Agenda item

REPORT OF THE DIRECTOR (PLANNING) - A.4 - PLANNING APPLICATION – 22/01601/FUL – THE GRANGE, HECKFORDS ROAD, GREAT BENTLEY, CO7 8RR

Retrospective application for the erection of a building for storage of machinery, materials, and ancillary domestic/leisure use, all related to the existing property.

Minutes:

The Committee was reminded that this application was before  it following a call-in request from Councillor McWilliams due to her concerns that the development did not relate well to its site and surroundings, and caused harm to the nearby listed buildings.

 

It was reported that the proposal related to a retrospective planning application for a building that  had been initially approved under planning reference 19/01462/FUL in February 2020, but which had not been built in accordance with the previously approved plans. The main alterations saw an increase in the size and height of the building, which was to be utilised for ancillary storage and domestic leisure uses.

 

Members were informed that the increased size of the building would not be materially harmful to the character and appearance of the surrounding area, would not detrimentally impact the setting of the nearby listed buildings, and would result in a neutral impact to existing neighbouring amenities. In addition, Essex Highways Authority had raised no objections.

 

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

 

At the meeting, an oral presentation was made by the Council’s Planning Officer (MP) in respect of the application.

 

An update sheet had been circulated to the Committee prior to the meeting with details of:

 

(1)          Additional comments received from Great Bentley Parish Council;

(2)          An amendment to Recommended Planning Condition 2;

(3)          An additional Recommended Planning Condition; and

(4)          An additional Letter of Objection Received.

Kevin Coleman, the agent acting on behalf of the applicant, spoke in support of the application.

 

Parish Clerk Jennifer Spear, representing Great Bentley Parish Council, spoke against the application.

 

Councillor Lynda McWilliams, the local Ward Member, spoke against the application.

 

Matters raised by Members of the Committee:-

Officer’s response thereto:-

Are application sites inspected upon completion?

For building control purposes, the properties would be inspected however, this is not necessary for DM Planning Services.

Could the officer confirm that there is no new impact from increasing the premises from 6 meters to 9 metres?

The Planning Officer advised that the comparison is against two heritage assets (two listed buildings adjacent to the site).

Would the Committee be setting a precedent for developers to follow?

The Planning Officer advised that each application must be assessed on its own merits including all material considerations and that includes the planning history.  The building was built larger than previously approved. It is acceptable despite its increase in size.

Would the larger size cause harm to the character and appearance of the heritage buildings?

ECC Heritage had assessed in line with PPL9 and had concluded that there would be not any more impact than that previously approved.

 

Following discussion by the Committee on the merits of the application before them, it was moved by Councillor Harris, seconded by Councillor Codling and:-

 

RESOLVED that, contrary to the Officer’s recommendation of approval, the Planning Manager (or equivalent authorised officer) be authorised to refuse planning permission for the development due to the following reasons:-

 

 

“The building if approved, fails to make a positive contribution t the quality of the local environment and character, fails to relate to the site and surroundings, including other buildings, by reason of its excessive height, massing, scale and design, nor does it respect the local landscape views resulting in a visually intrusive form that is not demonstrated to be sufficiently mitigated by landscaping or other measures. For these reasons, the development is contrary to SPL3 and provisions of the NPPF on good design including paragraph 130 b) that provides decisions should ensure developments are visually attractive as a result of good architecture, layout and appropriate and effective landscaping.”

 

Supporting documents: