Agenda item

Recommended for Refusal.

Shirley Course addressed the Committee in support of the application.

The Director of Neighbourhood Services recommended that, in respect of application 3/14/0026/FP, planning permission be refused for the reasons detailed in the report now submitted.

The Director referred to the long standing national and local policies in respect of property extensions in Green Belt locations.  Members were reminded that such extensions were not necessarily inappropriate provided that any development was not disproportionately larger than the main house.

The Director emphasised that each application for a property extension in the Green Belt was considered on its merits as and when each application was submitted.  Members were advised that the properties at Broad Green Wood were closely related and there had been various extensions to these properties over the years.

The Director stated that Officers generally sought to ensure that a degree of openness was maintained at first floor level between the properties at Broad Green to enable views to be maintained through to the Green Belt.  Officers believed that there were no special circumstances for approving this application.

Members were also advised that an appeal inspector had, in reaching a decision on a similar application, ruled that an extension of this scale would be inappropriate in the Green Belt.

Councillor L Haysey, as the local ward Member, confirmed that the applicant, having sought pre–application advice in respect of this application, had initially been advised that the application would be approved.  The applicant had subsequently been advised that the application was being reported to Development Management Committee and, in light of the appeal decision in respect of 6c, Broad Green Wood, Bayford, the application had been recommended for refusal.

Councillor Haysey believed that a majority of residents were supportive of the application.  The Parish Council had not objected to the application and the Landscape Officer was also supportive.  She believed that the development refused on appeal at property 6c was in a very different position on Broad Green Wood.

Councillor Haysey concluded that other extensions in this area were on a similar, if not greater, scale to the proposed development.  She further believed that the reasons for refusal were not justified and she urged Members to support this application.

In response to a queries from Members, the Director confirmed that the proposed extension included solar panels in the roof space of 3 Broad Green Wood.  Members were advised that the proposed extension would only increase the floor space at ground and first floor level.  The Director also confirmed that the house, as originally constructed, had a floor area of approximately 130 square metres and an existing conservatory at the rear of the property had a floor area of 32 square metres.The Director believed that the total increase in floor area from the existing and proposed extensions would be approximately 111 square metres, which constituted an 85% increase in the floor area of the original dwelling.

Councillor K Crofton commented that this application would be most suitable in this location and, although the gap between the properties would be reduced, this was a worthy application that would have a limited impact of the life of the village green at Broad Green Wood.

Councillor M Alexander stated that he was concerned in respect of the strong objections in paragraph 5.2 of the report now submitted.  He was concerned in particular, regarding windows and overlooking of neighbouring properties.

Councillor G Jones commented that the inspector’s appeal decision report had set a threshold beyond which development should not go.

Councillor N Symonds believed that, having visited the site, this application would be a step too far.  She emphasised that the existing extensions were small and were to the rear of the properties and she would be voting against this application.

Councillor P Moore expressed concerns that, should this application be approved, it would not be long before other residents applied to build over other garages, which would leave the area very enclosed with little space between the dwellings to see the woodland views.

The Committee accepted the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that, in respect of application 3/14/0026/FP, planning permission be refused for the reasons detailed in the report now submitted.