One dwelling at Land Off Bilsthorpe Road, Eakring

What was proposed

The application sought permission in principle for one residential dwelling, with detailed design matters to be considered later.

“The application seeks Permission in Principle (the first of a 2-stage process) for residential development of minimum of 1 dwelling and a maximum of 1 dwelling on the site. No specific details are required at this stage.”

“Permission in Principle requires only the location, the land use, and the amount of development to be assessed. If residential development (as is the case in this application), the description must specify the minimum and maximum number of dwellings proposed.”

Officer report

The site and surroundings

The site is a paddock beyond Eakring’s built-up area, beside a public footpath, open fields and the conservation area.

“The site is located at the north of Bilsthorpe Road at the village of Eakring, beyond of the defined built-up area of Eakring. The proposed site consists of a section within a parcel of land, positioned north of the dwelling known as Hawthorn House. A Public Rights of Way (PRoW) known as Eakring FPNo.22 runs across to its west. Open field to the north and east of the proposed site.”

“While the site is not within the Eakring conservation area, it is adjacent to the north of the CA and there are number of local interest buildings in close proximity, most notably Ashcroft, Apple Cottage, Manor Farmhouse and outbuildings. The site is considered to fall within open countryside.”

Officer report

Earlier applications

There was no direct planning history, but earlier nearby applications included one refusal and one appeal allowing a single dwelling.

“Applications to the south at Cherry View, which are relevant…”

“16/01745/FUL Erection of Two, two-bedroomed dwellings and associated access Refused and Dismissed at Appeal due to the impact on the character and appearance of the Conservation Area. 2.5 20/00879/FUL Proposed Erection of Single Storey Dwelling and Garage Refused due to harm to the Conservation Area but ALLOWED on Appeal due to the sensitive design and scale not appearing out of keeping.”

Officer report

What officers recommended

Officers recommended approval because the location, land use and amount of development were acceptable in principle, subject to later technical details.

“The purpose of this application is to assess the acceptability of the proposal on the application site, in relation to location, land use, and amount of development, in principle only. Any other issues should be assessed at Technical Details stage. Further to the above assessment, it is considered that the location and land use is suitable for 1 dwelling and is an acceptable amount of development for the site.”

“It should be noted that conditions cannot be attached to a Permission in Principle. Conditions would be attached to the Technical Details Consent. The Permission in Principle and the Technical Details Consent together form the full permission. No development can commence until both have been approved.”

Officer report

What consultees said

The parish council had no objection, highways needed more access and parking information, rights of way raised safeguards, and conservation officers identified potential harm.

“NCC Highway – The Highway Authority (HA) would need to see consideration for pedestrian visibility splays and direct access to the site from public adopted highway. HA cannot support this application due to the minimal information submitted at this stage, objection would not be raised should the applicant provide sufficient details of the proposed access and resident parking.”

“NSDC Conservation Team – stated that if the proposal was brought forwards to the full application stage, the works are not considered to safeguard the street scene of the conservation area. It is considered the proposal represents harmful back land development beyond the rear boundary of the conservation area, which would be harmful to the overall character and appearance of the historic settlement pattern of the Eakring Conservation Area.”

Officer report

Residents’ views

No representations were received from local residents or interest parties.

“No representation has been received from any local residents or interest party.”

Officer report

Who spoke

The applicant spoke in support, while members also considered the planning officer’s presentation of photographs and plans.

What members debated

Some members opposed the proposal as open-countryside development in an unsustainable, unallocated location, while others cited local support and the applicant’s village connection.

“Members considered the application, and it was commented that this application was in the open countryside, it was not a sustainable village and was not allocated site and therefore should not be supported. Other Members commented that there had been no objection form Eakring Parish Council, there were no neighbour objections and the applicant already resided in the village and would move into this property, providing an additional property in the village.”

Minutes

The vote and decision

The committee approved permission in principle by 10 votes to 2, with 1 abstention.

“AGREED (with 10 votes For, 2 votes Against and 1 Abstention) that Permission in Principle be approved.”

Minutes