Agenda item

To consider the report of the Director of Place, Planning and Growth, (copy enclosed, Members’ Update to be circulated)*.

The Officer presented the report.      

Members then raised some issues they had with the application, initially with the design of the dwellings on the site. A Member raised concerns over the change in form of the proposed designs from something more rural in character to a more urban design that they believe wouldn’t be in keeping with the area. Citing a previous application that was refused over this issue. Other Members echoed this concern.

Following this a Member raised issues over the site being in flood zone 3A. Stating that due to the previous application on the site being approved due to change of use from agricultural to residential under permitted development, there is a lack of a sequential tests on this new consent being sought giving rise to concerns over flooding for the new proposed dwellings.

The Director of Place, Planning and Growth then responded to these concerns reminding members that due to the previous consent given the principle of development is there. They also addressed the issues of the site being in a flood zone and lack of sequential tests. The officer then stated the implications that should be considered by Members:

·        Would the layout and footprint of the site have less impact on the flood storage and displacement of water in that area.

·        Would it be a better development for the occupiers if the existing building was converted into residential dwellings.

·        Would the design have less impact on the existing users.

·        Would the existing building be preferable or does the design and location layout of the application that has been presented have merit ?

·        Would the new scheme proposed at the meeting be better than the existing fallback position that is already on the site.

The discussion then continued between Members and the Officer with Members reiterating their concerns with the points previously discussed with a Member stating that they were minded to refuse this application. The Officer then indicated that they would need to establish the clear reasons of additional harm that could occur should this application be approved in contrast to the existing consent.

Further discussion then took place with Members and Officers referencing the following possible reasons for refusal:

·        The issues with the site being in flood zone 3A and lack of subsequent sequential test. Which could include access to and from the properties

·        The Change in form of the buildings from agricultural to a more urban design not being in keeping with the rural area and nature of the site. Having preference for the already approved barn conversion in terms of materials, size, shape and structure.

At this point Councillor A S Fluker proposed that the Committee refuse this application contrary to Officer recommendations. This was duly seconded.

Upon a vote being taken this proposal was approved.

RESOLVED that this application be REFUSED with reasons for refusal to be confirmed by the Chairperson and Members of this Committee