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Test Document for Module DC Parish: Ward: Plaistow And Ifold Plaistow 5. PS/15/00407/FUL Proposal Erection of detached ancillary domestic garage/domestic building to serve the replacement dwelling approved under application ref PS/14/03502/FUL. Site Barton Farm The Forestry Road Plaistow Billingshurst West Sussex RH14 0PA Map Ref (E) 501812 (N) 131663 Applicant Mr Michael Gray RECOMMENDATION TO PERMIT Note: Do not scale from map. For information only. Reproduced NOT TO from the Ordnance Survey Mapping with the permission of the SCALE controller of Her Majesty's Stationery Office, Crown Copyright. License No. 100018803 1.0 Reason for Committee Referral Parish Objection - Officer recommends Permit 2.0 The Site and Surroundings 2.1 The site is located within the Parish of Plaistow. To the east and north of the site are two farms and to the south and west open agricultural land. Beyond, to the west lies the settlement policy area of Ifold. 2.2 The unit measures 0.33 hectares and comprises of a single storey dwelling located on the west side of the application site, which is mostly laid to grass. The western boundary borders the Public Right of Way (PROW) and Forest Road to the east is also a PROW. The eastern boundary comprises of a 1m deer fence with well established 2.3m rural hedge. 2.3 Access to the property is via 'The Foresty Road, a private lane with access to several farm units, off Loxwood Road. A field access at the southern end of the paddock presently serves as an access to the existing dwelling. 3.0 The Proposal 3.1 The application seeks to erect a detached outbuilding, accommodating an open carport, lock up garage, a mower store, log store and gym with shower. 3.2 The outbuilding would be situated to the north west of the replacement dwelling (PS/14/03542/FUL). It would form an L shape, facing southwards. The carport, gym and mower storage element would measure 15.8m long and 7m wide. It would have a ridge height of 6.4m, eaves of 2.5m and would be barn hipped. The lock up garage and log store would measure 8.7m wide and 6.4m long, with a ridge height of 5.5m and a catslide roof to the west. It would be timber framed, with timber cladding and a clay tiled roof. 4.0 History 97/00417/ELD PER Use of building as single dwelling. 11/04174/FUL WDN Demolition of existing dwelling and workshop and erection of replacement dwelling and detached garage. 12/01478/FUL PER Erection of replacement 4 bed dwelling and detached garage (re- submission of application ref PS/11/0417/FUL). 14/03502/FUL PER Demolition of existing dwelling and erection of replacement dwelling. Reinstatement of vehicular crossover. 15/00407/FUL PDE Erection of detached ancillary domestic garage/domestic building to serve the replacement dwelling approved under application ref PS/14/03502/FUL. 5.0 Constraints Rural Area YES Public Right of Way YES 6.0 Representations and Consultations Parish Council Considers that the proposed building would be overdevelopment in this rural area in terms or its mass, size and scale and that a single-storey garage with log store would be more appropriate in this setting. Further comments following submission of substitute plans Appreciates that the mass, size and scale has been reduced slightly due to the addition of a cartslide roof over the log store, however, given its close proximity to the footpath and its impact on the rural area, it is considered that the mass should be reduced further by introducing a catslide roof to the whole of the north elevation. Given that there is now no proposal for a first floor, this should be acceptable to the applicant. 7.0 Planning Policy The Development Plan 7.1 The Development Plan for Chichester District comprises the saved policies of the Chichester District Local Plan First Review 1999 and all adopted neighbourhood plans. There is no adopted neighbourhood plan for Plaistow Parish at this time. 7.2 The principal planning policies relevant to the consideration of this application are as follows: Chichester District Local Plan First Review 1999: BE11 New Development BE12 Alterations, Extensions and Conversions BE14 Wildlife Habitat, Trees, Hedges and Other Landscape Features RE5 North-eastern Part of the District 7.3 The Council has prepared a new Local Plan covering Chichester District excluding the South Downs National Park. The main plan document, Chichester Local Plan: Key Policies 2014-2029, was submitted for examination in May 2014. A number of examination hearings were held during the autumn of 2014, following which the Council undertook public consultation on Proposed Modifications to the Plan in January/February 2015. The Council has now received the Local Plan inspector's final report which was published in May 2015 (Appendix 4). The inspector concludes that, subject to a number of main modifications, the submitted Plan satisfies the legal requirements in the 2004 Act and meets the criteria for soundness set out in the NPPF. It should be noted that all of the inspector's recommended modifications were included in the public consultation undertaken by the Council in January/February 2015. 7.4 Following the Local Plan inspector's report, the Council is intending to take the Plan forward for formal adoption in July 2015. Ahead of this, the new Local Plan is a material consideration and, given the inspector's conclusions, the Council considers that the new Local Plan should be afforded significant weight, in accordance with paragraph 216 of the NPPF. Chichester Local Plan (Pre-Submission) Draft 2013 Policy 1: Presumption in Favour of Sustainable Development Policy 25: Development in the North of the Plan Area Policy 33: New Residential Development Policy 47: Heritage Policy 48: Natural Environment National Policy and Guidance 7.5 Government planning policy now comprises the National Planning Policy Framework (NPPF), paragraph 14 of which states: At the heart of the NPPF is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision- taking: For decision-taking this means unless material considerations indicate otherwise: - Approving development proposals that accord with the development plan without delay; and - Where the development plan is absent, silent or relevant policies are out-of-date, granting planning permission unless any adverse impacts of doing so would significantly or demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in (the) Framework indicate development should be restricted. 7.6 Consideration should also be given to paragraph 17 (Core Planning Principles), 56, 57, 60, 61. Other Local Policy and Guidance 7.7 The aims and objectives of the Council's Sustainable Community Strategy are material to the determination of this planning application. These are: B1 - Managing a changing environment 8.0 Planning Comments 8.1 The main issues arising from this proposal are: i) Principle of the development ii) Impact on the character and appearance of the rural area iii) Impact on neighbour amenity Assessment i) Principle of the development 8.2 The site is set within approximately 0.33 hectares of land. The residential use of the existing building on the land has been lawfully established through a Lawful Development Certificate (PS/97/00417/ELD) and the principle of a replacement dwelling has been established through granting of two previous planning applications (PS/12/01478/FUL and PS/14/03502/FUL). Subsequently the principle of development and the size of the plot has been established. 8.3 Whilst the proposed garage is not modest, the site itself is a large plot of land that is capable of suitably accommodating such a building. The internal provision for four cars is proportionate to the size of the dwelling and the log store and mower storage space is a reasonable requirement for a plot of land of this size. The gym is an additional incidental space and with residential plots of such size it is considered to be a common feature found separate to the main house. Therefore the accommodation provided is considered proportionate to the requirements of the main house. ii) Impact on the character and appearance of the rural area 8.4 The proposal initially sought a 1.5 storey garage (including first floor), set within close proximity to the replacement dwelling. Amendments were sought due to concerns about the level of accommodation provided, the visual impact on the host dwelling and character and appearance of the rural area. 8.5 The proposal has been reduced in size to remove the first floor element and following the Parish Councils further objection, subsequent amendments were received. The scale and massing proposal has been reduced by the creation of a catslide roof to the enclosed garage, forming the log store. This element of the proposal has additionally been set down from the main ridge height, resulting in a subservient element to the proposal, helping to mitigate the scale, massing and general bulk of the outbuilding. 8.6 The proposal now replicates the outbuilding permitted (PS/13/00778/FUL) at Kings Copse, some 570m directly to the south of the site, in a visually prominent location on the Loxwood Road, with a similar plot size of 0.504 hectares. This was assessed against the same National and Local policies and it was concluded its scale and size would not adversely affect the visual amenity of the rural area. 8.7 The proposal would be constructed with timber cladding and a clay tiled roof. These materials are considered to be in keeping with the rural character of the area.
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