APPLICATION NUMBER: WD/D/18/001800 APPLICATION SITE: ROWAN TREE COTTAGE, SOUTH PERROTT, BEAMINSTER, DT8 3HU PROPOSAL: Demolition

APPLICATION NUMBER: WD/D/18/001800

APPLICATION SITE: ROWAN TREE COTTAGE, SOUTH PERROTT, BEAMINSTER, DT8 3HU

PROPOSAL: Demolition and erection of outbuilding.

APPLICANT: Dr & Mrs Footitt

CASE OFFICER: Christopher Lee

WARD MEMBER(S): Cllr A Alford, Cllr P Barrowcliff

RECOMMENDATION SUMMARY: Approve with conditions

1. DESCRIPTION OF SITE:

1.1 Rowan Tree Cottage is a residential property occupying a large plot on the Northern side of the A356 main road as one enters the village of South Perrott from the East.

The site lies within the South Perrott Conservation Area and the Area of Outstanding Natural Beauty. South Perrott is a village that has no defined development boundary.

2. DESCRIPTION OF DEVELOPMENT: 2.2 The proposed development consists of the demolition of an existing outbuilding and the erection of a timber clad outbuilding for use as a work room for the applicant’s upholstery hobby, along with occasional residential accommodation ancillary to the main dwelling. The proposed building has already been erected under application reference WD/D/16/002173 which proposed use as a garage, with a small workshop area added under reference WD/D/18/000560. In this regard the proposal is part-retrospective.

3. RELEVANT PLANNING HISTORY:

Application No. Application Decision Date of decision Description 1/D/10/000287 Demolish rear store. A 09 April 2010 New two storey extension

1/D/13/001017 Replacement Porch A 26 September 2013

1/W/98/000639 Demolish existing A 21 December 1998 garage, outhouse/store, covered way

1/W/98/000640 Erect garage and A 21 December 1998 covered way. Improve access/entrance and reposition oil tank

WD/D/16/002173 Replacement of A 19 January 2017 existing outbuilding to form garage/carport

WD/D/18/000560 Amendment to A 11 April 2018 planning approval WD/D/16/002173 - To elevations and internal layout.

4. RELEVANT PLANNING POLICIES: 4.1 National Planning Policy Framework (NPPF) 2018

2. Achieving sustainable development 4. Decision-making 12. Achieving well-designed places 15. Conserving and enhancing the natural environment 16. Conserving and enhancing the historic environment

Decision taking: 38. Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible.

4.2 Adopted West Dorset and Weymouth & Portland Local Plan (2015)

 INT1- Presumption in favour of Sustainable Development  ENV1 – Landscape, seascape & sites of other geological interest  ENV4 – Heritage assets  ENV9 – Pollution and contaminated land  ENV10 - The landscape and townscape setting  ENV12 – The design and positioning of buildings  ENV16 - Amenity  SUS2 – Distribution of development

5. OTHER MATERIAL PLANNING CONSIDERATIONS: 5.1 WDDC Design & Sustainable Development Planning Guidelines (2009) 5.2 Dorset Area of Outstanding Natural Beauty: A Framework for the Future AONB Management Plan 2014 - 2019 5.3 West Dorset Landscape Character Assessment 2009

6. HUMAN RIGHTS: 6.1 Article 6 - Right to a fair trial. Article 8 - Right to respect for private and family life and home. The first protocol of Article 1 Protection of property

This Recommendation is based on adopted Development Plan policies, the application of which does not prejudice the Human Rights of the applicant or any third party.

7. PUBLIC SECTOR EQUALITIES DUTY: 7.1 As set out in the Equalities Act 2010, all public bodies, in discharging their functions must have “due regard” to this duty. There are 3 main aims:- • Removing or minimising disadvantages suffered by people due to their protected characteristics • Taking steps to meet the needs of people with certain protected characteristics where these are different from the needs of other people • Encouraging people with certain protected characteristics to participate in public life or in other activities where participation is disproportionately low.

Whilst there is no absolute requirement to fully remove any disadvantage the Duty is to have “regard to” and remove OR minimise disadvantage and in considering the merits of this planning application the planning authority has taken into consideration the requirements of the PSED

8. CONSULTATIONS:

South Perrott Parish Council – The Parrett & Axe Parish Council raises the following concerns about this application:- 1. The original concept for this building (application no. WD/D/16/002173, approved in January 2017) was the replacement of an outbuilding to form a double carport/garage. A subsequent non-material amendment, approved in April 2018, permitted the building to become a double garage/workshop. 2. This latest retrospective application requests permission for the most radical changes - transforming the ground floor into a large open room and bedroom with shower room. The upstairs plan shows its use will be ancillary accommodation. We note that the staircase which was given permission for removal in the NMA has re-appeared without reference in this application. The greatest external change is the new glazed bifold doors on the south elevation, which replace the original concept of the open-sided carport on the original plans.

3. We note the change in circumstance outlined in the Design & Access Statement by which the applicant justifies the change of what was a garage into residential accommodation and acknowledge that its changed form is not unattractive. We also note that the footprint of the building is the same as on the original approval plans.

4. What concerns the Parish Council most is if retrospective approval is given to this building it will set a precedent that calls into question the whole process of gaining prior approval for building projects and undermines the authority and ability of the Planning Department to control development on a site in an Area of Outstanding Natural Beauty and a Conservation Area.

5. The Parish Council requests that this application is discussed fully by the Planning Committee where a spokesperson from the Parish Council can have the opportunity to speak.

DCC Highways – No comment.

DCC Minerals - No comments received at time of writing.

DCP Environmental Health – No comment

DCP Trees Officer - No comments received at time of writing.

DCP Building Control - No comments received at time of writing.

9. REPRESENTATIONS:

9.1 One letter of representation in support of the application has been received:

Whilst I wish planning initial planning applications were a little more accurate and didn't need to have repeated modifications, the system is what it is. However in this case I see no issue with what is essentially a change of use from outhouse to occasional residential. My reasoning for this is that the building is already there and barely visible from the highway, parking will be within the boundary of the existing property and access from the highway is no different to the existing property. We're a small village and the population of South Perrott & Chedington has fallen by nearly 10% between 2011-2016 (source https://apps.geowessex.com/stats/) mostly due to an aging population. We need more properties not less if this village is to survive, and building within existing property boundaries seems a perfectly sensible solution when compared to the green belt alternative.

Ward Member Cllr A. Alford has made a representation that the application be referred to Planning Committee for determination.

10. PLANNING ISSUES:

 Principle of Development  Design/Visual Amenity  Impact on character of the Conservation Area  Neighbouring Amenity  Impact on Area of Outstanding Natural Beauty

11. PLANNING ASSESSMENT:

11.1 Principle of Development With reference to the planning history of the site, the principle of erecting a building of this scale, in this location, has been established. Whilst clearly the building has not been built for its originally intended use, the principle of a workshop and ancillary residential use is considered not to be harmful in this location. The building’s scale remains subservient to the main dwelling, and whilst it is acknowledged that it would be separated from the dwelling by hedgerow and low fencing, its use solely for purposes which form an integral part of the planning unit at Rowan Tree Cottage can be dealt with by planning condition. In any case any separation from the planning unit would be controllable by the requirement of an application for planning permission for any alternative use.

11.2 Design/Visual Amenity It is considered that the proposed development would not have an adverse impact on the visual amenities of the site. The proposed building, although representing a significant increase in height (of approx. 2.5 metres) on the existing outbuildings to be replaced, would be set back from the road by at least 25 metres and its visibility from the street scene would be minimal. It is regarded that the proposed timber cladding and reclaimed clay roof tiles are sympathetic to the rural surroundings and the character of the conservation area. The proposal includes a large extent of glazing on the South elevation in lieu of the previously approved timber garage door, however, given that the building would be well set back from the highway this element is considered to be acceptable.

11.3 Impact on Character of the Conservation Area The proposals, as discussed, are considered to preserve the character of the conservation area. This conclusion has been reached having regard to: (1) section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 that requires special regard to be paid to the desirability of preserving or enhancing the character or appearance of a conservation area; and (2) Local Plan policy.

11.4 Neighbouring Amenity The proposed development would not have a significant adverse impact on the living conditions of occupiers of residential properties. The proposed garage building would be sited approximately 45 metres away from the nearest neighbouring property and therefore would not represent any significant harmful impact on the quiet enjoyment of local residents. No neighbour objections have been received.

11.5 Impact on Area of Outstanding Natural Beauty The site lies within the Dorset AONB, and whilst the proposed building would be more prominent in the wider landscape setting than the existing outbuildings, there is hedgerow screening to the rear, and the site is not deemed to be visible from any public rights of way in the vicinity of the wider landscape. As discussed, the timber clad structure is considered to be appropriate to the rural locality in terms of visual amenity.

12. CONCLUSION/SUMMARY:

12.1 Given the above issues the proposed development is recommended for approval.

13. RECOMMENDATION:

Approve with conditions:

1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

REASON: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Location and Site Plan - Drawing Number 16/106/100 received on 08/08/2018 Proposed Floor plans and Elevations - Drawing Number 16/106/101 Rev D received on 08/08/2018

REASON: For the avoidance of doubt and in the interests of proper planning.

3. The development hereby permitted shall not be occupied at any time other than for purposes which form an integral part of the planning unit known as Rowan Tree Cottage, South Perrott as indicated as being within the red line on the approved plan received by the Local Planning Authority on 15/08/2018 as a single dwelling unit.

REASON: The development is in an area where a new dwelling would be contrary to the provisions of the adopted Local Plan and normally would not be permitted.