Agenda and minutes

To receive any announcements from the chair and general housekeeping matters.

The chair welcomed everyone to the meeting, outlined the procedure to be followed and advised on emergency evacuation arrangements.

The chair then paid his respects to Paul Bateman, former democratic services officer servicing the planning committee, who passed away on 9 November 2022. The committee extended their well wishes to Paul’s family and held a moments silence in his memory.

Apologies for absence were received from Councillor Alan Thompson.

To adopt and sign as a correct record the Planning Committee minutes of the meeting held on 2 November 2022. 

RESOLVED: to approve the minutes of the meeting held on 2 November 2022 as a correct record and agree that the Chair sign these as such.

To receive declarations of disclosable pecuniary interests, other registrable interests and non-registrable interests or any conflicts of interest in respect of items on the agenda for this meeting.

There were no declarations of interest.

To receive notification of any matters which the chair determines should be considered as urgent business and the special circumstances which have made the matters urgent and to receive any notification of any applications deferred or withdrawn.

There was no urgent business.

There were no proposals for site visits.

To receive any statements from members of the public that have registered to speak on planning applications which are being presented to this committee meeting. 

The list showing members of the public who had registered to speak was tabled at the meeting.

Construction of 1no dwelling with parking and associated landscaping. (As amplified by transport statement received 11 July 2022 and amended by plans received 20 October 2022 to replace one front dormer with high level rooflight).

The committee considered planning application P22/S0093/FUL for the construction of a dwelling with parking and associated landscaping (as amplified by transport statement received 11 July 2022 and amended by plans received 20 October 2022 to replace one front dormer with high level rooflight), on land adjacent to 5 St Annes Close, Access off Old Greys Lane, Henley-on-Thames.

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 and highlighted that the application was brought to the committee due to the objection of the town council. The site itself was a long strip of land between Deanfield Avenue and St Anne’s Close, with most of it being taken up by a single-track lane serving existing properties and a Thames Water pumping station. The application would extend the lane to create the driveway and parking for the proposed development. The existing footpath would not be affected. The dwelling itself was proposed to be a three bedroom house and was considered to
be sufficiently separated from 5 St Anne’s Close to avoid being overbearing with the window position meaning it would avoid material loss of privacy.

A previous application for a single dwelling on the site was dismissed at appeal as it had unacceptable amenity space, especially regarding the shadowing of the site from the trees to the south. Due to the larger garden area proposed in this application, the planning officer believed that the planning inspectorate’s criticism had been addressed.

As there were no objections from technical consultees and the development
addressed the concerns by the planning inspectorate on the previously refused application, the planning officer believed that the new application was considered to be acceptable.

Councillor Ken Arlett spoke on behalf of Henley-on-Thames Town Council, objecting to the application.

Chris Keen, the agent representing the applicant, spoke in support of the application.

The committee had conducted a site visit prior to the discussion of the application. The committee raised concerns about the potential loss of the public footpath and agreed that this should be retained. As the agent confirmed that the applicant would be willing to ensure the footpath was retained for public use, and improved, as part of their application, a new condition was agreed by the committee for footpath treatment and associated works on and off the site. In addition, the committee agreed that it would like to see this footpath adopted in the definitive map as a public right of way,
therefore, the members also agreed to include an informative on the planning
permission indicating the commitment of the agent to work with Oxfordshire Country Council, the local highways authority, to make this the case.

On a question about potential flooding issues, the planning officer confirmed that the drainage engineers had not raised concerns. Members also asked about the stability of the bank and the planning officer believed that the retaining wall on the plans would  ...  view the full minutes text for item 98.

Conversion of redundant barn to 1 x dwellinghouse (retention of existing portal frame as shown on amended floor plan received 5th August 2022 and additional structural information received 13th October 2022).

The committee considered planning application P22/S0903/FUL for the conversion of redundant barn to 1 x dwellinghouse (retention of existing portal frame as shown on amended floor plan received 5th August 2022 and additional structural information received 13 October 2022), on land at Poachers Cottage, Mays Green.  

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 and highlighted that the application was brought to the committee due to the objection of the parish council. The application was for the conversion of a barn to a one bed dwelling with the key issues of lighting and biodiversity net gain controlled through the proposed conditions. As the conservation officer believed that the distance between the proposed dwelling and the near grade 2 listed building was sufficient to avoid it detracting for its character, and highways also having no objection, the planning officer recommended that permission for the application be granted.

A statement was read out on behalf of Councillor Kester George of Harpsden Parish Council, objecting to the application, as they were absent from the meeting.

Charles Jamieson spoke objecting to the application.

Paul Chaston, the agent representing the applicant, spoke in support of the
application.

The committee had conducted a site visit prior to the discussion of the application. The committee raised concerns about the plans for the conversion of the rarely used barn into a dwelling. Based on the site visit and the applicants’ submitted plans, members believed that there would need to be very extensive works done to make the barn habitable.

The committee asked the planning officer about the definition of a conversion as they believed that very minimal material would be retained through the development. The officer confirmed that as the proposal would retain the frame of building it was considered a conversion, only if this was demolished would it be considered a new development. When asked, the planning officer also confirmed that if the applicant did need to demolish or remove the frame it would invalidate the planning permission as it would not be a conversion. As only the frame of the barn building was proposed to be retained, the committee still believed that the extent of the work necessary to convert it
to a habitable dwelling would be excessive.

The Neighbourhood Plan was also raised by members as it was believed that the application did not meet several policies in the document, primarily about the proposed development not being in character of the area. As this plan carries significant weight in planning terms, members mentioned this as supporting the case for refusing the application. The access onto the road and turning of the existing field into a garden were also raised as concerns as it was believed that the effect of the change from agricultural to residential would have a substantial effect.

Overall, having regard to extent of works and alteration required,  ...  view the full minutes text for item 99.

Erection of detached dwelling, with associated garage, access and turning space and landscaping.

(As amplified by additional energy information received 26 July 2022, archaeology information received the 29 July 2022 and ecological information submitted on the 21 October 2022 and amended by drawings altering the rear elevation, site area and amplified by arboricultural information accompanying email from agent received 27 September 2022).

In advance of this item, the committee adjourned for five minutes in order to take a short break.

The committee then considered planning application P22/S2574/FUL for the erection of detached dwelling, with associated garage, access and turning space and landscaping (as amplified by additional energy information received 26 July 2022, archaeology information received the 29 July 2022 and ecological information submitted on the 21 October 2022 and amended by drawings altering the rear elevation, site area and amplified by arboricultural information accompanying email from agent received 27 September 2022) on land at Lower Cross Farm Blewbury Road East Hagbourne.  

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 and highlighted that the application was brought to the committee due to the objection of the parish council. The planning officer informed the committee that the site sat within the confines of the village, was surrounded on three sides by properties to the north, east, and west, and therefore fell within the definition of an infill site. Based on this, the planning officer was satisfied that the principle of the development was acceptable.

The planning officer noted that the application was in a conservation area and that the conservation officer has been involved throughout the process and has no objection subject to a condition about the approval of materials. In addition, the highways authority did not object, subject to parking being retained within the site and the widening of the road leading to the dwelling to allow for two cars to pass.

As the planning officer did not believe the development would be harmful to character or appearance of the surrounding area, nor cause material harm to the amenity of surrounding residents, and as there were no objections from technical consultees subject to conditions, the planning officer considered the application acceptable and recommended it for approval.

Councillor Derek Button spoke on behalf of East Hagbourne Parish Council, objecting to the application.

Robert Ainger spoke objecting to the application.

Peter Crozier, the agent representing the applicant, spoke in support of the
application.

The committee asked about the proposed condition for the widening of the access at the point it joined the main road and agreed that it would like to see this condition moved from prior to occupation to prior to commencement. The reason mentioned for this change was that the widening would be very useful during the construction phase in order to allow for heavy vehicles to more easily enter the access road. The agent confirmed that this was acceptable.

In addition, the members sought confirmation that the boundary on the south side would be retained as a hedge and that a fence would not be erected. The planning officer mentioned that this could be included in the proposed condition relating to landscaping and the agent for the application confirmed that they would be open to conditions about  ...  view the full minutes text for item 100.

Sui generis change of use of the existing six person House in Multiple Occupation (HMO) (use class C4) to a seven person HMO (Retrospective).

During this agenda item, the meeting length had reached almost two and a half hours. In accordance with the council’s Constitution, the committee agreed to extend the meeting in order to finish this item.

The committee considered planning application P22/S2552/FUL for the sui generis change of use of the existing six person House in Multiple Occupation (HMO) (use class C4) to a seven person HMO (retrospective), on land at 4 Barncroft, Wallingford.  

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 and highlighted that this was brought to the committee as the applicant is a member of the council. The planning officer recommended that the application be refused due to the inadequate provision of off-street parking.

The planning officer informed the committee that the dwelling was converted into a ‘house in multiple occupation’ (HMO) via permitted development rights. The applicant then received a licence for seven people to live in the home and a resident had since moved in. As the applicant did not get planning permission for the increase from a six to seven person HMO, this application was considered to be retrospective.

The newly revised parking standards, adopted by the highway’s authority on 18 October 2022, required 0.5 on-plot spaces per bedroom, meaning seven bedrooms would need 3.5 parking spaces. Based on this, and the known traffic problems in the area based on the site’s proximity to Wallingford school and additional parking restrictions along St Georges Road, the two spaces currently provided was considered inadequate off-street parking and led the planning officer to recommend that the application be refused.

Richard Harding, speaking on behalf of the applicant, spoke in support of the
application.

The committee noted that the highways authority had no objection to the application and some members believed that the local public transport routes might provide sufficient special circumstances to overturn the officer recommendation and approve the application. Some members also mentioned that on street parking could be used as there were no restrictions on Bancroft and that parking issues might only occur during specific parts of the day, such as during the school run.

However, the majority of members believed that the current six person HMO would not be approved if it required planning permission due to the property not being able to meet the correct parking standards for six occupants, and therefore that the application for increasing this to seven should be refused.

A motion, moved and seconded, to approve the application was not passed on being put to the vote with the chair exercising his casting vote.

The committee expressed concerns with the precedent of approving this application for the increase from a six to seven person HMO as the dwelling did not meet the required parking standard. Ultimately, based on this reason, the committee agreed that the application should be refused.

A motion, moved and seconded, to refuse the  ...  view the full minutes text for item 101.