Agenda item
18/02007/FUL - Cockethurst, Eastwoodbury Lane, Southend on Sea (St Laurence Ward)
- Meeting of Development Control Committee, Wednesday, 5th June, 2019 2.00 pm (Item 46.)
- View the declarations of interest for item 46.
Minutes:
Proposal: 1. Convert existing farm buildings into 6 dwellinghouses and layout associated amenity space and 2. Convert existing farm buildings into 6 dwellinghouses and layout associated amenity space (Listed Building Consent).
Applicant: Mr David Dedman
Agent: SKArchitects
Councillors Van Looy and Wexham withdrew from the meeting.
Resolved:-
That PLANNING PERMISSION be REFUSED for the following reasons:
01 The proposed development is located part within a high risk Flood Risk Zone (Flood Zone 3a) and insufficient information has been submitted in terms of the sequential and exceptions test to demonstrate that there are not more suitable sites for this level of residential development elsewhere in the area and that the development will be safe for future occupiers over its lifetime. The development is therefore unacceptable and contrary to the National Planning Policy Framework (2019), and Policies KP1 and KP2 of the Core Strategy (2007).
02 The proposal has failed to demonstrate that the conversion of the outbuildings to 6 residential units and associated internal and external works to the site can be achieved without materially harming the special character and significance of the listed buildings and their unique setting. In particular the proposals will have a significant detrimental impact on the character of the outbuildings and Cockethurst Farmhouse itself due to the intensity of proposed use, scale and unsympathetic nature of the development and subdivision of the site. The lack of regard for the relationship between the outbuildings and the farmhouse would have a detrimental impact on the listed buildings and the harm identified is not outweighed by any public benefits. The proposed scheme is therefore contrary to the National Planning Policy Framework (2019), Policies KP2 and CP4 of the Southend-on-Sea Core Strategy (2007) Policies DM1, DM3 and DM5 of the Southend-on-Sea Development Management Document (2015) and advice contained within the Southend-on-Sea Design and Townscape Guide (2009).
03 The proposal has failed to demonstrate that the works proposed can be carried out without materially harming or totally transforming the outbuildings and it appears unlikely that the buildings can be converted to modern standards without serious damage to these designated heritage assets for this number of units without an unsympathetic domestic appearance being established. This harm is unacceptable and not outweighed by any public benefits. The proposed scheme is therefore contrary to the National Planning Policy Framework (2019), Policies KP2 and CP4 of the Southend-on-Sea Core Strategy (2007) Policies DM1, DM3 and DM5 of the Southend-on-Sea Development Management Document (2015) and advice contained within the Southend-on-Sea Design and Townscape Guide (2009).
04 The proposed conversion of the outbuildings, by reason of the inadequate size of the Coach House, Dairy 1 and Dairy 2, the limited outlook to the Coach House, and poor quality of the amenity space to Coach House, Dairy 1 and Dairy 2 would result in an inadequate quality living environment, to the detriment of the amenities of the future occupiers of the proposed dwellings. This is unacceptable and contrary to National Planning Policy Framework (2019), policies KP2 and CP4 of the Core Strategy (2007), policies DM1, DM3 and DM8 of the Development Management Document (2015) and the advice contained within the Design and Townscape Guide (2009).
And
LISTED BUILDING CONSENT be REFUSED for the following reasons:
01 The proposal has failed to demonstrate that the conversion of the outbuildings to 6 residential units and associated internal and external works to the site can be achieved without materially harming the special character and significance of the listed buildings and their unique setting. In particular the proposals will have a significant detrimental impact on the character of the outbuildings and Cockethurst Farmhouse itself due to the intensity of proposed use, scale and unsympathetic nature of the development and subdivision of the site. The lack of regard for the relationship between the outbuildings and the farmhouse would have a detrimental impact on the listed buildings and the harm identified is not outweighed by any public benefits. The proposed scheme is therefore contrary to the National Planning Policy Framework (2019), Policies KP2 and CP4 of the Southend-on-Sea Core Strategy (2007) Policies DM1, DM3 and DM5 of the Southend-on-Sea Development Management Document (2015) and advice contained within the Southend-on-Sea Design and Townscape Guide (2009).
02 The proposal has failed to demonstrate that the works proposed can be carried out without materially harming or totally transforming the outbuildings and it appears unlikely that the buildings can be converted to modern standards without serious damage to these designated heritage assets for this number of units without an unsympathetic domestic appearance being established. This harm is unacceptable and not outweighed by any public benefits. The proposed scheme is therefore contrary to the National Planning Policy Framework (2019), Policies KP2 and CP4 of the Southend-on-Sea Core Strategy (2007) Policies DM1, DM3 and DM5 of the Southend-on-Sea Development Management Document (2015) and advice contained within the Southend-on-Sea Design and Townscape Guide (2009).
Informatives
01 Please note that this application would be liable for a payment under the Community Infrastructure Levy Regulations 2010 (as amended) if planning permission had been granted. Therefore if an appeal is lodged and subsequently allowed, the CIL liability will be applied. Any revised application would also be CIL liable.
Supporting documents:
- Report of Deputy Chief Executive (Place), item 46. PDF 296 KB
- 10186-01-A0 - Existing Site Plan, item 46. PDF 837 KB
- 504-P110 REV - Existing Plans, item 46. PDF 866 KB
- 10186-02-A0 - Existing Elevations 001, item 46. PDF 282 KB
- 10186-03-A0 - Existing Elevations 002, item 46. PDF 309 KB
- 504-P100 REV C Site and Location Plans, item 46. PDF 1 MB
- 504-P101 REV C Site Plan as proposed, item 46. PDF 949 KB
- 504-P102 REV B Elevations as proposed, item 46. PDF 706 KB
- 504-P104 REV B Coach House as proposed, item 46. PDF 590 KB
- 504-P105 REV B Dairy1 as proposed, item 46. PDF 683 KB
- 504-P106 REV B Dairy2 as proposed, item 46. PDF 731 KB
- 504-P107 REV B Dairy3 as proposed, item 46. PDF 760 KB
- 504-P108 REV B Stables1 as proposed, item 46. PDF 711 KB
- 504-P109 REV B Stables2 as proposed, item 46. PDF 593 KB