Agenda item

P21/S4923/FUL: Cholsey Free Church 26A Honey Lane Cholsey, OX10 9NL

Full application for a proposed change of use from a church to residential use as amended by plans received on 4 January. (As amended by plans received on 24 January altering the fenestration details and amplified by bat report received 7 March 2022 and as amplified by bat survey report dated 27 June 2022).

Minutes:

The committee considered a full application for a proposed change of use from a church to residential use as amended by plans received on 4 January. (As amended by plans received on 24 January altering the fenestration details and amplified by bat report received 7 March 2022 and as amplified by bat report dated 27 June 2022).

 

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

 

The planning officer introduced the report. In its amended form, this application sought full planning permission to convert the existing church building into a three-bedroom dwelling with amenity space, bin storage cycle and vehicle parking. The proposal included the partial demolition of a side/rear extension and the insertion of rooflights in the southern and northern elevation and the replacement a window in the western elevation with a high-level window.

 

Officer recommendation was to approve of the application, the report detailed the officer’s analysis. The proposal would provide a family sized dwelling to an existing building that required renovation, in a highly sustainable area close to good transport links. In terms of traffic to the area, the proposal was the most minimal impact option for the property. The design of the building was not deemed to have any adverse impact on neighbouring property and amenities. Recommended boundary treatment to improve privacy for owners and neighbours. There were similar objections from Parish council and neighbours. Officers did not think it was justified to refuse on highway grounds as the access already existed and under permitted development, other uses of the site could generate more traffic that the proposal presented.

In considering parking, officers concluded that there was no policy regarding conversion of an existing older buildings, and the proposal would improve an attractive building that was in disrepair. Regarding amenity space, this was an acceptable level considering the tight relationship to neighbouring properties and the age of the property.

 

There were three public speakers present to object to the application. Mr Christopher Bone, Miss Jessica Wells and Mr Mark Billinge addressed the committee. They supported the maintenance of the character of the building. Their main concerns about the proposal were that of privacy, overdevelopment and overlooking. Miss Wells suggested that cill size could be changed to 1.8m from 1.7m and obscured glazing to improve privacy and overlooking from five roof windows. There was concern raised about the addition of traffic to the narrow lane and lack of space for parking on the site (1 car maximum). Earlier consultation with neighbours was felt to be lacking.

 

The applicant. Mr. Mia, and architect Mr. Mahmood, spoke in support of the application. It was to be a family home. The family had one car and one bike, having plans for bike storage on site. The applicant felt that a cill size of 1.8m could be included to alleviate neighbour’s concerns. The application had been worked on for nine months and the applicant felt that he had worked closely with officers to amend the proposal where needed in response to concerns raised.

 

Ward member, Councillor Anne-Marie Simpson spoke to the application. There was general support for improving a neglected building as a single dwelling and removal of the side extension. Disappointment about the lack of engagement with neighbours – ward member felt some issues could have been resolved through early consulting rather than at this later stage. The narrow lane was of concern if more than one car was using the space, in terms of lack of space and safety.

 

The committee, on hearing the evidence, asked questions to officers and public speakers.

 

Sustainability was discussed, with confirmation from officer regarding easy walking access to shopping area and train station. It was confirmed by officer that the size of the lane could not be negotiated. Officer explained that older properties do not lend themselves to new guidance, so each application needs to be assessed on its own merits. Members concluded that 1.8m for the cill could be added to condition 6.

 

Committee debated the application. A member motioned that committee should support the officer recommendation to approve the application.

 

Committee considered the input and importance of local knowledge in such cases. On debating the access and parking, on balance it was considered that the access issue was always present and the village area was sustainable. Some considered that there was no reasonable alternative for this site, with the benefit of restoring a neglected building.

 

An alternative view was provided from a member that we should consider the access and road safety issue more (OCC Highways objection), and whether we were setting a precedent for derelict buildings with similar narrow access being redeveloped with the risks to road safety and the overdevelopment of small sites.

 

The motion was put to the vote. The committee voted in favour of the officer’s recommendation to approve planning permission.

 

Resolved to approve planning permission with an amendment to Condition 6 to raise cill heights of rooflights to 1.8m and an extra condition for boundary treatments to be submitted prior to application.

 

RECOMMENDATION

Planning Permission

1 : Commencement 3 years - Full Planning Permission

2 : Approved plans

3 : Materials as on plan

4 : Obscure glazing northern elevation

5 : Obscure glazing southern elevation

6 : Rooflights (specified cill level of 1.8m)

7 : Withdrawal of P.D. (Part 1 Class A) - no extensions etc

8 : Withdrawal of P.D. (Part 1 Class E) - no buildings etc

9 : Landscaping (including boundary treatment)

10 : Bird box to be attached to building pre-occupation

11 : Restricted hours of operation – construction/demolition

Additional condition:

12 : Boundary treatments to be submitted prior to application

Supporting documents:

 

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