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Embed code for: Planning minute 16-10-24 draft
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Thakeham Parish Council
NEIGHBOURHOOD PLANNING COMMITTEE MEETING – Monday 24 October 2016, Village Hall
Meeting opened: 6.30 p.m.
Present Mr R Taylor (Chair) Mrs C Hounslow Mr A Hunt
Mrs C Instance Mr D MacEachern Ms F McConnachie
Mr D Scott Kerr
In attendance Mr O Richards Clerk to the Council
Members of the public
182. Apologies for absence
Apologies were received from Cllr St Clair.
183. Interests of Members
Cllr McConnachie declared an interest in the case reported for ratification under item 184.
184. Minutes of the last meeting
The minutes the meeting held on 26 September 2016 were agreed and signed as a true record and the Committee also ratified this response to HDC agreed by delegated action since the last meeting:
DC/16/2147 [+2148] (T/16/48) Holmwood The Street Thakeham West Sussex RH20 3EP
Removal of old South African Veldgrass thatch in stages to permit inspection of insect damaged structurally weakened rafters and wall plates and any historic thatch. Repair, strengthen and/or replace structurally unsound timber with selected new oak, upgrading fire protection and thermal insulation of roof, lining chimney to permit safe use of wood burning stove, heightening current chimney by approximately 600 mm to attain height above ridge of 1.8 m, re-thatching using water reed, re-ridging using wheat straw, and repairing/reinstating damaged ceilings using traditional lath and lime plaster (Full Planning)
Response sent 10 October 2016:
SUPPORT Council remains fully supportive of these proposed conservation works.
185. Planning Applications for consideration
The Committee considered cases and agreed the following feedback to Horsham District Council:
DC/16/2105 (T/16/46) 40 Crescent Rise Thakeham West Sussex RH20 3NB
Revised design for plot 1 (previous approval no DC/15/2084) plot 2 to remain as approved (DC/16/1638) (DME)
Members noted that the proposal involved minor amendments to the existing permission, which TPC had previously supported.
DC/16/2196 (T/16/47) Stringers Cottage Storrington Road Thakeham RH20 3EQ
Removal of existing hedgerow and replacement with a 1.8m high brick wall (CH)
NO OBJECTION SUBJECT TO ADDITION OF SUPPORT PILLARS
This proposal related to a requirement from WSCC Highways to remove an existing hedge in order to ensure adequate sight-lines at the soon-to-be-remodelled southern Abingworth site entrance. A replacement structure to protect the privacy of the householder’s garden was considered reasonable. While in general the parish’s Design Statement and draft Neighbourhood Plan disparage new brick boundary walls, members noted that in this case alternatives involving a lower wall, wooden fence and/or relocated hedge had been explored and rejected by the householders. Given the overriding safety considerations, members agreed that the proposed 1.8m brick wall, in a brick bond matching the existing house was the least-worst option. However, the Committee agreed to ask officers to seek agreement that the wall should be supported by an appropriate number of internal pillars.
DC/16/2258 (T/16/49) Cumberland House Crays Lane Thakeham West Sussex RH20 3ER
Replacement of garage with guest accommodation (RT)
NO OBJECTION SUBJECT TO CONDITIONS
Members noted that the proposed new structure would replace a low-quality double garage in approximately the same footprint. A small height gain would be compensated by improved appearance in other respects, particularly with regard to the external boundary wall. The architectural and arboricultural proposals appeared to be thorough. Car parking capacity would be reduced (but not problematically). Members also noted that the proposed use of guest accommodation was unobjectionable, subject to specification in the planning conditions that the new structure should be designated as ancillary to the main house.
186. Major planning proposals
186.1 Abingworth Meadows
There were no new developments to report since the TPC meeting of 17 October 2016.
186.2 Meadowbrook (Crest Nicholson, Water Lane)
Cllr Scott-Kerr reported that, in response to issues raised by residents at the last TPC meeting, he was arranging a site visit/meeting with the contractors to seek improvements in relation to:
boundary hedge screening to mitigate the impact of residents’ gardens in Rother Close being overlooked from new flats; and
renewed commitment to ‘considerate contractor’ standards for the remainder of the construction phase, in relation to minimising impact on existing residents from noise, machinery emissions and use of bad language by workers.
187. Enforcement issues
Progress with current/ongoing cases were noted, including:
Falconers’ Farm: HDC Compliance visit due shortly, to look in particular at issues of unpermitted residence and appropriateness of commercial operations;
Redlands Estate: HDC Compliance were minded shortly to pursue reinstatement of the roadside hedge, unless a credible further planning application involving this access was received;
Dukes Copse: further to the September 2016 compliance order relating to unpermitted residence in a mobile home, an appeal to extend the 6 month deadline was expected;
Bramble Barn: members noted the recent upholding of an appeal against refusal of change of use to dwelling. Members also noted that this ruling was in tension with TPC’s Neighbourhood Policy aims with regard to the conversion into dwellings of isolated agricultural buildings outside built-up areas.
188. Planning Applications permitted/refused/withdrawn since the last meeting
The Committee noted the following District-level decisions, and that designated members should follow through with monitoring the progress of permitted applications.
DC/16/0721/0722 (T/16/20) Green Dene Farmhouse Storrington Road Thakeham RH20 3EF
New annexe extension, minor internal alterations, two new window openings, one door to be removed and replaced with a window (Full Planning) (FM)
Following negative Heritage officer report, substantial redesign resubmitted September 2016
DC/16/2051 (T/16/35) Land Opposite Thakeham County Primary School The Street Thakeham
Prior Notification to install high speed broadband cabinet (Clerk)
Council welcomes new application DC/16/2051 for broadband cabinet opposite Thakeham First School, The Street, Thakeham, on the understanding that it will supersede DC/16/1589 – the difference being that the revised application proposes a more compact cabinet box which is more in sympathy with the Conservation Area location.
However the parish needs also to flag that there is a discrepancy (carried-over from original application DC/16/1589) between the proposed location of the broadband box shown in the application photographs - which is sensible (next to an existing telephone pole where the bank is less steep), as opposed to the map in the application which places the installation 35m further north-west at a narrower/steeper and much more visually intrusive point. Therefore Council would add to its support for this application the proviso that the proposed location is confirmed as the one proposed in the applicants’ photos and marked as ‘supported location’ in the map below.
HDC registered no objection to Consultation - 26/09/2016
[Clerk subsequently wrote direct to contractors to ensure that they are aware of the location issue.]
DC/16/2005 (T/16/44) Wentworth, High Bar Lane, Thakeham
Trimming of leylandii hedge. (NP)
Planning Cttee 26 September 2016
DC/16/0836 (T/16/29) Rydon School House Rock Road Storrington West Sussex
Change of Use for the disused caretakers house to office/training area (Clerk)
Planning Cttee 27 June 2016
Although the application for change of use of this building to enable mentoring of students is well-intentioned, and no structural works are involved, Council felt obliged to question whether it is appropriate for such permission to be given until there is clarity about which organisation will be in charge of the Rydon CC site from mid-2017, and a related estate plan has emerged. Council felt that there is a need to reach that point before informed judgements can be made about the future capacity of the site to accommodate teaching support activities, and for processes around the procurement and licensing of such services to be agreed. This application therefore appeared to be premature, and Council recommended that HDC officers consult further with WSCC Education directorate and Rydon CC managers/governors.
3. The premises shall be used for purposes associated with the training and mentoring of young people and their parents/carers and for no other purpose (including any other purpose in class D1 of the schedule to the Town and Country Planning (Use Classes) Order 1987 (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, as amended (or any order revoking and re-enacting that Order with or without modification), no change of use shall occur without planning permission obtained from the Local Planning Authority.
DC/16/0905 (T/16/41) The Platt, Apsley Farm, Coolham Road, West Chiltington
Erection of single storey side and rear extensions and a front porch (CI)
Planning Cttee 26 Sept 2016
Council has no objection to the minor amendments that this application seeks to make to existing permissions under DC/13/1973.
Permitted 19 Oct 2016
DC/16/1489 (T/16/34) Land at Storrington Road Storrington Road Thakeham RH20 3GP
Outline planning permission for up to 60 dwellings (including up to 35% affordable housing), informal public open space and children's play area, surface water attenuation, landscaping, vehicular access point from Storrington Road and associated ancillary
Extensive rationale set out in appendix to minutes of Committee meeting of 25 July 2016
DC/16/0272 (T/16/16) Bramble Barn, Bramble Lane, Thakeham
Prior Notification for Change of use of Agricultural Barn to a dwelling house
Planning Cttee 21 March 2016
Council strongly objects to this prior notification proposal, and would be extremely concerned about any potential for this process to create a presumption of approval for the specific scheme included in the submission, without appropriate public scrutiny.
The proposal would change the use of an agricultural building to create a new dwelling in an isolated location outside the designated built-up area. Being outside the existing built-up area, the proposal conflicts with the key principle of HDPF policy 26 that ‘any proposal must be essential to its countryside location’. It would also have detrimental impact on ‘the key features and characteristics of the landscape character area in which it is located, including: 1. The development pattern of the area, its historical and ecological qualities, tranquillity and sensitivity to change’.
The site in question, being on an exposed ridge-line next to a popular footpath, is very sensitive in terms of visual impact. It is Council’s view that a dwelling in this location would conflict with HDPF policies in terms of leading to the intensification of activity in the open countryside. The proposal also conflicts with policies in the parish’s near-finalised neighbourhood plan including: Policy 1, which opposes development in countryside locations unless they are specifically appropriate to such locations; and Policy 9, which - while it supports agricultural conversions in appropriate settings - opposes ‘sporadic development by preventing conversion of isolated buildings or farm buildings of no merit’ (a description directly applicable to this proposal).
In terms of infrastructure, Council has serious concerns about the reliance of the proposal on the loose-surfaced track of Bramble Lane for regular vehicle access. This track is also comprises public footpath 2475, and the section between the St Mary’s church car park and (rear door of) Thakeham First School is heavily used for drop-off/pick-up of children. Additional regular vehicle movements are likely to be harmful to pedestrian safety. There are also concerns about the viability/sustainability (and potential impacts on neighbours) of getting services adequate for a dwelling to this site.
Council would also flag that the applicant appears to be recklessly progressing refurbishment works to the existing structure. Despite a site visit and warning issued on February 15 2016 by a member of HDC’s Enforcement team, the applicant has now completed a roof replacement that incorporates several new glazed openings. This is in breach of existing permissions, and evidently presumes that permission for change of use will be given (and/or is seeking to create pressure for this).
Council finally requests confirmation that, should its concerns about this proposal be overruled at the prior notification stage, normal expectations would still apply to the applicant in terms of bringing forward a further substantive/detailed application for scrutiny.
Refused 29 March 2016
1 Insufficient information has been received to demonstrate that there will be no potential risks
from contamination that may impact the occupiers of the proposed dwellings contrary to
Q.2.(1)(c) , Part 3, Class Q of The Town and Country Planning (General Permitted
Development) (England) Order 2015.
2 The isolated and exposed of location the building, away from services such as water, power
and communications, would make it impractical and undesirable to change to residential use,
contrary to the requirement of Q.2.(1)(e) of Part 3, Class Q of The Town and Country
Planning (General Permitted Development) (England) Order 2015.
Appealed, 11 July 2016
Appeal allowed 17 October 2016
189. Upcoming applications
Members noted the receipt of new application DC/16/2296 – a further amendment to a recent series of proposals relating to 40 Crescent Rise. It was agreed that Cllr MacEachern should retain the lead role and that he and the Clerk should draft a response for consideration under provisions for delegated action. (Action: Clerk/ Cllr MacEachern)
190. Public participation session
190.1 In response to a query from a member of the public it was confirmed that an open meeting had now been scheduled for Saturday 12 November, for the Abingworth developer to present (pre-application) proposals in relation to potential amendments to phase 2 of the scheme. This would take place in the Village Hall and would comprise a morning exhibition followed by a Q&A session from 2pm,
190.2 In response to a query from a member of the public it was confirmed that Cllr Taylor would be attending the 25 October appeal inquiry hearing relating to DC/15/0193 (8 houses, Land East of Threals Lane). Cllr Taylor intended to focus on the points of direct conflict between this proposal and the draft Thakeham Neighbourhood Plan (including coalescence of settlements and designation of local green spaces). The Neighbourhood Plan examination was very close to being concluded, it would be extremely unfortunate and inappropriate for an appeal ruling to effectively to pre-empt the examiner’s findings. In discussion, it was agreed that it may be useful to suggest to the appeal inspector that, unless he felt there were sufficient grounds to dismiss the appeal for other reasons, it would be advisable to delay his decision until the Neighbourhood Plan examiners’ findings were available. Members also agreed to depute Ms J Locker to support Cllr Taylor in representing TPC at the 25 October hearing.
191. Any other business for noting or inclusion on a future agenda
No matters were raised.
Meeting closed: 7.30 p.m.
Date of next meeting: Monday 28 November 2016 at 6.30pmo this proposal).
In terms of infrastructure, Council has serious concerns about the reliance of the proposal on the loose-surfaced track of Bramble Lane for regular vehicle access. This track is also comprises public footpath 2475, and the section between the St Mary