Agenda item

To determine the application.

Nick Harding presented the report to members.

Members received a presentation, in accordance with the public participation procedure, from Matthew Hall, a supporter. Mr Hall stated that the applicant has asked him to speak in support of the application and he has read the officers report and visited the application site. He made the point that there is only one reason for the recommendation of refusal which is a concern highlighted by the Conservation Officer regarding a perceived harm to the Listed Building, however, the application site is 25 metres away from the listed building and maintains all the trees and extends the existing driveway.

Mr Hall stated that there are no other reasons for refusal in terms of flood risk damage, overlooking, overshadowing, over development or amenity. He added that some of the objectors have raised concern with regards to access, however, the access is existing and there have been no concerns raised by the highways department and there is adequate parking and turning on site.

Mr Hall expressed the view that the key point with the application is that there are numerous other sites in Fenland where planning approval has been allowed by officers and members in the grounds of Grade 2 Listed Building within the centre of settlements. He provided examples including Chatteris House, High Street, Chatteris which is a Grade 2* Listed Building and had a lot of land at rear which has all been built on, which was approved as part of listed building consent.

Mr Hall explained that Park House, Gorefield Road, Leverington was approved by the committee in 2021, which was for a builder’s yard with various buildings and sheds adjacent to a Grade 2 Listed Building, approved by members even though it had four reasons for refusal. He referred to 133 High Street in Chatteris which is also a Grade 2 Listed Building was also approved by members for a number of properties along with Minstrels Nightclub in March which is a Grade 2 Listed Building, and a large amount of development has been permitted at the rear as part of a consent under the current Local Plan.

Mr Hall expressed the view that there are no technical objections to the current application, which would allow three small scale units to add a variety of housing in Doddington which do not obstruct the façade of the Listed Building and respect the trees and hedgerows on the site.

Members made comments, asked questions and received responses as follows:

·         Councillor Connor stated that he is not enamoured with the proposal but there are no technical reasons why it should not be approved. He added that it is a piece of pastureland, and the exit comes out onto Ingles Lane, which is very narrow, and the Bevills Place development will be built out going forwards. Councillor Connor made the point that there is not a path in place on Ingles Lane and the majority of the children attending the school will use Ingles Lane which is narrow with cars parked on one side and, therefore, is a single track. He stated that it is the only little piece of pastureland in the middle of Doddington and he can support the application.

·         Councillor Mrs French agreed with Councillor Connor’s comments.

·         Councillor Imafidon questioned that if other Grade 2 Listed Buildings with developments to the rear of them have previously been approved and the only reason for the recommended reason for refusal with the current application is due to the Grade 2 Listed nature of the building then could the applicant take the application to appeal. Nick Harding stated that Mr Hall gave the committee examples of development which have been permitted and whilst he was not familiar with all those that were mentioned, he is aware that some of those decisions were against the officers recommendation, however, just because you have allowed it in one instance does not mean that you should continue to determine that it is appropriate to grant planning permission for development within the curtilage or within the setting of listed buildings and each case should be looked at individually. He added that consideration needs to be given to whether or not the development proposal harms the setting, appearance and appreciation of the listed building and, if so, to what extent. Nick Harding confirmed that the Council would have a good case, should the matter be taken to appeal.

·         Councillor Mrs French stated that the proposal is in the middle of a village and that is why it should be considered on its own merits, with the others that were referred to by Mr Hall actually blending into the surroundings.

Proposed by Councillor Mrs French, seconded by Councillor Connor and agreed that the application be GRANTED as per the officer’s recommendation.

(Councillor Marks declared that the applicant for this application is known to him and, therefore, took no part and removed himself to the public gallery for the duration of this item)

(Councillor Connor declared, in accordance with Paragraph 14 of the Code of Conduct on Planning Matters, that he is a District Councillor for Doddington and does attend Doddington Parish Council meetings but takes no part in planning)