Agenda item

Erect ancillary retrospective accommodation/annexe to the main dwelling The Doghouse. Retention of raised mobile home by 0.5m above finished ground level, erection of a raised timber deck, privacy screens/ramps to the side and retention of existing access on land adjacent to The Doghouse. (as per amended plans submitted 25 September 2023).

The committee considered planning application P23/S2101/FUL for the erection of ancillary retrospective accommodation/annexe to the main dwelling The Doghouse. Retention of raised mobile home by 0.5m above finished ground level, erection of a raised timber deck, privacy screens/ramps to the side and retention of existing access on land adjacent to The Doghouse (as per amended plans submitted 25 September 2023), on land at Doghouse Studio, Bolney Road, Lower Shiplake.  

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 Shiplake Parish Council.

The planning officer informed the committee that the National Planning Policy Framework was updated at the end of 2023 and had not affected the officer’s assessment of the application.

The site itself contained a dwelling on a plot located to the north of Shiplake, accessible via Bolney Road, and inside of a locally valued landscape area as identified by the Shiplake Neighbourhood Plan. The planning officer also noted that the site was within flood zone 3b but that the development did not require a sequential test and was not water sensitive and would not lead to a net increase in permeable area on the site. She also highlighted that the council’s drainage engineer had no objection to the proposal.

The planning officer emphasised that the site had received a certificate of lawfulness in 2021 for the placement of a residential caravan at the northwest of the garden for ancillary use to the main dwelling on the site. This certificate of lawfulness confirmed the use of the land for a twin unit caravan but not any associated developments. However, the caravan was implemented with additional developments, such as a ramp and terrace, and the council considered that these would make the structure permanent and so needing planning permission. 

Due to the originally submitted plan being amended to reduce the scale of the terrace, the planning officer confirmed that the application was part retrospective.

As the features along Bolney Road included various garages and set back houses, the siting and appearance of the caravan was not considered to be out of character with the area. In addition, the planning officer confirmed that the ancillary function of the building was to remain by virtue of the application made and any proposed use of the building as a separate dwelling would be an act of development requiring another application for planning permission.

Overall, as the planning officer believed that the proposal was not out of character with the surrounding area and was policy compliant, she recommended that it be approved.

Councillor Fiona Galton-Fenzi spoke on behalf of Shiplake Parish Council, objecting to the application. 

The committee discussed the definition of a caravan and were satisfied that the caravan on the site met the definition under the act as a twin bed caravan. The members also noted that it had a certificate of lawfulness and that the additional timber structures were what was being considered in the application. The planning officer clarified to members that the caravan would stand without those additions.

On a point raised by the parish council about the additional access potentially meaning the applicant wanted to make the caravan a separate and not ancillary dwelling, the planning officer noted that there was a second vehicular access onto the northwest corner of the site. However, as Bolney Road was an unclassified highway the applicant did not need permission for it from the highway’s authority. In addition, as she considered that the gate and the fence that were there previously had the same character and appearance, she did not believe the access was more harmful than what was there previously. The planning officer also highlighted that, by virtue of the application made, any proposed use of the building as a separate dwelling would be an act of development requiring another planning application and that there was no possibility of it becoming an independent dwelling without planning permission.

On another point raised by the parish council about the caravan not meeting their Neighbourhood Plan, the members examined the area and agreed that the Neighbourhood Plan policy about preserving the low density of the area would be met by the application as the plot would remain low density.

Overall, as members believed that the proposed development would conform to the low-density requirements of the Shiplake Neighbourhood Plan, that it would remain ancillary to the main dwelling, and that it was not out of character with the surrounding area, they agreed that the application should be approved subject to conditions.

A motion, moved and seconded, to approve the application was carried on being put to the vote. 

RESOLVED: to approve planning application P23/S2101/FUL, subject to the following conditions:

1. The development to which this permission relates must be complete not later than the expiration of six months beginning with the date of this permission.

Reason: By virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

2. That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 3894-100, 3894-200A, 3894-201A, 3894-202A, 3894-203A and 3894-204A, except as controlled or modified by conditions of this permission.

Reason: To secure the proper planning of the area in accordance with Development Plan policies.

3. The development hereby permitted shall be constructed in strict accordance the materials and details specified on the approved plans and supporting documents, or in materials and details which shall first have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the visual appearance of the development in accordance with policies DES1and DES2 of the South Oxfordshire Local Plan 2035.

4. The development hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Doghouse.

Reason: As the separate occupation of the accommodation would represent an undesirable sub-division of the property and result in inadequate standards of amenity and privacy in accordance with Policies DES1, DES2, EP4 and DES6 of the South Oxfordshire Local Plan 2035.