One dwelling conversion at Store Adjacent Glenthorne, Sherborne

“Issue Conclusion Principle of development The site is within the defined settlement boundary of Sherborne, within walking distance of the town’s facilities and services. The principle of an infill dwelling within the settlement boundary is acceptable in principle Scale, design, impact on character and appearance The design resembles a modest town outbuilding conversion, suitable for this edge of town location.”

“Issue Conclusion Impact on the living conditions of the occupants and neighbouring properties A small courtyard would be provided for occupants, and the layout provides adequate circulation space and all habitable rooms have access to natural light. The conversion does not extend to two storeys over the ‘garage’ leaving the element adjacent to Glenthorne’s patio garden single storey.”

“The application follows refusal of the same scheme due to lack of nutrient mitigation, which was subsequently dismissed at appeal on the sole grounds of impacts on the Somerset Levels and Moors Special Protection Area (SPA) and Ramsar Site…”

“The site is within the hydrological catchment of the Somerset Levels and Moors Special Protection Area (SPA) and Ramsar Site. The interest features of the Ramsar Site, including many of the ditches and channels, are considered unfavourable, or at risk, from the effects of eutrophication caused by excessive phosphates.”

“Design and impact on local character The design would reflect the surrounding vernacular, resembling a modest town outbuilding acceptable for this edge of town location. The dwelling would be lower in height and narrower than the adjacent row of vernacular houses of higher status than the modest application building, ensuring its subservience in the street scene.”

“Summary of issues and the planning balance Given that the Council currently has a 2.53yr supply of housing the tilted balance is engaged as per 11d of the NPPF and the presumption in favour of sustainable development applies. That means that permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole.”

“Natural England – No objection, the scheme relies on the purchase of phosphorus credits (which have been reserved) from an approved phosphorus mitigation scheme.”

“DC - Natural Environment Team – requested an updated bat and bird survey which was subsequently provided, no objection subject to informatives and condition securing provision of bat and bird box.”

“Summary of comments of objections: Overlooking Overbearing Loss of light Loss of outlook and loss of views Lack of parking – garage is too small for modern standards Electric car charging cannot be provided Impact on highways safety if garage used for vehicles - access is dangerous and endanger pedestrians Potential for parking associated with dwelling blocking the pavement and blocking road Rebuilding of rear wall would block pedestrian access behind site The design is out…”

“Scale of the building is too tall Ecological impacts, loss of biodiversity Plans are unclear and incorrect The proposed building cannot comply with building regulations Lack of structural survey and method statement Site boundary includes council land Asbestos roof not mentioned and potential for contaminated land not considered Potential for impact on shared services (drains and gas supplies) not considered Surface water drainage not considered Impacts a bat box on adjacent…”

“Decision: To grant planning permission with conditions for the reasons set out in the officer’s report.”

“The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended). 2.”