Agenda item

Full Application - Replacement dwelling at Keepers Cottage, Moorside Lane, Pott Shrigley (NP/CEC/0324/0285, WE)

Minutes:

The Planning Officer presented the report and outlined the reasons for refusal as set out in the report.

 

Some Members had visited the site the previous day.

 

It was noted that a previous application submitted in 2022 had been refused in April 2023 due to loss of a non-designated heritage asset, inappropriate design, impact on landscape and insufficient climate change and sustainability mitigation.

 

Members felt that the key issue is the complete loss of a non-designated heritage asset. This application does not offer significant overall enhancement that is required to justify such a loss. 

 

The following spoke under the public participation at meetings scheme:

 

·         Sarah Foster – Agent

 

The structural survey provided was not carried out by a conservation accredited surveyor whose primary focus would be the conservation of the current building.. Consequently there may be issues which have not been assessed and identified. 

 

It was confirmed that any demolition of the building would need prior approval under the General Permitted Development Order.  The erection of a replacement building requires planning permission. 

 

A motion to defer the decision pending a conservation report prepared by a conservation accredited surveyor was proposed and seconded but not voted on. 

 

Any replacement building would need to sit comfortably in the landscape and the proposed building is of a size and proportion that would look out of place. The demolition would result in the loss of a non-designated heritage asset.  The contextual setting of this building close to Lyme Park and Shrigley Hall has to be considered and is vital to any application as there are many other estate buildings within Lyme Park.

 

The motion to defer the decision pending a survey carried out by a conservation accredited surveyor was withdrawn.

 

Members would like the applicant to obtain a survey from a conservation accredited surveyor.  Following on from the receipt of this survey the officers would have discussions with the applicant and agent to investigate the options that are available as a result of the survey. 

 

The Officer recommendation to refuse the application was moved, seconded, put to the vote and carried.

 

RESOLVED:

 

That the application be REFUSED for the following reasons:

 

1.    The proposed development would result in the loss of a non-designated heritage asset which is characteristic of the local building tradition and cultural heritage of the locality. There are no material planning considerations which outweigh the harm resulting from the loss of the asset. It is therefore contrary to policies GSP2, L3, DMC5, DMH9 and the National Planning Policy Framework.

 

 

2.    The proposed replacement dwelling would be of a scale, form and detailed design which does not respect the local building tradition and which is contrary to the Authority’s policies, notably policies DMC3 and DMH9, and the Authority’s design guidance.

 

 

3.    The proposed dwelling would be of a form and scale that would have a harmful impact on the character of the site and its setting, including views from the nearby footpaths. It is therefore contrary to Core Strategy policies GSP1 and L1.

 

 

4.    Notwithstanding the submitted details, the proposal does not adequately address the requirements of policies CC1 and DMH9 in respect of climate change and sustainable design.

 

 

Supporting documents: