Venue: Council Chamber
Contact: Alan Maher 01246 217391
Apologies for Absence and Substitutions
To receive any apologies for absence and notices of substitutions from Members.
Apologies were received from Councillor W Armitage who was substituted by Councillor P Antcliff, and Councillor L Hartshorne who was substituted by Cllr T Lacey. Apologies were also received from Councillor J Ridgway.
Declarations of Interest
Members are requested to declare the existence and nature of any disclosable pecuniary interests and/or other interests, not already on their register of interests, in any item on the agenda and withdraw from the meeting at the appropriate time.
Councillor D Hancock indicated that he had made representations on two of the Appeals referred to at Item 8 on the Agenda: Planning Appeals – Lodged and Determined.
To approve as a correct record and the Chair to sign the Minutes of Planning Committee held on Tuesday 17 January 2023.
The minutes of the last meeting held on 17 January 2023 were approved as a true record.
Cladding of Public House, timber lean-to shelter extension, alterations to porch, two timber pergola seating structures, structure for forecourt sign, trellis fencing on top of stone wall to west boundary, extensions to the rear of the Public House and rear of Smithy Barn and detached hobby workshop and rear 1.8m high close boarded fencing to the northern boundary. (Amended Drawings). Kelstedge Inn, Matlock Road, Kelstedge.
(Planning Manager – Development Management)
The report to Committee explained that a Planning Application had been submitted for various works to the Kelstedge Inn, Matlock Road, Kelstedge and its surrounding site. In particular: (a) Cladding of Public House, (b) Timber lean-to shelter extension, (c) Alterations to the Porch, (d) Two timber Pergola seating structures, (e) Structures for forecourt sign, (f) Trellis fencing on the top of the stone wall to the west boundary, (g) Extensions to the rear of the Public House and the rear of Smith Barn and detached Hobby Workshop, and (h) Rear 1.8 Metre high close-board fencing, to the northern boundary of the site. The report explained that these changes had now been made and were currently in place. The Application has been referred to Committee by Local Ward Member, Councillor W Armitage, who had raised concerns about it.
Planning Committee was recommended to refuse the Application. The report to Committee explained the concerns about specific changes. Officers had concluded that that the cumulative effect of the cladding, porch and timber structures constructed of a variety of materials with differencing finishes had created a cluttered appearance, which was out of keeping with the character of the area and harmed the character of the surrounding landscape. They felt that the Application would reduce the number of parking spaces while increasing the requirement for parking. Officers contended that this would have a harmful impact on the amenity of neighbouring properties by pushing parking on to the highway.
Before Committee considered the Application it heard from Ward Member, Councillor W Armitage, the Applicant, S Oxspring and the Agent for the Application, C Stainton, who all spoke in favour of it. No one spoke against the Application.
Committee considered the Application. It took into account the Principle of Development and the site’s location within the Settlement Development Limits (SDL) for Kelstedge. It considered the relevant Local Planning Policies. In particular, Committee took into account Local Plan Policy SS1 on sustainable development within the District, Local Plan Policy SS9 on appropriate developments within Settlement Development Limits and Local Plan Policy SDC3, requiring developments not to cause significant harm to the character, quality and distinctiveness of the landscape. Committee also considered the provisions of the Ashover Neighbourhood Plan and the National Planning Policy Framework (NPPF) objective that the Planning and Development process should seek to create high quality and sustainable buildings and places.
Members discussed the Application. As part of this they heard about the role which the Public House plays as a facility for the local community. Members also discussed the advice previously offered by the then Planning Case Officer, suggesting that the proposed cladding would be acceptable. Committee was informed of the context for this and the reasons why the officers felt the cladding would not be appropriate.
Members discussed the specific alterations and their impact on the surrounding area. In this context, they considered the impact on parking on the site and received confirmation that only one parking space had been removed. Committee discussed the ... view the full minutes text for item PLA/84/22-23
Conversion and extension of existing barn to form a single residential dwelling and erection of new storage barn at Alice Head Farm, Alicehead Road, Ashover. (Revised scheme of 21/00713/FL) (Private Drainage System)
(Planning Manager – Development Management)
The report to Committee explained that an Application had been submitted for the conversion and extension of an existing barn to form a single residential dwelling and the erection of a new storage barn at Alice Head Farm, Ashover. The Application had been referred to Committee by Ward Member, Councillor W Armitage, who had raised concerns about it.
Planning Committee was recommended to refuse the Application. The report to Committee explained the reasons for this.
The report contended that although both Local and National Planning Policy supported the appropriate conversion of buildings within the countryside, this would not be possible in this instance. One of the buildings covered by the conversion plans had actually been demolished. Consequently, this aspect of the Application would have to be considered as an extension rather than a conversion. The officers felt the Application would result in an over large extension to the existing stone barn, which would be clearly visible from publicly accessible areas. They had concluded that because of its size and design of the proposed development the Application would fail to meet the requirements of the relevant Planning Policies. The development would not respect the host building and would not be sympathetic to the landscape.
Before Committee considered the Application it heard from Local Ward Member, W Armitage, who spoke in support of the Application. No one had registered to speak against the Application.
Committee considered the Application. It took into account the Principle of Development and in particular, the site’s countryside location outside of any Settlement Development Limits, but within the District’s most valued and important landscape. It considered the relevant Planning Policies. These included Local Plan Policy SDC1 on Sustainable Development, Local Plan Policy SDC3, requiring new developments not to cause significant harm to the landscape, Local Plan Policy SD12 requiring new developments to preserve and where possible enhance the quality and local identity of existing communities and their surroundings. Committee also took into account the relevant Ashover Neighbourhood Plan Policies.
Members discussed the Application. They reflected on whether it would be in line with relevant Planning Policies. In this context, they considered whether the new storage building proposed by the Application would be appropriate. Some Members noted the potential benefits of creating an additional home, but recognised that Committee would need to determine the Application in terms of whether it was in line with the appropriate planning policies.
At the conclusion of the discussion Councillor R Hall and Councillor D Ruff moved and seconded a Motion to approve officer recommendations and refuse the Application. The motion was put to the vote and was approved.
That the Application be refused in line with officer recommendations.
1. The application is considered unacceptable as, by reason of the size, scale and design of the extension put forward, the proposal would result in major alterations and adaptations taking place to the building in a manner that is not in keeping with its surroundings and be detrimental to the character of ... view the full minutes text for item PLA/85/22-23
Conversion of Barn to Dwelling (Revised Scheme of 22/00504/FL). Moor Grange, Doehole Lane, Brackenfield
(Planning Manager - Development Management)
The report to Committee explained that an Application had been submitted to convert a barn into a dwelling at Moor Grange, Doehole Lane, Brackenfield. This was a revised scheme of Application 22/00504/FL. The Application had been referred to Committee by Ward Member, Councillor W Armitage, who had raised concerns about it.
Planning Committee was recommended to approve the Application, subject to conditions. The report to Committee explained the reasons for this.
Members were reminded that Local and National Planning Policy supported the conversion of disused buildings in the countryside, when this would not be detrimental to the character of the building or it’s stetting. Officers had assessed the proposed conversion and concluded that it would not be detrimental to the character of the building and would preserve the openness and character of its countryside location. As such, it would meet the requirements of the relevant planning policies and so should be approved.
Before the Committee considered the Application it heard from local ward Member Councillor W Armitage. Councillor W Armitage confirmed that he was now satisfied with the details of the revised scheme and would support approval of the Application.
Committee considered the Application. There was a consensus that it would be an appropriate conversion of the building and that it should be approved.
At the conclusion of the discussion Councillor A Powell and Councillor D Hancock moved a Motion to approve the Application. The Motion was put to the vote and was agreed.
That the Application be conditionally approved in line with officer recommendations
That the final wording of the conditions to be delegated to the Planning Manager (Development Management).
1. The development hereby permitted shall be started within three years from the date of this permission.
Reason - To comply with the provision of Section 91 (as amended) of the Town and Country Planning Act 1990.
2. The development hereby approved shall be carried out in accordance with the details shown on drawing numbers: R0223-004 Location Plan, R0223-003 Existing and proposed site plan, R0223-007 Proposed Plans received 9th December 2022 and R0223 - 008 P3 Proposed Elevations received 15th December 2022; unless otherwise subsequently agreed through a formal submission under the Non Material Amendment procedures
Reason- For clarity and the avoidance of doubt.
3. The premises, the subject of the application, shall not be occupied/ taken into use until space has been provided within the application site in accordance with the plan agreed in writing with the Local Planning Authority for the parking of 2 vehicles and maneuvering of residents, visitors, service and delivery vehicles, laid out, surfaced and maintained throughout the life of the development free from any impediment to its designated use.
Reason- To ensure there is space to adequately park vehicles to maintain highway safety and in accordance with policy SDC12 of the North East Derbyshire Local Plan.
4. Before any other operations are commenced, a construction method statement shall be submitted to and be approved in writing ... view the full minutes text for item PLA/86/22-23
(Planning Manager – Development Management)
The report to Committee explained that six Appeals had been lodged. No Appeals had been allowed or dismissed. One Appeal had been withdrawn.
Matters of Urgency
To consider any other matter which the Chair is of the opinion should be considered as a matter of urgency.