Agenda item

Planning Application no. SL/2020/0337 - Fairfield Lodge, Priest Lane, Cartmel

To consider an application for the demolition of parts of the building and replacement extensions. New private driveway leading to parking area and new double garage and carport.

Minutes:

Note – Councillor Gardner was disconnected from the proceedings for this Item of the Agenda.

The Specialist (Development Management) presented Planning Application No. SL/2020/0337 which sought full planning permission for the demolition of parts of the building and replacement extensions, as well as a new driveway leading to the parking area, a new double garage and carport. The Specialist highlighted the fact that the proposal had the possibility of impacting on nationally important archaeological remains, however, he emphasised that assessment from Historic England had shown that this impact was going to be very limited and therefore had made no objection to the grant of planning permission. The Specialist turned to concerns raised by the Conservation Officer who had expressed that the scheme had failed to demonstrate that it had successfully minimised or avoided any adverse impact on the setting of the heritage asset or that it would preserve or enhance the special character and appearance of the Cartmel Conservation Area. He was concerned that the new proposals, specifically the tarmacked area, would ultimately distract from as opposed to positively enhance the heritage grounds.

Referring to site plans and photographs, the Specialist (Development Management) further stated that concerns had been raised regarding the complexity of the roof line, which could pull focus from the original coach house as well as Fairfield House.

The Specialist (Development Management) concluded his presentation by summarising the pros and cons of Planning Application No. SL/2020/0337. The positive aspects mentioned were that (1) the restoration of the existing coach house had encouraged a return to its more original form, (2) it was a high-quality proposal and a high-standard design, and (3) the modernisation of the building was going to improve insulation and energy efficiency. The drawbacks were (1) the impact that the dormers and roof light had on the conservation area and the listed building, and (2) the potentiality that Fairfield Lodge would become the focus of the area in question as opposed to Fairfield House.

The Specialist (Development Management) recommended the application for approval subject to the conditions laid out in the report.

David Coward, representing the applicant, addressed the Planning Committee in favour of the application. He focused on the design aspects of the application, stating that there was a conscious decision of similarity to the original build to cause the least disturbance possible to the conservation area. Further, the new building had been pushed back so that the ridge aligned with the coach house in order to make the inside space more useable and less cramped. He stated that the painted glazing was going to be set in line with the slated roof, and that the new driveway and double garage would allow for Fairfield House and Fairfield Lodge to maintain their own respective identities. A new section of metal fencing was to be built to match the existing fencing. He stated that the new garage was carefully set out to have the least possible impact on views of the surrounding area. He concluded his representation by stating that there were no archaeological facts of importance anywhere on the site, and that Historic England had given their support to the proposal.

The Specialist (Development Management) responded to questions raised by Members. He emphasised that the applicant would be in breach of conditions should the roof line compromise the existing coach house. He reiterated that in the Officers’ view the positive aspects of the application outlined the drawbacks.

The Specialist (Development Management) responded to questions raised by Members regarding the transport impacts of the proposal. He emphasised the minor nature of the development, large area of the site for storage of equipment and materials, and lack of any objection or request for a construction management plan by the Highways Authority.

Note – Councillor Lamb left the meeting at this stage in the proceedings (12.30 pm).

Members thanked the Specialist (Development Management) for a well written report and gave consideration to the application. A motion to approve the application was proposed and seconded and a vote was taken on the motion, during which all Planning Committee Members confirmed that they had, without interruption heard the full presentation and discussion on the item and it was

RESOLVED – That the application be approved, subject to:-

Condition (1) The development hereby permitted shall begin no later than three years from the date of this decision.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

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

  • Site Location Plan, date received 28/10/2020
  • Proposed Elevations Amended, date received 11/12/2020
  • Proposed Site Plan Amended, date received 11/12/2020
  • Proposed Ground Floor Plan Amended, date received 11/12/2020
  • Proposed First Floor Plan Amended, date received 11/12/2020
  • Proposed Garage Amended, date received 11/12/2020

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

Condition (3)

a) No development shall commence until samples and/ or details of the materials to be used in the construction of all external surfaces of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority.

b) Development shall be carried out in accordance with the approved details of materials unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure the development is of a high quality design in accordance with Policy DM2 of the Development Management Policies Development Plan Document and Policy CS8.10 of the South Lakeland Core Strategy.

Condition (4) No stonework, artificial or natural, (including columns, strings, quoins, lintels, sills, copings, plinths or kneelers) is to be erected until details of the source, colour, texture, coursing, mortar mix design, joint type and thickness and pointing technique, have been submitted to, and approved in writing by the Local Planning Authority in the form of large-scale drawings and/or samples. If so required by the Local Planning Authority, the latter may need to be submitted as a panel, which must be retained on site for comparative purposes until the development is completed. The development shall be carried out in accordance with the approved details.

Reason: To ensure the development is of a high quality design in accordance with Policy DM2 of the Development Management Policies Development Plan Document and Policy CS8.10 of the South Lakeland Core Strategy.

Condition (5) Prior to the installation of any new or replacement windows and doors, full details of finishing of the 'reveal' and dimensional drawings shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure the development is of a high quality design in accordance with Policy DM2 of the Development Management Policies Development Plan Document and Policy CS8.10 of the South Lakeland Core Strategy

Condition (6) Prior to the commencement of development, full details of both hard and soft landscape works (including tree planting, hedgerows and earth works) will be submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be carried out as approved to the agreed timetable. Any trees / shrubs which are removed, die, become severely damaged or diseased within five years of their planting shall be replaced in the next planting season with trees / shrubs of similar size and species to those originally required to be planted.

Reason: These details are required to safeguard and enhance the character of the area, secure high quality landscaping and biodiversity net gains in accordance with Policies DM1, DM2 and DM4 of the of the Development Management Policies Development Plan Document. The details are additionally required to safeguard the setting of a heritage asset.

Condition (7)

a) No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, height, design, materials and type of boundary treatment(s) to be erected.

b) The boundary treatment(s) shall be completed as approved before the development is occupied, or in accordance with a timetable agreed in writing with the Local Planning Authority.

Reason: These details are required to be approved before the commencement of development to safeguard and enhance the character of the area and secure high quality landscaping in accordance with Policies DM2 and DM4 of the Development Management Policies Development Plan Document.

Condition (8) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no development of the type described in Part 1 of Schedule 2 of that Order shall be undertaken without the express permission of the Local Planning Authority.

Reason: To safeguard the character of the area and conservation area in accordance with Policies DM1, DM2, DM3 and DM4 of the Development Management Policies Development Plan Document.

Condition (9) Prior to the commencement of development, full details of bat boxes and their locations shall be submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be carried out as approved to the agreed timetable and remain in perpetuity.

Reason: To safeguard protected species and in the interest of biodiversity in accordance with Para 175 of the National Planning Policy Framework and Policies DM1 and DM4 of the Development Management Policies Development Plan Document.

Condition (10) Prior to the commencement of development a written scheme of archaeological investigation must be submitted by the applicant and approved by the Local Planning Authority. Once approved, the scheme shall be implemented in full with an archaeological watching brief being undertaken by a qualified archaeologist. Within two months of the completion of the development, a digital copy of the archaeological report shall be furnished to the Local Planning Authority.

Reason: To afford reasonable opportunity for an examination to be made to determine the existence of any remains of archaeological interest within the site and for the investigation and recording of such remains in accordance with Policy CS8.6 of the Core Strategy and DM3 of the Development Management Policies Development Plan Document.

 

Note – A decision was made by Members to adjourn the meeting for 5 minutes to allow for a short break. The meeting was adjourned at 12.40 pm and recommenced at 12.45 pm.

Supporting documents: