to erect two detached dwellings, initially proposed to be three 3 dwellings, but with one now being omitted due to an objection from the

Council’s Archaeologist on the potential impacts upon non designated historic

assets.

 

Plans and photographs provided an illustration of the location, dimensions

and design of the development, and the materials to be used, with the presentation also confirming what the highways, parking and access arrangements being proposed would be; how the development would look and its setting; and showed the development’s relationship with the characteristics of the surrounding village development and landscape. Members were provided with views across the site from various directions. How the development would be screened and how the hedgerow would be managed and reprofiled to provide for better visibility were all described. Officers also explained the context of the development in relation to the characteristics of Bere Regis and its landscape, what non-designated historic archaeological assets around the site there were; what the drainage and water management arrangements would be; the topography of the area – including the elevations of the site; what conservation considerations needed to be addressed to provide for the necessary Suitable Alternative Natural Greenspace (SANG); and the relationship between the development and its encompassing Dorset Area of Outstanding Natural Beauty (AONB). The whole site was within the Bere Regis Conservation Area, with listed buildings located in the nearby vicinity.

 

It was confirmed that the site was within the Bere Regis Conservation Area but outside the defined settlement boundary in the Purbeck Local Plan Part 1. Moreover, as the southern part - and majority - of the site was defined in the adopted Bere Regis Neighbourhood Plan as being within the settlement boundary and had been allocated in the adopted Purbeck Local Plan for residential development, officers confirmed that the application should be considered on its individual merits within those parameters. What both the Local and Neighbourhood Plans were designed to achieve; how this would be done; and the reasoning for this was all explained in detail by officers so that members had

a clear understanding  ...  view the full minutes text for item 61.

62.

6/2019/0337 - Erection of a single storey, rear extension at Misty Cottage, Worth Matravers. pdf icon PDF 151 KB

To consider a report by the Head of Planning.

Additional documents:

Minutes:

Consideration was given to planning application 6/2019/0337 for the erection of a single storey, rear extension at Misty Cottage, Worth Matravers. Members understanding of the proposal had benefited from a site visit – held two days previously – providing them with the opportunity to be able to see at first hand what the application entailed.

 

With the aid of a visual presentation and taking into consideration the provisions of the Update Sheet appended to these minutes, officers described what the main proposal and planning issues were, what these entailed and how this was proposed to be delivered. As responses received to the formal consultation from Worth Matravers Parish Council were contrary to the officer’s recommendation, the application was being referred to Committee for decision. The application was designed to benefit what living space there was available to the occupants so as to enhance their quality of life and enjoyment of their home.

 

The application sought to construct a single storey extension with flat roof construction, incorporating sky lights, on the rear elevation of Misty Cottage. Plans, photographs and graphics provided an illustration of the location, dimensions and design of the extension, the materials to be used; how the extension would look and its setting; and showed the development’s relationship with the characteristics of the neighbouring property, Rose Cottage – a Grade II Listed Building - as well as the surrounding village development and landscape. Officers also explained the context of the development in relation to the characteristics of the Worth Matravers Conservation Area and the relationship between the development and the Dorset Area of Outstanding Natural Beauty (AONB), in which it was located. Officers confirmed that there were other flat rooved constructions situated within the Conservation Area.

 

Assessments had been made by officers - having taken into account the views of the Design and Conservation Officer and the AONB Officer - on what impact the extension would have, with it being concluded that the proposed development was not considered to have a detrimental impact on the character and appearance of the area, the wider views within the Conservation Area or the Dorset AONB, the setting of listed buildings, or the amenity of the neighbouring residents. Concerns that excess light pollution emanating from the sky lights would compromise the dark skies policy of the AONB were allayed by the AONB Officer. Therefore, officers considered the proposal to be acceptable and the recommendation was being made on that basis.

 

Moreover, the officer emphasised that regardless of whether permission was granted for this application, an extension of similar dimensions – being less by only some 1.5 metres at its eastern end and not contiguous with the present extension at its western end - could still be constructed under permitted development. However, if this was the case, this could well differ significantly in appearance – being able to be glazed from top to bottom if desired - from what was being proposed so, in accepting the recommendation, the Committee would have a guarantee  ...  view the full minutes text for item 62.

63.

6/2019/0590 - Variation of condition of Planning Permission 6/2019/0224 at 8 Westminster Road, Wareham, BH20 4SW pdf icon PDF 176 KB

To consider a report by the Head of Planning.

Additional documents:

Minutes:

The Committee considered application 6/2019/0590 for the variation of condition of Planning Permission 6/2019/0224 at 8 Westminster Road, Wareham, designed to complement the reorganisation of the Dorset Waste Partnership depot for recycling collection vehicles in reducing the number of lamps on the shipping containers from two (one on each container), to one, to be located centrally, on a 2m high post near to the easternmost perimeter fence.

 

With the aid of a visual presentation the objectives of the proposal were described, what it was design to achieve and how this would be done - so as to not obstruct the doors of the containers from readily opening. Photographs and plans showed how the lighting would look and where it would be sited and what benefit this would have on the ability to manage the site more efficiently.

 

The Committee considered that this application was a practical solution to readily address the issues which were being experienced on site to better facilitate how the depot was managed.

 

Resolved

That permission be granted for application 6/2019/0590 for a variation of condition of Planning Permission 6/2019/0224 at 8 Westminster Road, Wareham.

 

Reasons for Decision

1)The location was considered to be sustainable and the proposal was acceptable in its principle, design and general visual impact.

2)There was not considered to be any significant harm to neighbouring residential amenity, subject to conditions.

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

application.

 

 

 

 

64.

Urgent items

To consider any items of business which the Chairman has had prior notification and considers to be urgent pursuant to section 100B (4) b) of the Local Government Act 1972

The reason for the urgency shall be recorded in the minutes.

Minutes:

There were no urgent items for consideration at the meeting.

65.

Update Sheet

Minutes:

Eastern Area Planning Committee

8 January 2020 – Update Sheet

 

Planning Applications

 

 

 

Application Ref.

Address

Agenda ref.

Page no.

6/2019/0126

The Paddock, Barrow Hill, Bere Regis

Item 6

31

Update(s):

 

Comments received from Bere Regis Parish Council;

 

“Bere Regis Parish Council are disappointed that Officers are recommending this application for approval.

 

This statement provides background to the planning situation and provides compelling reasons as to why this planning application should be refused.

 

Background - The Parish Council was originally opposed to any development taking place on the site. This opinion was based on the poor rating that the site achieved in an assessment carried out as part of the Neighbourhood Plan consultations in 2012, which highlighted poor access, potential for damage to be caused to ecological and archaeological features locally, together with high potential for conflict with neighbouring properties. At that time, the Highways Department at DCC would not support development on the site, as they did not want to see any increase in traffic using the difficult junction at the bottom of Butt Lane or the junction between Butt Lane and Tower Hill.

 

The parish council were subsequently put under pressure by PDC to increase the number of new dwellings to be provided by the Neighbourhood Plan. Consequently, the parish council had to re-consider sites that had previously been rejected.

 

As a way of allowing an additional three or four dwellings to be built close to the village centre, the parish council accepted that limited development on this site might be allowed, provided that adequate protection could be given to the Conservation Area; neighbouring properties; the rich wildlife meadow, and; the substantial archery butts that lie to the north.

 

Consequently, the Neighbourhood Plan, which has been agreed through consultation with all relevant statutory bodies including the conservation officer and highways department, allows for development of the site strictly on the following basis:

         Excavation of the site so that new buildings are set at Tower Hill street level.

         Development with a terrace or semi-detached dwellings to make best use of the available space.

         All construction and future vehicle movements to be taken from Tower Hill, with no vehicular access allowed from Barrow Hill.

         The existing hedge (which only dates from the 1960s and is not worthy of protection as suggested by the conservation officer) to be repositioned along the back of the development site.

 

Planning Policy - You will be aware that planning decisions in this country need to be based on local and national planning documents. In our opinion, the relevant documents in determining this planning application comprise the Neighbourhood Plan, National Planning Policy Framework (NPPF) and National Design Guidelines (September 2019). It seems that all of these documents have been ignored by the applicant, and by the planning officers.

 

 Effect of the Neighbourhood Plan - This site lies outside of the settlement boundary unless development proposals are in compliance with the Neighbourhood Plan. Consequently, it is our case that any development of the site  ...  view the full minutes text for item 65.