WEST DEVON BOROUGH COUNCIL PLANNING & LICENSING COMMITTEE 19 JUNE 2012 PLANNING APPLICATIONS AND ENFORCEMENT REPORTS SOUTHERN AREA WARD: Bere Ferrers (Cllrs M Benson; R Musgrave) APPLICATION NO: 02493/2012 LOCATION: Treyard, Weir Quay, Bere Alston, Yelverton, PL20 7BS APPLICANT NAME: Mr & Mrs A Higgins APPLICATION: Full PARISH: Bere Ferrers GRID REF: 243299 64967 PROPOSAL: Householder application for Conversion of roof space to provide residential accommodation including alterations to roof and erection of porch CASE OFFICER: Ben Wilcox TARGET DATE: 24/05/2012 The application has been called in by Cllr M Benson for the following reason: ‘I request that this application brought before the Planning and Licensing Committee. This is an historic heritage building within the Tamar Valley AONB and World Mining Heritage. It was formally the counting house for the local mine now converted to a private dwelling. A number of residents are concerned over proposed changes to the building which could significantly change its appearance. I therefore feel that this application is dealt with in open committee’. PROPOSAL Householder application for conversion of roof space to provide residential accommodation including alterations to roof and erection of porch. SITE AND SURROUNDINGS The proposed development site is known as ‘Treyard’ a large predominantly single storey dwellinghouse also with a two storey aspect located at Weir Quay. Historically, the building would have been used for an industrial use in relation to mine workings in the area. The property is of painted stonework construction with a natural slate roof and a mixture of timber and PVCu glazing. The property is positioned around a courtyard and is ‘L’ shaped in form. The courtyard faces north with the principal elevation facing into the courtyard. The main highway which leads to Weir Quay from Bere Alston runs to the south east of the site with an additional highway which runs adjacent to the River Tamar to the south west from where direct access to the site can be achieved via a gated entrance. WEST DEVON BOROUGH COUNCIL PLANNING & LICENSING COMMITTEE 19 JUNE 2012 PLANNING APPLICATIONS AND ENFORCEMENT REPORTS SOUTHERN AREA The property retains a significant amount of historic character, however this has been eroded with the addition of PVCu glazing and other minor alterations. The property is not a listed building however it is located approximately 135m to the south west of the Grade II listed former Smelting Works and Count House and is with 30m of a Grade II listed Lime Kiln. The site is located within a designated Conservation Area, the Cornwall and West Devon Mining Landscape World Heritage site and Tamar Valley Area of Outstanding Natural Beauty (AONB). CONSULTATIONS Bere Ferrers Parish Council: No comments received County Highways Authority: Standing Advice – No highway objection Environmental Agency: No comments received South West Water Service: No comments received Natural England: Awaiting comments Local Residents/Interested Parties: 5 letters of objection received raising concern over the proposed development and stating that it would be out of keeping with the character of the original dwelling and surrounding Conservation Area, AONB and World Heritage Site. Conservation Officer: No objection PLANNING HISTORY 02280/2012 Householder application for conversion of roof space to provide residential accommodation including alterations to roof. Application withdrawn 16/03/2012 5537/2004/TAV Erection of shed for painting studio Consent 04/03/2004 1003/2000/TAV Alteration to provide a lean to conservatory Conditional Consent 04/01/2001 0082/2000/TAV Erection of summer house Conditional Consent 24/03/2000 F/3/29/1115/1998/2074/006 Formation of new access Permission Not Required 30/04/1998 WEST DEVON BOROUGH COUNCIL PLANNING & LICENSING COMMITTEE 19 JUNE 2012 PLANNING APPLICATIONS AND ENFORCEMENT REPORTS SOUTHERN AREA F/3/29/1114/1998/2074/005/ Alterations and extensions to existing outbuilding to provide additional accommodation ancillary to main house Withdrawn 22/06/1998 CAC/3/29/1114/1998/2074/005/ Demolition and reconstruction of boundary wall to match existing Conditional Consent 20/05/1998 CAC/3/29/1062/1997/2074/002/ Proposed new window in North-Western elevation Conditional Consent 10/04/1997 POLICY FRAMEWORK National Planning Policy Framework (Chapter 7) Structure Plan 2001 - 2016 Policies CO3 Areas of Outstanding Natural Beauty CO6 Quality of New Development CO7 Historic Settlements and Buildings ST1 Sustainable Development Local Plan Review Policies H40 Residential Extensions BE1 Conservation Areas Core Strategy Policies SP17 Landscape Character ASSESSMENT The application proposes the conversion of roof space to provide residential accommodation including alterations to roof and erection of porch. It is proposed to raise the ridge height of the single storey aspect which runs on a north-west/south-east axis by 0.4m. Within the roof space of this aspect of the building it is also proposed to incorporate 3 conservation style roof lights. Withdrawn application 02280/2012 proposed dormer windows instead of roof lights, however this was not supported by the Borough Conservation Officer. It was considered that the use of dormers in a building previously of industrial use, would not have been sympathetic to its historical use. It is noted that the property is characterised by the long, continuous ridges visibly evident in the street scene, the use of dormers would have significantly harmed this. It is noted that dormer windows are evident within the courtyard area, however these are not visible from the highway and are considered to have limited detrimental impact upon the property itself and surrounding area. WEST DEVON BOROUGH COUNCIL PLANNING & LICENSING COMMITTEE 19 JUNE 2012 PLANNING APPLICATIONS AND ENFORCEMENT REPORTS SOUTHERN AREA Officer view is that the raising of the ridge and incorporation of conservation style roof lights would have a limited detrimental impact upon the character of the property. The application also proposes the erection of a porch. It is proposed to extend the roof over the existing entrance which faces in a north westerly direction creating an open porch. Officer view is that this alteration is small in scale and would have a limited detrimental impact upon the character of the property. 5 letters of objection were received during the consultation process all of which raised concern over the design of the alterations with specific reference being made to the raising of the ridge in respect to the sites historical context. Officer view is that the proposed development would have a limited detrimental impact upon the character of the property and Outstanding Universal Value of the Cornwall and West Devon Mining Landscape World Heritage Site. It is considered that the character and form of the dwelling would be retained with the angle of the roof pitch remaining unchanged, this would therefore respect the historical context of the property. An increase in ridge height of 0.4m is considered to be minor with the ridge height not exceeding the highest part of the dwellinghouse. The details submitted are as previously discussed between the agent and Borough Conservation Officer. The application is therefore recommended conditional consent. Human Rights Due regard has been given to the provision of the European Convention on Human Rights and in particular to the rights under Article 1 of the First Protocol, namely the right to the peaceful enjoyment of possessions, and Article 8, the right to respect for private and family life. In arriving at a recommendation the rights of the applicants have been balanced against the objections raised by third parties. However, having due regard to objectives of Development Plan Policies and Central Government Guidance and relevant consultation replies, it is not considered that these concerns would override the applicant’s reasonable expectations under the Convention. RECOMMENDATION GRANT subject to the following conditions: 1. TLPP1 – Standard Time Limit for Planning Permission 2. Development to be carried out in accordance with approved plans 3. Details/samples of materials required 4. Details of proposed roof lights to be submitted to and approved in writing by the Local Planning Authority ___________________________________________________________________ WEST DEVON BOROUGH COUNCIL PLANNING & LICENSING COMMITTEE 19 JUNE 2012 PLANNING APPLICATIONS AND ENFORCEMENT REPORTS SOUTHERN AREA WARD: Tavistock North (Cllrs Mrs S Bailey; J Moody) APPLICATION NO: 02497/2012 LOCATION: Higher Wilminstone Farm, Wilminstone, Tavistock, Devon, PL19 0JT APPLICANT NAME: Ms I Chambers APPLICATION: Full PARISH: Tavistock GRID REF: 249273 76207 PROPOSAL: Conversion of milking parlour to holiday let. CASE OFFICER: Ben Dancer TARGET DATE: 23/05/2012 PROPOSAL Conversion of milking parlour to holiday let. SITE AND SURROUNDINGS The application site is located to the north of Tavistock being accessible via a small junction from Old Exeter Road as it heads towards “Vigars Hall” which is situated approximately 130m to the south of the application site and also via the road approximately 225m to the east of the site, which connect the A386 to Heathfield. The site is accessed via a narrow track in need of some repair to reduce its rutted and compacted nature and removal of the loose aggregate material. This track separates the site from the nearby dwellings known as “Wilminstone House”, “Swallow Cottage” and “Wilminstone Farm”. These