Agenda item

Land Adj. The Hall, Main Street, Gaddesby

Applicant: Mr and Mrs Jinks

Location:  Land adjacent The Hall, Main Street, Gaddesby

Proposal: Proposed two storey dwelling (with ground floor being subterranean).

 

a)   The Conservation Officer (TE) presented the report and stated that:

The proposal seeks planning permission for a proposed two storey dwelling with the ground floor being subterranean within the grounds of Gaddesby Hall.  The proposed development site is located within eh immediate setting of Gaddesby Hall a grade II listed building as well as the wider setting of the Grade I listed church of St Luke’s.

Since the publication of the report the applicants have submitted a letter which sets out their justification of the proposal in terms of Access, trees, Conservation Area, The site and the Development Principles, this letter ahs been circulated to members at the request of the agent.  A further letter of objection has been received  which raises concern in terms of archaeology, North Hall Drive and the Melton Local Plan, these points have been discussed and considered as part of the committee report.

Going back to the application details, the primary consideration to arise from neighbour objections relates to the addition of more cars on a private drive that is only single width.  The increased capacity of cars using the drive thorough the provision of one new dwelling is not considered sufficient grounds to warrant a refusal.

It is considered that the issue of new residential development in a sensitive location within the Gaddesby conservation area requires good quality contemporary design, to ensure there is limited impact and harm to the character of the conservation area and the legibility of the listed buildings.  Strict conditions have been suggested on materials as part of any subsequent approval to ensure the innovative design appears in accordance with the plans submitted as such the application is recommended for approval subject to the conditions set out in the report.

 

b) David Batchelor, an objector, was invited to speak and stated that:

·      Road dangerous at exit to Main Street

·      Cars park on road and traffic comes through at 30mph

·      Wide vehicles have to negotiate a narrow road and steep incline

·      Harmful impact on setting of the church – not heavily screened

 

c) Helen Broadhurst, the agent, was invited to speak and stated that:

·      Within village envelope

·      Sympathetic to conservation area

·      No objection from Historic England

·      Uncluttered

·      Only view of lower storey is from the driveway

·      Screening retained and additional provided

·      No glare or reflection on church

·      Additional landscaping

·      No protected species

·      Road upgraded to provide passing places

·      No objection from LCC Highways

·      Historic sensitivity addressed

 

A Cllr asked if the willow tree will be retained.

 

Ms Broadhurst stated that it would.

 

A Cllr asked if the yew trees would be protected.

 

Ms Broadhurst stated that all trees on the boundary will be retained and protected.

 

A Cllr asked if an archaeological study had been done.

 

The Conservation Officer stated that LCC Archaeology has been contacted and this has been asked for as a condition.

 

d)    Cllr Janet Simpson, the Ward Councillor, was invited to speak and stated that:

·         Road entrance widened and improvements made with the inclusion of passing places

·         Supported by closest neighbour

·         Difficult to see the church due to houses on both sides anyway

 

Cllr Baguley proposed to permit the application as it is a wonderful design and was pleased the trees will be retained.

 

Cllr Glancy seconded the proposal to permit and stated that it will be a good prospect provided it stays as intentionally planned.

 

A vote was taken and it was unanimously decided the application be permitted.

 

DETERMINATION: PERMIT, subject to the conditions as set out in the report, for the following reasons:

It is considered that the application is acceptable for its location by virtue of its high quality design and architectural detailing. The building provides an innovative response to the provision of a new dwelling in a sensitive position with two listed building flanking its front / rear elevations. The accommodation is provided by introducing a subterranean element at basement level with the ground (upper) floor level remaining at standard single storey eaves height. The use of English garden wall bond reclaimed brickwork will ensure the building appears as a contemporary interpretation of an outbuilding to a country house / hunting lodge.

 

Any identified harm to the adjacent heritage assets caused by the new development will be mitigated by the removal of an unsightly close boarded fence around the perimeter, to be replaced with attractive hedge planting. The site presently appears as an undeveloped plot of building land and if a new dwelling is to be provided in this location, it is the consideration of MBC Conservation that this is the most viable solution.      

 

The primary consideration to arise from neighbour objections relates to the addition of more cars on a private drive that is only single width. The increased capacity of cars using the drive through the provision of one new dwelling is not considered sufficient grounds to warrant a refusal.

 

The applicant has submitted a comprehensive heritage statement which has identified the significance of the adjacent listed buildings, and it is clear that the proposal is considered acceptable in accordance with paragraph 131 of the NPPF which recognises the desirability of new development to make a positive contribution to local character and distinctiveness. The proposal would make an overall neutral / marginally positive contribution to the historic environment at Gaddesby Hall.

 

It is considered that the issue of new residential development in a sensitive location within the Gaddesby Conservation Area requires good quality contemporary design, to ensure there is limited impact and harm to the character of the Conservation Area and the legibility of the listed buildings. Strict conditions have been placed on materials as part of any subsequent approval to ensure the innovative design appears in accordance with the plans submitted.

 

Applying the ‘test’ required by the NPPF that permission should be granted unless the impacts would “significantly and demonstrably” outweigh the benefits; it is considered that on the balance of the issues, permission should be permitted.