Agenda and minutes

To receive any apologies for absence and notices of substitutions from Members.

Councillor N Morley, subsituted by Councillor C Gare.

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.

None.

To approve as a correct record and the Chair to sign the Minutes of Planning Committee held on 6 June 2023.    

The Minutes of the meeting held on Tuesday 6 June 2023 were approved as a true record.

Application for the construction of 2 dwellings (resubmission of application 22/01124/FL) (Amended Plans) (Additional Information) at 24 Longedge Lane, Wingerworth.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for the construction of two dwellings at 24 Longedge Lane, Wingerworth. This was a resubmission of application NED/22/01124/FL, with amended plans and additional information.

Planning Committee was recommended to approve the Application. The report to Committee explained the reasons for this.

Officers felt that the construction of two additional detached houses on the site would be acceptable in planning terms. They recognised that concerns had been raised that the Application would lead to the ‘massing’ of buildings on the site, and the implications which this might have on the surrounding area. However, officers had concluded that their scale and design would be in keeping with the street scene and that they would also not detract from the nearby listed buildings. They felt that there were no matters that would outweigh the predominance of the Local Plan and the Wingerworth Neighbourhood Plan. Consequently, officers recommended that the Application should be approved, subject to the conditions set out in the report.

Members were informed that no one had registered to speak on the Application.

Committee considered the Application. It took into account the site’s location within the Settlement Development Limit for Wingerworth. Committee considered the relevant national and local planning policies. These included Local Plan Policy SS7, on sustainable development within Settlement Development Limits, Local Plan Policy SD12, on the quality, distinctive and functional design of developments and Local Plan Policy SDC3, requiring new developments not to harm the character, quality, distinctiveness, or sensitivity of the landscape, or important features and views. Committee also took into account the relevant Policies of the Wingerworth Neighbourhood Plan.  

Members discussed the Application.  They reflected on the size of the new dwellings and what impact they would have on the amenity of the neighbouring properties. Some Members were concerned that the proposed development would have an unacceptable impact on the surrounding street scene. Other Members noted the officer conclusion that this would be an acceptable development in planning terms. At the conclusion of the discussion Councillor L Hartshorne and Councillor K Rouse moved and seconded a Motion to approve the Application. The motion was put to the vote and was approved.              

RESOLVED -

That the Application be conditionally approved, in line with officer recommendations.

That the final wording of the conditions be delegated to the Planning Manager (Development Management)

CONDITIONS

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 amended submitted plans:

·         SITE LOCATION PLAN; Published 23 Feb 2023

·         Drawing no. 1001 Revision 003 SITE LAYOUT; Published 31 May 2023

·         Drawing no. 1002 Revision 003 STREET VIEW; Published 31 May 2023

·         Drawing no. 1003 Revision 002 PLOT 1 LAYOUT AND ELEVATIONS; Published 25 Apr 2023

·         Drawing no. 1004 Revision  ...  view the full minutes text for item PLA/12/23-24

Change of use of land for glamping site (Affecting setting of a Listed Building) (Private Drainage System) (Additional Plans)at land to the south west of Holmgate Community Centre, Mill Lane, Holmgate, Clay Cross.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for the change of use of land to the south-west of Holmgate Community Centre, Mill Lane, Holmgate, Clay Cross, for use as a ‘Glamping’ site. The Application had been referred to Committee by Councillor C Cupit, 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.

Officers contended that the proposed Glamping Site would be an appropriate Tourism development for the location. Because of the siting, scale, design and proposed use of materials they had concluded that the Development would be respectful to the landscape character of the surrounding countryside area They also concluded that it would not significantly harm the setting of the nearby Grade II listed buildings.  

Although a range of issues had been identified, including noise nuisance, screening, fire risks and light pollution, these could be addressed by imposing appropriate conditions. Officers felt that there were no matters to outweigh the predominance of the Local Plan in determining the Application. On that basis they recommended that the Application should be approved, subject to the conditions set out in the report.  

Before the Committee considered the Application it heard from T Watson and A Thomas, who spoke against the Application. It also heard from L Hoggard and A Holmes, the Applicants, who spoke in support of it.

Committee considered the Application. It took into account the site’s location outside of the Settlement Development Limits for Clay Cross in the countryside. It considered the relevant local and national Planning policies. These included Local Plan Policy SS9, on appropriate developments to increase visitor accommodation in the countryside, Local Plan Policy WC5, on visitor and tourism development in the countryside and Local Plan Policy SDC3, requiring developments not to cause significant harm to the character of the landscape.

Members discussed the Application. They reflected on what impact the proposed Development would have on the landscape character and on the surrounding area and highways. They also considered the potential economic benefits of the development, by providing new tourist accommodation in the area, while still enabling pastoral farming to take place on the site.

Some Members were concerned that the Glamping Site would operate all year round and that this would have an adverse impact on neighbouring properties. In this context, Committee was informed the proposed new and revised conditions had been agreed by the Applicant, specifying when the Site would be used and to address other issues which had been raised. These new and revised conditions had been included in the Late Representations report at Item 10 on the Agenda.

At the conclusion of the discussion Councillor S Fawcett and T Lacey moved and seconded a Motion to approve the Application. The Motion was put to the vote and was agreed.

RESOLVED -

That the Application be conditionally approved, in line with officer recommendations, as set out in the report and encompassing the  ...  view the full minutes text for item PLA/13/23-24

Application for demolition of existing buildings and erection of a Class ‘E’ Foodstore, together with car parking access, services, and other associated works. (Major Development). Trent Titanium Ltd, Wreakes Lane, Dronfield.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for the demolition of the existing buildings and the erection of a Class ‘E’ Foodstore, together with car parking, access, servicing and other associated works at Wreakes Lane, Dronfield. The Application had been referred to Planning Committee as it would be a Major Development of strategic importance.

Planning Committee was recommended to approve the Application, subject to conditions. The report to Committee explained the reasons for this.

Members heard that the site lay within the Wreakes Lane Employment Area, which had been designated as a Principal Employment Area for the District. Although officers recognised that placing a retail store there would be contrary to the Development Plan, they had concluded that this change of use would be justified, given the need to provide additional retail capacity in Dronfield. Members were informed that there were no technical objections to the scheme, which could not be overcome by imposing suitable conditions. No neighbouring properties would be adversely affected by the Development and it would not have an unacceptable impact on highway safety.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        

Committee heard that no one had registered to speak on the Application.

Committee considered the Application.  It took into account the sites location in a Principal Employment Area. It considered the local and national planning policies. These included Local Plan Policy SS2 on the provision of employment land, Local Plan Policy WC2, on the retention of District’s B-class employment base, Local Plan Policy WC4, on Retail Hierarchy and Town Centre uses. Committee also took into account the presumption within the National Planning Policy in favour of sustainable development to achieve a strong, competitive economy and to ensure the vitality of town centres, as well as the relevant policies of the Dronfield Neighbourhood Plan.

Members discussed the Application. They reflected on the benefits of using the site for a new retail store rather than retaining it for employment use. Members discussed the possible road traffic impact of the development. Some Members suggested that it would be appropriate for a ‘Pelican’ or ‘Puffin’ pedestrian crossing to be installed to help ensure road safety and felt that this should be a condition for approving the Application. The officers explained that this proposed condition could be raised with the Applicant. If the  additional condition was not agreed by them then the matter would be referred back to Committee for further consideration.

At the conclusion of the discussion Councillor D Cheetham and K Rouse moved and seconded a Motion to approve the Application, with a Delegation to the Planning Manager (Development Manager) to seek the installation of a Pelican or Puffin crossing to access the site at Wreakes Lane as an additional condition for approval. The Motion was put to the vote and was agreed.

RESOLVED -

That the Application be conditionally approved, in line with officer recommendations and subject to a Section 106 Agreement with the Developer and the agreement of an additional condition on the installation of a Pelican or Puffin  ...  view the full minutes text for item PLA/14/23-24

Conversion and change of use of outbuilding (originally agricultural) with extensions to form two storey dwelling with Velux roof lights,  including provision of new package sewage treatment plant (Private Drainage System) (Amended Title) at Carr Lane Farm, White Carr Lane, Brackenfield.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for the conversion and change of use of an Outbuilding, with extensions, to form a two-storey dwelling at Carr Lane Farm, White Carr Lane, Brackenfied. The proposed dwelling would have Velux roof lights and a Private Drainage System.

The Application had been referred to Committee by the Local Ward Member, Councillor C Cupit, who had raised concerns about it.

Planning Committee was recommended to refuse the Application. The report to Committee explained the reasons for this.

Officers had concluded that the dwelling would be an unacceptable development in this countryside location. The extent of the proposed works would go beyond what could be considered as a conversion of an existing property. Officers felt that that this would have an unacceptable impact on the rural character of the area and so the Application should be refused.

Before the Committee considered the Application it heard from T Stubbins, the Agent for the Application, M Poole and B J Poole, the Applicants, 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 site’s location in the countryside, outside of the Settlement Development Limit (SDL) for Brackenfield.  Committee considered the relevant national and local planning policies. These included Local Plan Policy SS9, on development in the countryside, Local Plan Policy SDC1, on the re-use and conversion of buildings in the Green Belt and Countryside and Local Plan SDC12, requiring new developments to be of high-quality design and to make a positive contribution to the quality of the local environment.

Committee also considered Local Plan Policy SD3, requiring new developments not to significantly harm the character, quality and sensitivity of the landscape and Paragraph 80 of the National Planning Policy Framework, on the circumstances when isolated homes in the countryside would be appropriate. They also considered the relevant policies of the Brackenfield Neighbourhood Plan.         

Members discussed the Application. They reflected on the site’s location with a primary Area of Multiple Environmental Sensitivity (AMES). They considered the size of the proposed dwelling and its potential impact on the landscape. Some Members thought that the proposed development would enable a building to be converted for use as a home and should be welcomed. Other Members were concerned that the new building would be significantly larger than the existing structure, which would harm the character of the area, and felt  that the Application should be rejected.

At the conclusion of the discussion Councillor K Rouse and Councillor H Liggett moved and seconded a Motion to refuse the Application, in line with officer recommendations. The Motion was put to the vote and was approved.

RESOLVED -

That the Application be refused, in line with officer recommendations.

That the final wording for the refusal of the Application be determined by the Planning Manager (Development Management).

Reasons

The application site is located within the Countryside and outside of a defined Settlement Development Limit.  ...  view the full minutes text for item PLA/15/23-24

Construction of a single storey rear extension, raising part of the existing roof to accommodate a bedroom ensuite area, Velux roof windows and Juliet Balcony, to the rear of 80 Shakespeare Crescent, Dronfield.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted to construct a single storey rear extension and to raise part of the existing roof to accommodate a bedroom ensuite area, with a side facing dormer, Velux roof windows and a Juliet balcony to the rear of 80 Shakespeare Crescent, Dronfield.

Members were informed that the proposal had been submitted by a relative of a contractor working for the Council, who has authority for making recommendations on planning applications and appeals. Committee was required under the Council’s Constitution to consider the Application, as an objection to the Development had been received from a neighbour.

Committee was recommended to approve the Application. The report to Committee explained the reasons for this. The proposal was in accord with the Development Plan for the District. Officers felt that the single storey extension would be of an appropriate design, as would the proposed alterations to the rear.

Members discussed the Application. As part of this they considered the concerns which had been raised by the objector about the loss of amenity if their property was overlooked by windows. It was explained that a requirement for opaque glazing to be used on the windows was proposed as a condition for approving the Application.

At the conclusion of the discussion Councillor T Lacey and Councillor D Cheetham moved and seconded a Motion to approve the Application, in line with officer recommendations. The Motion was put to the vote and was approved.

RESOLVED -

That the Application be conditionally approved, in line with officer recommendations.

That the final wording of the conditions be determined by the Planning Manager  (Development Management.) 

Conditions

1.    T1 (Full Condition)

The development hereby permitted shall be started within three years from the date of this permission.

T1R Reason - To comply with the provision of Section 91 (as amended) of the Town and Country Planning Act 1990.

2.    T5 (Submitted Plans)

The development hereby approved shall be carried out in accordance with the details shown on drawings received 17/02/2023; unless otherwise subsequently agreed through a formal submission under the Non Material Amendment procedures

T5R Reason- For clarity and the avoidance of doubt.

3.    Glazing

The rear window proposed on the first floor side elevation facing number 82 Shakespeare Crescent and the two side windows facing 82 in the single story rear extension  shall be made non-opening and obscure glazed, and shall be maintained as such whilst a window is installed in this position

Reason – In the interests of the privacy and amenity of the residents of 82 Shakespeare Crescent.

Proposed single storey rear extension and loft conversion with creation of low-level garden retaining wall to form a Patio area at 38 Central Drive, Wingerworth.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for a single storey extension and loft conversion, with the creation of a low-level garden retaining wall to form a patio area at 38 Central Drive, Wingerworth.

As required by the Constitution, the Application had been referred to Committee for determination  as the Applicant was an employee of the Council, working with the Planning Service team.

Members discussed the Application. They were informed that no comments or representations had been received on the Application. They considered the scope and scale of the proposed development and reflected on how these compared to neighbouring properties. At the conclusion of the discussion Councillor P Elliot and Councillor D Hancock moved and seconded a Motion to approve the Application. The Motion was put to the Vote and was agreed.

RESOLVED -

That the Application be conditionally approved.

That the final wording of the conditions be determined by the Planning Manager – Development.

Conditions

T1 (Full Condition)

The development hereby permitted shall be started within three years from the date of this permission.

T1R Reason - To comply with the provision of Section 91 (as amended) of the Town and Country Planning Act 1990.

T5 (Submitted Plans)

The development hereby approved shall be carried out in accordance with the details shown on drawing numbers PL_01 A received 06/06/2023; unless otherwise subsequently agreed through a formal submission under the Non Material Amendment procedures.

T5R Reason- For clarity and the avoidance of doubt.

(Planning Manager – Development Management)

The report to Committee explained that three Appeals had been lodged, two Appeals had been allowed and two Appeals had been dismissed.

To consider any other matter which the Chair is of the opinion should be considered as a matter of urgency.

None.