Equipment and log store at Land West To Trengale Parklands South Drive Tehidy, Camborne

What was proposed

The application sought retrospective permission for a single-storey store for garden and land-management tools, equipment, tractors and mowers.

“This application seeks retrospective planning permission for the provision of a single storey equipment and log store. The building is used for storage of garden and land management tools and equipment including tractors and mowers. For planning purposes, this is considered to be an incidental outbuilding. An incidental use condition is proposed. 2. The application site is of a tranquil and rural character.”

“The proposed equipment and log store building occupies a footprint of approximately 155 square metres and has a height of approximately 3 metres. It is finished with horizontal timber cladding and a flat roof. 5. The building is well screened by existing mature hedges and trees, is sited within a well-enclosed area of previously developed land that is not prominent from public viewpoints and is viewed within the immediate context of lawful built form.”

Officer report

Earlier development concerns

A committee member said a similar-sized garage application was refused in 2020 and that the current building was larger than previous buildings.

“Councillor Crawford (Adjacent Electoral Division Member) made the following points in relation to the application:”

“15 1. A previous application for a garage of a similar size was refused in 2020; 2. There was an even larger building on site now; 3. Previous buildings at the site were not of the scale of the current building; 4. He had Highway safety concerns as he was of the opinion that the access was dangerous.”

Minutes

What officers recommended

The report recommended approval subject to conditions limiting the outbuilding to incidental use connected with the dwelling and preventing commercial or separate residential use.

“Approve subject to the following Conditions: 1. The development hereby permitted shall be carried out in accordance with the plans listed below under the heading "Plans Referred to in Consideration of this Application.”

“Reason: For the avoidance of doubt and in the interests of proper planning. 2. The detached outbuilding hereby approved shall only be used for purposes incidental to the enjoyment of the dwelling house as such known as Little Trengale, Parklands, South Drive, Tehidy, Camborne and shall not be used, sold or let at any time as a separate residential unit of accommodation or commercial use.”

Officer report

The main planning issues

Officers considered the store’s visual impact, residential effects, highway safety and biodiversity requirements, finding no overriding concerns.

“Taking into account the design, scale and context of the site, the visual impact is considered acceptable. Residential impact 21. The proposed building would be sited a significant distance from the nearest neighbouring dwelling to the east and would be screened by the existing main dwelling. Due to the proximity to the nearest neighbouring dwelling, as well as the design and proposed use, there are no overriding concerns. Highway safety 22.”

“Information Classification: PUBLIC Biodiversity net gain 24. Policy 23 of the CLP requires development to conserve, protect and where possible enhance biodiversity interests commensurate with status; to avoid adverse impacts on existing features as a first principle; and to enable net gains by designing in landscape and biodiversity features and enhancements. Policy G2 of the Climate Emergency Development Plan Document requires a minimum 10% Biodiversity Net Gain (BNG). 25.”

Officer report

Consultation and objections

The parish council supported the application, while objections concerned unauthorised development, alleged commercial use, visual harm, ownership and highway safety.

“Letters of objection have been received raising the following points (addressed below): - Unauthorised development/retrospective application (not a reason for refusal) - Alleged commercial use of the building (the application is considered on the basis of an incidental outbuilding and will be conditioned as such) - Visual harm (assessed within report) - Land ownership dispute (civil matter to be resolved outside of the planning system.”

Officer report

Who spoke

A speaker opposed the application, a speaker supported it, and both responded to committee questions.

The committee debate

Members discussed the scale of the buildings, highway safety, land ownership, lawful surrounding structures and the proposed domestic storage use.

“There was no commercial element to the proposal and a condition was suggested to confine the use to purposes incidental to the main dwelling. Therefore there was no increase in traffic generation to raise highway safety concerns; 2. Clarification of the area of land ownership surrounding the site by the applicant has been received from the applicant; 3. The hardstanding, stable block, shed etc was considered to be lawful; 4.”

Minutes

The vote and decision

Councillors voted five in favour, two against and two abstentions, resolving to approve the application subject to the report’s conditions.

“Arising from consideration of the report and debate it was moved by Councillor Ball, seconded by Councillor Hodgetts, and on a vote of 5 votes in favour, 2 against and 2 abstentions, it was:-”

“RESOLVED that Application No. PA26/01803 be approved subject to the conditions contained within the report.”

Minutes