Agenda item
25/02578/FUL Land Adjacent To Kencot Cottages Kencot
Minutes:
This application had been deferred at the January meeting of the Lowlands Sub-Committee to enable a site visit to be conducted. The application sought planning permission for the erection of a detached two-storey self-build dwelling with access, parking, amenity space and associated works at land adjacent to Kencot Cottages, Kencot. Amended plans had been accepted showing the façade having been amended to simplify the proposed materials and fenestration.
The site comprised an undeveloped area of paddock and modest open-fronted agricultural building adjacent to the main thoroughfare running through the village. The site was bounded by characterful stone walls and benefited from access via a field gate. It was situated within the Kencot Conservation Area ('CA') and located approximately 80m to the north of the grade II listed Manor Farmhouse. A number of locally listed buildings were in close proximity including Kencot Cottages, Shill Brook House and De Rougemont. The application had been brought forward for consideration, following a conflict between the Planning Officer's recommendation and the position of the Kencot Parish Council.
The report detailed information regarding the relevant planning policy, history, material considerations and the representations of interested parties. Officers also took account of the key considerations within the application. Having done so it was confirmed that the development site was located in the 'small villages, hamlets and open countryside' criteria of the settlement hierarchy and the proposed development did not meet any of the exceptions set out in the West Oxfordshire Local Plan 2031 that would permit a new dwelling in such a location. As such the new dwelling would be in an unsustainable location and contrary to Policies OS1, OS2, H2, H5, CA5, T1 and T3 of the adopted West Oxfordshire Local Plan 2031 and the provisions of the National Planning Policy Framework 2024.
It was therefore recommended that the application be refused.
Mr Cox representing Kencot Parish Council spoke in support of the application, reaffirming the support of the villagers for this proposal. He stated that following the amendment of the design in terms of removal of the cladding, it was felt that the property would be more in keeping with the other properties alongside it. Those that had commented on the other aspects of the design regarding the roof, tiles and front door being too modern had still been in favour of a house on the site.
Mr Monk the applicant also addressed Members stating that following guidance from the Planning Officer the relevant changes had now been made. Mr and Mrs Monk emphasised his engagement with the local community and the overwhelming support he had received for the proposal of a residential development over and above any commercial usage. He also urged Members to give substantial positive weight to the self-build nature of the application and his willingness to sign a Section 106 agreement in this regard.
In considering the application, Members disagreed with the officer`s concern relating to the negative impact on heritage assets and the character and appearance of the area. They were not of the opinion that the gap at the site made an important and significant contribution to its character and appearance. A Member expressed concern on regarding the large tree to the southwest of the property and its possible impact on the street scene and enquired if the tree could be protected. The Planning Officer confirmed that this would be protected by virtue of its size and location and remained outside of the application site.
The proposal to permit the application contrary to the officer recommendation was proposed by Cllr Brooker and seconded by Cllr Walker. It was put to the vote and agreed by the Sub-Committee.
RESOLVED: That contrary to officers recommendations, the application be approved, subject to officer delegation being granted in collaboration with the Chair to confirm the necessary conditions and a S106 agreement to secure the self-build element.