Agenda item

Conversion and sub-division of vacant public house to two dwellings and erection of a detached dwelling and carport and formation of new vehicular accesses on Main Street & Deer's Lane (number of new build dwellings reduced from two to one and layout and design of new build dwelling and parking altered as shown on amended plans received 10th February 2023 & as amplified & amended by information received 17 February 2023 and visibility splays and tracking provided on amended site plan received 19th April 2023).

The committee considered planning application P22/S3447/FUL and P22/S3448/LB for the conversion and sub-division of vacant public house to two dwellings and erection of a detached dwelling and carport and formation of new vehicular accesses on Main Street and Deer's Lane (number of new build dwellings reduced from two to one and layout and design of new build dwelling and parking altered as shown on amended plans received 10February 2023 and as amplified and amended by information received 17 February 2023 and visibility splays and tracking provided on amended site plan received 19 April 2023), on land at The Four Horseshoes, Main Street, Checkendon.  

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 Checkendon Parish Council.

The planning officer informed the committee that there were two applications before them; one was for full planning permission for a new detached dwelling and car port with vehicle access on Main Street and Deer’s Lane and the other was a listed building consent application which sought permission for the conversion and subdivision of the existing public house on the site.

The planning officer highlighted to the committee that it was his opinion that the existing building remained unviable as a community facility due to the previously granted permission for its total residential conversion. Therefore, he believed that the subdivision would be acceptable in Local Plan policy terms. The planning officer then detailed the proposed works to the listed building which included a single storey extension, reconstructed outbuilding, detached garage, and internal alterations. The conservation officer’s representations also stated that the subdivision would result in some loss of significance for the building, but only result in a low level of harm as it was achievable in a sensitive and reversable manner.

On the proposed new dwelling, the planning officer believed that the proposal would be considered infill and that, although it would be a significant increase to the built form of the area, it would reflect local vernacular. The conservation officer’s representations also noted that the new build dwelling would erode some space of the listed building and cause increased enclosure to the road junction in the Checkendon Conservation Area, but that this would primarily be seen from closed views next to the proposed dwelling. The local highway authority considered that the proposed new dwelling would also be acceptable on access and parking grounds and the planning officer confirmed that the proposal met the council’s requirements around housing mix, and that landscaping, drainage, and external lighting could be dealt with via conditions.

Overall, the planning officer highlighted to members that the public benefit needed to be weighed against the harms of the development and it was his view that the primary benefit – the continued use of the listed building for future generations and the provision of three dwellings – outweighed the low level, less than substantial harm, that would come from the development as identified by the conservation officer. Therefore, the planning officer considered that both the planning and listed building consent applications were acceptable and so recommend they be approved.

Tim Corbishley spoke on behalf of Checkendon Parish Council, objecting to the application. 

Dom Brooke-Read, the agent representing the applicant, spoke in support of the application. 

Councillor Jo Robb, a local ward councillor, spoke objecting to the application. 

The committee discussed the northeast elevation of the proposed dwelling, noting that that the design of the dwelling and the primary use of brick, rather than including flint work, was out of character and not sympathetic to the surrounding area.

In addition, the committee then also asked the planning officer about the key views from the northeast of Checkendon facing the proposed development. Specifically, members noted that the trees in the proposed plans were indicated as being fully grown. Rather, it was considered likely that if the application was approved, tree saplings would be planted and so during the time it took for them to grow they would not be sufficiently obscuring the dwelling and subsequently not enhancing the conservation area. In response, the planning officer did confirm that the proposed conditions could make specific reference to appropriate trees for that corner, but members maintained their concerns about the potential for the proposed development to be seen and therefore undermine the Checkendon Conservation Area. 

Members then considered the officers outlined reason for approval being on the balance of benefits weighed against the harm to the conservation area and the grade 2 listed building. Members were not satisfied that the proposed new dwelling brought enough benefit to outweigh its impacts on the conservation area. Specifically, the committee noted that the design of the house would not sufficiently reflect the unique character of its surroundings in what was a prominent position of the conservation area.

Overall, the committee did not believe that the prominence, design, and materials of the new building would do anything to conserve or maintain the Checkendon Conservation Area and so they agreed that the planning application should be refused. However, they did not maintain any objection to the listed building consent application for proposed works for the conversion and subdivision of the existing grade 2 listed building and were satisfied to see it be brought back into use for future generations.

Motions, moved and seconded, to refuse the planning application and to approve the listed building consent application were carried on being put to the vote. 

RESOLVED: to refuse planning application P22/S3447/FUL, for the following reasons:

The proposed new-build dwelling, by reason of its size, position and appearance, would fail to preserve or enhance the character and appearance of the Checkendon Conservation Area and would detract from the setting of the Grade II listed building. As such, the proposal would conflict with Policies DES1, DES2, ENV6, ENV7 and ENV8 of the South Oxfordshire Local Plan 2035 and advice contained within the NPPF.

RESOLVED: to approve planning application P22/S3448/LB, subject to the following conditions:

1. Commencement of works within 3 years

2. Works to be carried out in accordance with the approved plans

3. Submission of fire and acoustic separation details to be agreed