Minutes:
Application No DC/17/04239 Paper PL/18/6 – Item 2 |
Full Application – Erection of detached, two-and-a-half storey dwelling with detached cart lodge and storage building, construction of access and parking area and associated landscaping, land adjoining Hadleigh Hall, Pound Lane. |
HADLEIGH
Gemma Walker – Area Planning Manager, in introducing this item, referred to the new NPPF and confirmed that, although the relevant paragraph numbers had changed, the recommendation was otherwise unaltered. Jonathan Duck, Heritage Officer, was present at the meeting to answer questions.
After the public speakers had addressed the Committee and responded to questions from Members, Councillor Siân Dawson spoke at length on the application, which she supported. Following a query from Councillor Luke Cresswell about pre-determination, the Chairman, Peter Beer, advised Councillor Dawson that in view of the comments she had expressed, she should not vote on this item. Councillor Dawson accepted this and she did not vote, nor did she take any further part in the debate.
At this point, the officer recommendation of refusal as set out in the report was proposed and seconded. During the course of the debate on his motion the Heritage Officer explained the importance of the wider setting of the Listed Buildings in historic, heritage and Conservation Area terms, a view which was supported by Historic England, and which did not relate solely to what could be seen in the immediate surroundings. A point of order was raised regarding the timing of the motion to refuse. Members were advised that it was acceptable to put forward a motion at any time, although it was generally best practice to do so at the end of the debate.
It was RESOLVED
That planning permission be refused for the following reasons:-
1. The proposal results in the loss of the site as an area of open space, forming part of the setting and contributing to the significance of the adjacent Grade I listed Church, Deanery Tower and Guildhall, as well as the Grade II* Deanery, Grade II Hadleigh Hall and the Conservation Area. The proposal would therefore fail to protect, preserve or enhance the character and appearance of the locality, landscape and the setting and significance of the surrounding heritage assets, with particular regards to the churchyard aspect, and listed buildings by virtue of failing to respect the townscape, historic environment, important spaces and historic views, which would result in a high level of harm of less than substantial harm to the setting and significance of the Listed Buildings and the Conservation Area, not outweighed by public benefit. As such the proposal would be contrary to the requirements of the NPPF including with regards to the environmental role of sustainable development and furthermore with particular respect to paragraphs 7, 14, 60, 61, 131, 132 and 134 of the NPPF, Policies CN01, CN03, CN06, CN08, HS01 and HS28 of the Babergh Local Plan (2006) and Policies CS1 and CS15 of the Babergh Core Strategy (2014).
2. The proposal would further result in the imposition of a substantial domestic property into the setting of the Listed Buildings and Conservation Area. This would detrimentally affect the setting and significance of the Listed Buildings and Conservation Area, having particular regards to the dominance of the heritage assets compared to the smaller scale of properties in the wider setting. The proposal due to its size and significance would compete with this dominance, important to the significance of the heritage assets, and result in a proposal with a prominence inappropriate to the development and intruding upon the significance of the heritage assets and character of this area. This would result in a high level of harm of less than substantial harm to the setting and significance of the Listed Buildings and the Conservation Area, not outweighed by public benefit. As such the proposal would be contrary to the requirements of the NPPF including with regards to the environmental role of sustainable development and furthermore with particular respect to paragraphs 7, 14, 60, 61,131, 132 and 134 of the NPPF, Policies CN01, CN03, CN06, CN08 of the Babergh Local Plan (2006) and Policies CS1 and CS15 of the Babergh Core Strategy (2014).
Supporting documents: