Agenda item

The erection of a two storey extension to accommodate office space connected to the existing building, and the change of use of part of the existing listed building from commercial to one residential dwelling. (Amended location plan received 31st August 2023, omitting neighbour's garage from the site area. Further statement received 27th October 2023, together with revised plans altering the proposed rear extension and showing the proposed drainage arrangement.)

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

 

The committee considered planning application P23/S2462/FUL and listed building consent application P23/S2463/LB for the erection of a two storey extension to accommodate office space connected to the existing building, and the change of use of part of the existing listed building from commercial to one residential dwelling. (Amended location plan received 31st August 2023, omitting neighbour's garage from the site area. Further statement received 27th October 2023, together with revised plans altering the proposed rear extension and showing the proposed drainage arrangement.), on land at 34 Upper High Street, Thame.  

 

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 before the committee due to the objection of Thame Town Council on the grounds the proposed development would be an unjustified loss of office space.

 

The planning officer informed the committee that the proposal would result in a 26 per cent loss in office space but would provide office space more suited to modern standards and requirements. The application would also restore the building back into its original residential use. He informed the committee there were no highways, heritage officer, drainage or archaeology concerns subject to conditions. The planning officer advised the committee that the impact on neighbours was not adverse. With regards to the provision of amenity space the planning officer informed the committee that the site was located close to local amenities and that officers were of the view the space provided and proximity to the recreation ground was sufficient. The application was therefore recommended for approval.

 

 

Martin Baines spoke on behalf of Thame Town Council, objecting to the application. 

 

Michael Holliday, the agent representing the applicant, spoke in support of the application. 

 

The committee enquired as to the comments from Oxfordshire Architectural Society which stated there was insufficient fire and acoustic detail submitted in relation to No. 35. The planning officer advised there were no works proposed to this area and any works affecting this would need separate listed building consent. He went on to advise that the heritage officer was content subject to the proposed conditions.

 

The committee asked for confirmation that the plans indicated the dwelling would be a two storey property with one bedroom. The planning officer advised the plans indicated a two storey property with two bedrooms.

 

The committee asked for confirmation of the reduction in office space. The planning officer confirmed that the existing building provided 300 square metres of office space and the proposal comprised 218 square metres of office space and a 141 square metre residential unit. Whilst this was a reduction in office floorspace the configuration would be better fitted to modern useage and more efficient use could be made of the space as the original dwelling was old and comprised small cell units. The committee went on to ask how many people currently used the office space. The planning officer did not have this information.

 

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

 

The committee reflected that they appreciated whilst the office space was smaller it was more useable and better suited to modern life. Additional benefit of the provision of a smaller dwelling in Thame.

 

RESOLVED: to approve planning application P23/S2462/FUL, subject to the following conditions:

 

1. Commencement 3 years - Full Planning Permission

The development to which this permission relates must be begun not later than the expiration of three years 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. Approved plans

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, PL130, PL131, PL210 Rev C, PL211 Rev B, PL113 Rev B, PL110 Rev E, PL111 Rev E, EX 103 RevA, EX 90 RevA, PL 95 RevA, EX 200 RevA, EX 201 RevA, EX 100 RevA, EX 101 RevA, PL 121 RevB and PL 120 RevA, 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. Office to be implemented prior to first occupation of house

The approved additional office extension shall be completed and occupied prior to first occupation of the dwelling hereby approved.

 

Reason: In order to ensure that an adequate level of employment provision is retained within the site, in accordance with Policy EMP3 of the South Oxfordshire Local Plan 2035 and Policy WS7 of the Thame Neighbourhood Plan

 

4. Schedule of Materials

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has 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 DES1 and DES2 of the South Oxfordshire Local Plan 2035.

 

5. Surface Water Drainage

Prior to the commencement of development, with the exception of any demolition, a full surface water drainage scheme, shall be submitted to, and approved in writing by, the Local Planning Authority. The design of the surface water drainage system will be in accordance with the non statutory technical standards for sustainable drainage systems, including details of BRE 365 soakage testing, levels, size, position and construction of drainage works. The drainage scheme shall be sized to accommodate a minimum of the worst case 1 in 30 year storm, with evidence to demonstrate that the site can accommodate the worst case 1:100 year storm + 40% Climate Change storm, without any flows exiting up to this storm event and any storage on site not causing a nuisance or flooding to property. The approved scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved.

 

Reason: To ensure the proper provision of surface water drainage in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

 

6. Archaeological Watching Brief

The applicant, or their agents or successors in title, shall be responsible for organising and implementing an archaeological watching brief, to be maintained during the period of construction/during any groundworks taking place on the site. The watching brief shall be carried out by a professional archaeological organisation in accordance with a Written Scheme of Investigation that has first been approved in writing by the Local Planning Authority.

 

Reason - To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the NPPF (2023).

 

7. Archaeological Archive

Following the approval of the Written Scheme of Investigation referred to in condition 6, no development shall commence on site without the appointed archaeologist being present. Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority within two years of the completion of the archaeological fieldwork.

 

Reason - To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the  National Planning Policy Framework (NPPF) (2023).

 

8. Parking & Manoeuvring Areas Retained

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan PL 110 E and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times.

 

Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

 

9 : Cycle Parking Facilities

Prior to the construction of the development hereby approved above slab level, details of cycle parking facilities for the offices and the dwelling shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be implemented prior to first use of the development and thereafter retained in accordance with the approved details.

 

Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

 

10. First Floor Link

The glazing to the north west elevation of the first floor link shall be glazed in obscured glazing with a minimum of level 3 obscurity and shall be fixed shut prior to the first occupation of the associated part of the development, and it shall be retained as such thereafter.

 

Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

 

11. Withdrawal of Permitted Development

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), no part of the commercial space hereby approved shall be converted to residential use without obtaining planning permission from the Local Planning Authority.

 

Reason: The specific circumstances of this site warrant the Local Planning Authority having control over conversion to residential use to safeguard the employment use of the site in accordance with Policy EMP3 of the South Oxfordshire Local Plan 2035.

 

RESOLVED: to approve listed building consent application P23/S2463/LB, subject to the following conditions:

 

1. Commencement 3 years – Listed Building Consent

The works hereby permitted shall be begun not later than three years from the date of this consent.

 

Reason: To comply with the provisions of section 18(1) of the Planning

(Listed Buildings and Conservation Areas) Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

 

2 : Approved plans (listed building)

That the works hereby approved shall be carried out in accordance with the details shown on the following approved plans, PL 131, PL 130, PL 210 RevC, PL 211 RevB, PL 111 RevE, PL 110 RevE, PL 113 RevB, EX 103 RevA, EX 90 RevA, PL 95 RevA, EX 200 RevA, EX 201 RevA, EX 100 RevA, EX 101 RevA, PL 121 RevB and PL 120 RevA, except as controlled or modified by conditions of this consent.

 

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

 

3. Partition Walls

Prior to commencement of the relevant part of the works details of the construction of the partition wall, including section drawings, between the dwelling and office hereby approved shall be agreed in writing by the Local Planning Authority. Thereafter the works shall be carried out in accordance with the approved details.

 

Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.

 

4. Schedule of Materials

A photographic schedule of all materials to be used in the external construction and finishes of the works hereby permitted shall be first submitted to and approved in writing by the Local Planning Authority.

 

Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.