Agenda item

Somerby Methodist Church, High Street, Somerby

Reference:	20/01233/FUL
Location:	Somerby Methodist Church, High Street, Somerby
Proposal:	Conversion of Former Methodist Church to a 3 Bedroom Dwelling

 

(Councillor Higgins declared his intention to speak as Ward Councillor and took no part in the debate nor voted on this application.)

 

The Planning Officer (TE) addressed the Committee and provided a summary of the application and summarised that the recommendation was for approval. He advised that there was an error in the report that indicated that the building was an asset of community value and it should read that the building no longer held that status.

 

The Planning Officer explained that the time limit had expired for receiving community comments and no further comments had been received from those who had objected. The Parish Council’s view had been received after the report was published and the Chair of the Parish Council would be speaking at the meeting. It was noted that the £10,000 allocated for the s106 agreement would be ring-fenced and the Committee could determine the content and terms of the s106 at this meeting.

 

Pursuant to Chapter 2, Part 9, Paragraphs 2.8-2.28 of the Council’s Constitution in relation to  public speaking at Planning Committee, the Chair allowed the following to give a 3 minute presentation:

 

·                Councillor David Powell, Somerby Parish Council

Councillor Powell responded to Member questions as follows:

·           There was an opportunity for match funding the £10k with the County Council or the lottery but this would not be enough for the village hall storage extension that was planned to help replace the loss of the Methodist Church as a community space. There would be a shortfall of at least 50% of the build cost estimate being £40-50k

·           Other options had been considered such as dividing up the existing village hall space

·           There was flexibility on the time limit for completing the s106

·           The church building had been the subject of an unsuccessful community bid process and had therefore been sold on the open market

·           The suggestion of developer contributions had only been raised in July 2021

 

·                Davina Bates, spokesperson for Somerby Parish Council Community Hub

 

·                Jonathan Weekes, Agent, Aitchison Rafferty

Mr Weekes responded to Member questions as follows:

·           The property was no longer on the register as an asset of community value as no bid had been received

·           They would give the £10k without a time limit within the terms of the s106 which would provide a meaningful benefit to the village

·           They Could not commit to building the village hall extension or providing a quotation for this work

 

·                Councillor Higgins, Ward Councillor

Councillor Higgins responded to Member questions as follows:

·           The Methodist Church was built with community funding

·           The application did not meet policies C7 nor CF7 and suggested that the application be deferred

·           He was in discussions with the community groups who were displaced by the closure of the church

·           The applicant had not been in touch with him as Ward Councillor

·           The CofE Church was not an option as a community hub space

·           £10k was not enough to alter the village hall and make up the shortfall in community space at the village hall

 

The Assistant Director for Planning and Delivery responded that policy CF1 applied in this case and not CF7. The s106 agreement needed to be flexible but faithful to its purpose and address the problem it was to solve and not be about other matters besides those created by the church closure. With regard to the Methodist Church, the Methodists closed it and it was legitimately sold and there was no mechanism to reverse that process and give the facility back to the community.

 

The Planning Officer (TE) added that no information was withheld during the consultation process and although he considered all parties had been involved, he apologised that the Ward Councillor had not been contacted. He advised that the Village Hall Committee had indicated that they had capacity and space to accommodate all the misplaced groups from the closure of the Methodist Church without any contribution.

 

Grant funding timescale with the Leicestershire County Council was raised and Councillor Posnett reiterated her LCC personal interest as the portfolio holder responsible for grants. The Assistant Director advised that the timescale was flexible and did not have to be 5 years.

 

It was noted that the issue of being an asset of community value (ACV) was background to this application and there was no ACV relevance in determining the application.

 

During discussion the following points were noted:

 

·           It was mentioned that the village hall was not suitable as an alternative community space for all the groups and £10k was not enough to make the village hall suitable to accommodate the village’s needs left by the closure of the Methodist Church

·           A Member felt that there was confidence in the Ward Councillor in finding a better compromise than what was presented to the Committee and a deferment was suggested to allow for this

·           There was some support for a deferral as it was felt that would give some breathing space to consider all the options

·           The Committee understood that the application was for a conversion to a house and was no longer concerned with an asset of community value nor being able to influence the use of the church or the village hall

·           The application was supported with a rider to support the village hall in applying for grants and that the s106 funding be within the control of Melton Borough Council to finalise and allocate 

·           There was concern that to not approve the application would leave the village with an empty derelict building

·           There was support to assist with match funding of the £10k

·           There was a motion to permit, with the terms of the s106 delegated to officers to determine use and timeframe

 

Councillor Posnett proposed that the application be approved and the time limit for agreeing the terms and fulfilment of the S106 agreement be delegated to the Assistant Director for Planning and Delivery to finalise and determine. Councillor Chandler seconded the motion.

 

RESOLVED

 

That application 20/01233/FUL for change of use be APPROVED, subject to:

 

(i)      conditions as set out in appendix A;

(ii)     the completion of a s106 agreement to provide funds of £10,000 to facilitate the adaption of the Village Hall;

(iii)   the time limit for the terms and fulfilment of the s106 agreement be delegated to the Assistant Director for Planning and Delivery to finalise and determine.

 

(6 for, 3 against)

 

REASONS

 

In the opinion of the Local Planning Authority (LPA), the Chapel’s proposed change of use from religious place of worship and community use to residential is acceptable. The building was sold nearly two years ago; in that time there has not been an interested community group to come forward with funds or a business case to acquire the building.

 

The change of use cannot be supported unless there is alternative suitable community facility for the community groups that previously used the Somerby Methodist Chapel, in accordance with Melton Local Plan Policy C7 and the Somerby Neighbourhood Plan Policy CF1, or the existing use is shown to be unviable. As no community group has come forward to purchase the Chapel, an alternative solution has to be found. It is the opinion of the LPA that the offer of £10,000 is a fair and reasonable amount towards the adaption and extension of Somerby Village Hall, to a condition appropriate for the displaced groups to find accommodation.

 

Should the application for a change of use be refused, it is likely that Somerby Methodist Chapel will remain empty; its condition thereby continuing to degrade. The building would then remain empty until such time as either a community group came forward to purchase the building, or the change of use to residential was granted. It has been approaching two years since building was sold, which is considered sufficient time to allow a community group to come forwards with a viable proposal. As such, there are tangible public benefits to securing the future use of the building; this will ensure the character and appearance of the Conservation Area is maintained; the Chapel is a prominent feature on the High Street, located in the heart of the Conservation Area. Paragraph 206 of the National Planning Policy Framework (NPPF) states that LPA’s should look for opportunities for new development within Conservation Areas to preserve those elements of the setting that make a positive contribution to the asset.

 

The proposed development would therefore accord to Policies C7 and SS1 of the Melton Local Plan, Policy CF1 of the Somerby Neighbourhood Plan and Paragraph 206 of the NPPF, as well as the overall aims of the NPPF (revised 2021).

 

(There was a short adjournment to allow the public speakers on this application to leave the meeting.)

 

(Councillor Higgins re-joined the meeting.)