10 Vicarage Lane, Naburn, York, YO19 4RS [19/02126/FUL]
Two storey side and rear extensions and single storey front extension. [Wheldrake] [site visit]
Members considered a full application from Mr Andrew Holmes for a two storey side and rear extensions and single storey front extension.
Officers provided members with an oral update on the application.
Mr Andrew Holmes, the applicant and Miss Anne Clark, Naburn Parish Councillor, spoke in support of the application. Their comments included the following:
· The intention was to build a modest extension for a small 2 bedroom house.
· The completed extension would not appear overwhelmingly large and would not impact on the visual openness or harm the special character of the greenbelt.
· Officer reason for refusal is subjective opinion.
· The proposal meets criteria in terms of ridge height.
· The applicant’s neighbours support the application.
· There are special circumstances to overturn the officer recommendation for refusal such as the fact that a number of local schools are closing down, if local people are unable to create a family home there would be a loss of community in that there would only be an elderly population able to live there.
In response to questions from members regarding the design, the applicant explained that this design was submitted in accordance with planning and greenbelt requirements that the side extension is separated from the rear and in relation to the view from the rear.
The following information was provided in response to questions from members:
· The head of development service confirmed that this area is considered to be the greenbelt and that the relevant legislation does apply.
· Applications in the greenbelt could only be approved in a situation where it is deemed to have special circumstances or the extension does not impact upon the greenbelt.
· Since the previous application the new application had changed in that the side extension had reduced. In terms of the greenbelt concern nothing had changed.
· The previous application had been 146% increase on the original footprint, this application was 107% increase a 55% increase was acceptable under permitted development.
Members debated concerns such as whether or not the vitality of the village and school were special circumstances.
Members considered that changes needed to be made to the Local Plan and how the greenbelt is designated.
A motion to overturn the officer recommendation for refusal and to Approve the application was proposed and seconded on the grounds that there were special circumstances in that this proposal would provide a family home, was necessary for the vitality of the village and school and would allow diversity for the village.
Resolved: That the application be Approved subject to the following conditions:
(i) The development shall be begun not later than the expiration of three years from the date of this permission.
Reason: To ensure compliance with Sections 91 to 93 and Section 56 of the Town and Country Planning Act 1990 as amended by section 51 of the Compulsory Purchase Act 2004.
(ii) The development hereby permitted shall be carried out in accordance with the following plans:-
Revised Proposed Elevations Revision A
Revised Proposed Floor Plans Revision A
Block Plan dated 7August 2018.
Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority
(iii) The materials to be used externally shall match those of the existing buildings in colour, size, shape and texture.
Reason: To achieve a visually acceptable form of development.
Reason for Approval:
In considering the application, the Local Planning Authority has implemented the requirements set out within the National Planning Policy Framework (paragraph 38) in seeking solutions to problems identified during the processing of the application. The Local Planning Authority negotiated a revised scheme following a previous refusal to reduce the design and size/scale of the extensions. The Sub - Planning Committee considered the revised scheme and agreed with the applicant's and the Parish Council's statements justifying that very special circumstances exist which would outweigh the impact on the green belt. These included: the need for a family home, vitality of the village and school and to allow diversity of the village. Thus a positive outcome has been achieved.