Agenda item

Demolition of existing dwelling and erection of replacement 5 bed dwelling with detached garage. (Amended plans received 10 May 2023 showing new dwelling of new design repositioned in the plot closer to the north-east corner of the site with the vehicle access from Goring Heath Road. Bat Scoping Report and Preliminary Ecological Appraisal also submitted and amended plans received 21 June 2023 and 5 July 2023).

Councillor Mohammed was not present for the start of this item and therefore did not participate in the debate or vote on this application.

The committee considered planning application P22/S4346/FUL for the demolition of existing dwelling and erection of replacement 5 bed dwelling with detached garage. (Amended plans received 10 May 2023 showing new dwelling of new design repositioned in the plot closer to the north-east corner of the site with the vehicle access from Goring Heath Road. Bat Scoping Report and Preliminary Ecological Appraisal also submitted and amended plans received 21 June 2023 and 5 July 2023), on land at Timbers, Goring Heath Road, Whitchurch Hill.  

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 had been referred to committee as the parish council had objected to the application. The local ward member had also referred the application on the basis the positioning of the replacement dwelling had a more adverse impact on the character of the area.

The planning officer informed the committee that the application was for the erection of a detached chalet style bungalow. The site was located on the south western edge of the built up limits of Whitchurch Hill. She informed the committee that the site fell within the Chilterns National Landscape. The planning officer went on to advise that the site benefitted from two existing accesses and that the access from Goring Heath Road would be used as the main access should permission be granted.

The planning officer informed the committee that the proposal constituted a replacement dwelling on the site under Policy H18 of the adopted local plan. Replacement dwellings outside of the built up limits were supported under this policy provided the existing dwelling was not abandoned, it was not the subject of a time limited permission, that the proposal was not materially larger in the Green Belt and that satisfactory vehicular access and parking, and amenity space could be demonstrated. The planning officer advised that abandonment in planning terms was difficult to prove and referenced an appeal decision where four factors had been set out for establishing if a property has been abandoned. These related to the period of non-use, the physical condition of the property, any intervening use, and the owner’s intention. The planning officer went on to inform the committee that the length of non-use of the property was unknown, there had been no intervening use of the property, it was not in such poor condition that it would need to be rebuilt and the purchase in 2022 indicated the owner’s intention to continue to use the site for residential purposes.

The planning officer advised the committee that the existing building could be restored without major building works and without the need for planning permission.

The planning officer informed the committee that two additional conditions were proposed since the publication of the agenda requiring that the existing property was demolished prior to commencement of development and that the access on Bozedown Drive was closed.

Amanda Holland spoke on behalf of Goring Heath Parish Council, objecting to the application. 

Alan Johnson spoke objecting to the application. 

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

Councillor Peter Dragonetti, a local ward councillor, spoke on the application. 

The committee asked the planning officer to confirm why the definition of abandonment was important to the consideration of the application. The planning officer confirmed that it was a requirement of Policy HS18 that the property had not been abandoned in order for development to be compliant. The planning officer went on to advise that abandonment was not defined in the Local Plan. The committee further enquired as to what relevance the existing dwelling had on building another larger dwelling elsewhere on the site. The Head of Planning advised that the residential use applied to the site as a whole, not just the existing building.

The committee asked the officer if the appeal decision for a previous application on the site for two additional four bedroom dwellings had been taken into consideration. The planning officer advised the previous application was very different to the one before the committee. The historic application retained Timbers and sought the erection of two additional dwellings on the site. In addition to this the planning officer advised that a different local plan would have been relevant at the time and each application has to be assessed on its own merits.

The committee asked to see the houses surrounding the site and for clarification on the proposed screening. The planning officer showed these and advised that the details of the proposed screening had been secured by condition.

A motion, moved and seconded, to approve the application with additional conditions in relation to demolition of the existing building and access, was carried on being put to the vote. 

The committee reflected that they did not see how a derelict building was of benefit to the village and that the proposal would be an improvement.

Members were also concerned about the loss of bio-diversity and felt that the design of the house did not enhance the natural beauty it was replacing.

The committee reflected that an inhabited house was better than an abandoned house and that the land had never been intended to be used as a public space.

RESOLVED: to approve planning application P22/S4346/FUL, subject to the following conditions:

1. Commencement to begin within 3 years - Full Planning Permission

2. Development to be constructed in accordance with the Approved plans

3. Schedule of Materials to be approved in writing

4. Demolish existing building

5. Surface water drainage works details to be submitted and approved in writing

6. UNIQUE - Great Crested Newt 1

7. UNIQUE - Great Crested Newt 2

8. UNIQUE - Great Crested Newt 3

9. Landscaping Scheme to be submitted and approved in writing

10. Glass coating details to be submitted and approved in writing

11. External lighting scheme to be submitted and approved in writing

12. Tree protection (implementation as approved)

13. Energy Statement Verification details to be submitted

14. Close existing access

15. Wildlife Protection (mitigation as approved)

16. Existing vehicular access

17. Vision splay protection

18. Parking & Manoeuvring Areas Retained

19. No Surface Water Drainage to Highway

20. Electric Vehicle charging point to be provided