Agenda item

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.

The application is considered unacceptable by reason of the extent of the works, the works would go beyond what could be considered as a conversion and would have an unacceptable impact on the rural character of the area and the proposals would fail to respect, conserve, and enhance the distinctive local landscape area.

As such, the proposals would be contrary to policies SS1, SS9, SDC3 and

SDC12 of the North East Derbyshire Local Plan, policies CH1, CH2 and H1 of the Brackenfield Neighbourhood Plan and the National Planning Policy Framework when read as a whole.