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Embed code for: Planning minute 16-03-21
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Thakeham Parish Council
NEIGHBOURHOOD PLANNING COMMITTEE MEETING – Monday 21 March 2016, Village Hall
Meeting opened: 6.25 p.m.
Present Mrs C Hounslow Ms C Instance Mr D MacEachern Ms F McConnachie Mr R Taylor
In attendance Mr O Richards Clerk to the Council
Members of the public
109. Apologies for absence
Apologies were received from Cllrs Hunt and St Clair. Cllr MacEachern, as Vice-Chair, chaired this meeting in Cllr St Clair’s absence.
110. Interests of Members
Cllr MacEachern flagged his role as a governor at Rydon Community College, in relation to item 112.4
111. Minutes of the last meeting
Minutes of the last meeting held on 22 February 2016 were approved and signed. Members also noted that the following matter had been actioned under procedures for delegated authority: 8-11 March: Abingworth Community buildings – further to minute 103.1 (DC/15/2211), iteration of final designs with Oakford Homes, and formal feedback of ‘SUPPORT’ to HDC.
112. Planning Applications for consideration
The Committee considered cases and agreed the following feedback to Horsham District Council:
112.1 DC/16/0240 (T/16/11) Paddock Green Farm, Goose Green Lane
Change of use from office to a single dwelling
Council noted the desirability of resolving the long-running planning uncertainty regarding this site. The revised proposal presents the same footprint, external profile and materials previously approved by HDC. The change of use from B1 to residential is considered acceptable: the B1 use was a previous focus of parish concerns, the site originally included a dwelling, and is in the middle of an existing row of detached houses in substantial plots along the B2133.
112.2 DC/16/0252 (T/16/12) Land at Crays Farm, Crays Lane
Agricultural building to service 25 acres of farmland.
Council noted and supports the agricultural purpose of the proposal, to support sheep-farming in adjacent fields. The dimensions and design of the proposal are appropriate. The location of the plot near Cray’s Lane minimises intrusion in the landscape and existing tree and hedge cover will provide some screening for users of the adjacent footpath. There are no near residential neighbours.
112.3 DC/16/0373 (T/16/13) Land Adjacent To Martins, The Street Thakeham
Conversion of existing barn to single detached dwelling.
Council noted that this proposal minimally revises DC/15/1889 - the only significant difference being removal of changes to the ancillary garage. The proposal would change the use of an agricultural building to create a new dwelling outside the designated built-up area of The Street, yet partially within a conservation area. Being outside the existing built-up area, the proposal conflicts with the key principle of HDPF policy 26: ‘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 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 7 which requires that development proposals affecting the Conservation Area should avoid harming the historic significance of the area, and preserve the special contribution of the rural character of heritage assets.
Council defers to District conservation officers in relation to whether the revised application adequately addresses the serious conservation objections raised in relation to DC/15/1889. However, it remain clear that the proposal would directly affect the setting of an adjacent Grade II listed building.
Council furthermore understands that the application may inaccurate and misleading in terms of the viability of access arrangements. It is clear from the application form and Design & Access statement that the proposal envisages vehicle access being via the existing driveway/crossover, whereas the neighbours and owners of the land in question assert that no such right of way exists, and nor will an easement be granted. If vehicle access via the existing driveway is not viable, there does not appear to be an obvious or acceptable alternative. For instance, it would not be acceptable to put a new vehicle access through the adjacent orchard, which lies within the Conservation Area.
If this application were to be referred to HDC South Development Committee the Council would wish to speak against it.
112.4 DC/16/0522 (T/16/14) Rydon Community College, Rock Road
Surgery to 2 x Oak Trees T 60 and T 61 and surgery to a line mixed broadleaves from T60 to Eastern Corner (Tree Preservation Order)
112.5 DC/16/0422 (T/16/15) 1 Hungerhill Cottages Coolham Road Coolham
Two storey side extension and porch
Council noted that the proposal was similar to the existing extension to the next-door dwelling, that the design and materials were sympathetic to the architectural period, and that there were no objections from neighbours.
112.6 DC/16/0272 (T/16/16) Bramble Barn, Bramble Lane, Thakeham
Prior Notification for Change of use of Agricultural Barn to a dwelling house
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.
113. Abingworth and Water Lane developments
113.1 Crest Nicholson development, Water Lane
Cllr St Clair was arranging a further meeting with Crest Nicholson representatives. (Action: Cllr St Clair)
113.2 Abingworth development
No updates reported, other than the finalisation of community building drawings flagged under 111.
114 Enforcement issues
Progress with ongoing cases was noted. Members welcomed more positive signs of assistance from HDC Enforcement team, e.g. in relation to the Falconers Farm situation. Cllr MacEachern also flagged:
114.1 Walnut Tree, Storrington Road: removal of roadside screen vegetation suggested possible plan to alter the driveway orientation. Action: Clerk to query with householder/WSCC Highways.
114.2 Focused Events (Townhouse Farm): application for extension of HGV operator’s license. A recent public notice flagged that this operation was seeking permission to add two extra HGV goods vehicles and 2 trailers, to operate from the existing site. Members expressed concern about this proposal given neighbours’ reports of non-compliance with existing conditions on vehicle movements, and agreed that, subject to further evidence from neighbours, the parish would support negative representations being made to the Traffic Commissioner’s office in relation to this application. (Action: Clerk)
115. 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/15/2526 (T/15/47) Abingworth Nurseries Storrington Road Thakeham West Sussex
Discharge of S106 conditions, provision of fire hydrants. (Clerk)
Planning Cttee 23/11/15
DC/16/0105 (T/16/7) Touchwood, Coolham Road, West Chiltington
20m x 40m equestrian arena. Works to include a small amount of cut and fill, new land drains, membrane, stone base, silica sand and fibre surface. (CH)
Planning Cttee 22 Feb 2016
Subject to the facility being screened by hedging (as already proposed by the applicant) to a height to be agreed with the owners of the neighbouring property, and a condition against installation of floodlighting in the facility.
4 No external lighting or floodlighting shall be installed without the prior written approval of the Local Planning Authority. Any that is installed with the permission of the Local Planning Authority shall be maintained in accordance with the approved details.
5 The equestrian arena hereby permitted shall be used solely for private use incidental to the occupation and enjoyment of the existing dwellinghouse and shall not be used for business/commercial purposes.
DC/16/0269 (T/16/10) Land North of Brook Close and Rother Close Storrington
Non-material design amendments to garages, substation and refuse store. (NSC)
Planning Cttee 22 February 2016
The committee noted that the refusal of DC/15/1679 Patuca, Bracken Lane (Erection of one dwelling) was being appealed.
116. Upcoming Applications: agreement of visit allocations
There were no new applications to be allocated.
117. Public participation session
No matters were raised.
118. Any other business for noting or inclusion on a future agenda
Meeting closed: 7.25 p.m.
Date of next meeting: Monday 25 April 2016 at 6.30pm
DRAFT 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).