Holiday let to dwelling at Cherry Tree Cottage, Lower End, Salford, Chipping Norton

The site

The building sits on a corner plot centrally within the village, in the Cotswolds National Landscape and within the built-up village.

“The application site relates to an existing building located within a corner plot, located centrally within the village.”

“The site sits within the Cotswolds National Landscape (CNL), formerly known as the Cotswolds Area of Outstanding Natural Beauty (AONB).”

Officer report

What officers recommended

Officers recommended approval, finding no identified harm and considering the adverse impacts would not significantly and demonstrably outweigh the benefits.

“As such, when assessed against the policies of the NPPF as a whole, with particular regard to the footnote 9 policies, the adverse impacts are not considered to significantly and demonstrably outweigh the benefits of a new dwelling in this location.”

Officer report

Consultation responses

Highways raised no objection, while the parish council objected over housing policy, sustainability, landscape, tourist accommodation and precedent.

“Parish Council Salford parish council objects to this application. Their detailed response can be viewed online but a summary of the main points raised is:”

“The proposal would amount to incremental residential intensification and the creation of a separate independent dwelling in a village where new housing is strictly limited. 2. The proposal does not satisfy the relevant criteria of WODC Local Plan Policy H2. 3. No essential operational need or specific local housing need has been demonstrated. 4. The change of use would remove tourist accommodation capable of continuing in that use. 5.”

Officer report

Residents’ objections

Two objection comments raised concerns about development creep, car dependency, future extensions, overlooking, neighbouring harm and residential encroachment.

“Two third party objection comments have been received in respect of the proposal which both raise concerns that the proposal represents incremental "development creep" from workshop/garage to annexe/holiday cottage and now to an unrestricted dwelling, that a dwelling would be car-dependent due to limited public transport in Salford, that approval could lead to further extension applications and potential overlooking or harm to neighbouring properties and that approval…”

Officer report

Who spoke

The planning officer presented the application, describing the site, proposal, lack of identified harms and highways position.

Members’ debate

Members asked about the appeal history, planning policies and employment effects, while acknowledging the possible contribution to the housing shortage.

“The Chair invited the sub-committee to debate the application, and the following points were raised: • The members asked for clarification on the history of the site which had been changed to a holiday let in 2016 on appeal • Members asked for clarification on the policies from the Local Plan that covered this application as one was recorded as OS2 new. • Members asked if the change from holiday let to dwelling would have an impact on the employment to the area.”

Minutes

The vote

The application received nine votes in favour, none against and one abstention.

“Voting Record: For 9 Against 0 Abstention 1. The Development Management Sub-Committee Resolved to: 1. Approve the application in line with officer recommendations. 12”

Minutes