Agenda item
23/02297/FUL Land Adjoining Dunlaoghaire, Primrose Lane, Weald
Minutes:
Elloise Street, Planning Officer, introduced the application for a proposed new dwelling to replace redundant stables and store, to create a holiday let (amended plans).
John Duff addressed the Sub-Committee and spoke in objection to the application.
The Democratic Services Officer read out a statement from the applicants Sam and Adrian Smart.
The Planning Officer drew the Sub-Committee’s attention to the following points;
- The application had come before the Sub-Committee due to Bampton Parish Council objecting to the scheme and due to the site visit.
- The application was being considered under the West Oxfordshire Local Plan policy, E4 Sustainable tourism. The current stables on the site had been considered not worthy of retention
- The proposed development was of a high-quality design and the footprint did not exceed the current concrete site footprint. The Planning Officer confirmed that there had been a structure on the site when reviewing the map from 1899 and it could be inferred that there was a dwelling house with a range.
- The proposed accommodation would be on a site where residential development would not normally be permitted therefore a condition had been included to ensure holiday tenancies were not to exceed 8 weeks, with a relevant noise condition too.
- The Planning Officer clarified that even though the applicants flood risk assessment considered the site to fall under Flood Zone 1, the Environmental Agency mapping data stated the site was within Flood Zone 2 (FZ2) and as a result was to be considered in FZ2. A condition had been included to cover provision for surface water drainage and to ensure flooding would not be exacerbated in the locality.
- The Conservation Officer did not submit any objections and it was felt that the holiday let would have a positive influence on the surrounding area.
- There were no additional representations submitted. The Planning Officer recommended approval of the application.
The Chair then invited the Sub-Committee to discuss the application, which raised the following points:
- Councillor Alaric Smith declared an interest due to receiving representations from both sides.
- The Sub-Committee asked for clarification regarding the matter of residential properties not being permitted however a holiday let would be acceptable. The Planning Officer explained that the application was being considered under West Oxfordshire Local Plan policy E4 and not under a new dwellings policy H2. Therefore, conditions had been applied to the report to prevent permanent residential use.
- The Sub-Committee asked how the condition of holiday tenancies beyond 8 weeks would be monitored. Would the applicants send information automatically on length of stays by holiday tenants? The Planning Officer confirmed that 8 weeks was the standard period of time for a holiday let. The holiday let condition would cover the use of the property, if there was a report of a permanent resident the Enforcement Officer would ask for a record of those who had stayed at the property.
- The Sub-Committee asked that a condition be included for Permitted Development Rights to prevent the property being extended as the site is in a conservation area.
- The Sub-Committee also raised concerns regarding precedent being set in this location and the potential of further development in this location and whether conditions could restrict further development. The Planning Officer confirmed that as the Council was considering what was within the redline, it could not impose any conditions that would not be reasonable. Any new application would fully be considered on its own merits. In addition, it was asked whether conditions could be placed on the blueline area of the applicants ownership which again was not considered reasonable.
- The Sub-Committee raised concerns that the use of the site would differ considerably from a stable to a dwelling albeit a holiday let. The footprint of the proposed dwelling looked bigger than the current stables. The site was in Flood Zone 2 so would not be suitable for a dwelling. The Planning Officer confirmed that the stable was not suitable for retention. The National Planning Policy Framework (NPPF) stated that Holiday Lets, Student Accommodation, hotels were all under the same grouping and thereforewould be acceptable in the location.
Councillor Nick Leverton proposed that the application be refused on policy EH10, the impact and harm to the conservation area.
This was seconded by Councillor Michele Mead, was put to the vote. There were 4 votes for the proposal, 6 votes against the proposal and 3 abstentions. The Vote was not carried.
Councillor Andy Goodwin proposed that the application be approved in line with Officer’s recommendations and to include a condition for permitted development rights restrictions.
This was seconded by Councillor Andrew Prosser, was put to the vote. There were 7 votes for the proposal, 4 against the proposal and 2 abstentions. The vote was carried.
The Sub-Committee Resolved to:
- Approve the application in line with Officer’s recommendations, with an additional condition on permitted development rights.