Two detached dwellings at Land NE Of Rosedene, Main Street, Thistleton

The site and surroundings

The site is part of a field on Thistleton’s edge, outside its planned limits, beside a listed cottage, a farm and an established hedgerow.

“Site & Surroundings 1. The site is a corner of a field located on the edge of the village of Thistleton. It is adjacent to, but outside of, the Planned Limits of Development of Thistleton, and is therefore in open countryside. To the west of the application site there is a Listed (grade II) 18 th century stone cottage that has fallen into disrepair and is currently uninhabitable, along with some equally dilapidated outbuildings.”

“The application site is beyond the curtilage of the Listed building, but within the same ownership (as is the large open field to the south that the application site is part of). Adjacent to the site along the eastern boundary is Silverwood Farm, which has an open courtyard. The site is on slightly higher ground than the road, and the boundary next to the road is a well-established hedgerow, including some trees. Proposal 3.”

Officer report

What officers recommended

Officers recommended approval because the housing supply position triggered the tilted balance and the proposal was considered acceptable with conditions and biodiversity funding.

“EXECUTIVE SUMMARY The proposed development for two dwellings represents a modest extension to the village’s built form. While the site lies outside the Planned Limits of Development and would ordinarily be contrary to adopted policy, the current absence of a five- year housing land supply triggers the tilted balance in favour of sustainable development under paragraph 11(d) of the National Planning Policy Framework.”

“RECOMMENDATION APPROVAL, subject to the below conditions, and a S106 agreement for Biodiversity Net Gain.”

Officer report

Main planning issues

Officers considered that highway safety, neighbouring amenity, trees, heritage and the village character could be addressed or protected.

“The site is directly adjacent to Thistleton’s planned limits of development, and the alterations, extensions and additions to the farmhouse to the east of the application site is acknowledged. The Listed farmhouse is in a state of disrepair, and the 2024 approved works would bring it back into habitable use, which in turn also has the effect of visually integrating the farmhouse and curtilage more into the village and street scene.”

“Tree protection measures would be conditioned and an arboricultural impact assessment required to ensure that any impact on the boundary trees would be satisfactorily mitigated. Highway issues 13. The previous application was subject to numerous highways reasons for refusal due to design and lack of detail. The current application also received a holding objection requesting further information.”

Officer report

Consultation responses

The highway authority withdrew its holding objection after further information, ecology supported mitigation, and archaeology requested assessment of potential remains.

“LCC Archaeology The proposed development lies within an archaeologically sensitive area in Thistleton, with potential medieval remains that could be disturbed. Due to insufficient current data, an Archaeological Impact Assessment is required, including field evaluation and trial trenching, to identify any significant remains and propose measures to protect them before making a planning decision.”

“Highway Authority Original holding objection seeking further information over access design, gradient compliance, drainage, footway provision, and hedge relocation.”

Officer report

What residents said

A neighbouring farm did not object to the development or access but preferred the second layout because of possible noise and dust.

“Below is a summary of the comments. Full details can be viewed on the Council’s website. (https://publicaccess.rutland.gov.uk/online- applications/?_ga=2.69299920.1503643438.1693558555-1954588303.1693558555)”

“One neighbour comment received from the adjacent farm, not objecting to the development and access plans, offering a preference to Option 2, due to noise and dust from the working farm.”

Officer report

Who spoke

The principal planning officer introduced the application and gave the recommendation for approval subject to the report and addendum conditions.

What members discussed

Members heard that national policy gave greater attention to village infill and that the homes would resemble buildings already seen in the village.

“It was confirmed to Members that the policies within the NPPF now are looking at in-fill developments within villages more due to the amount of housing that is needed.”

“It was also confirmed that the proposed dwellings would look like what is already seen within the village.”

Minutes

The vote

Councillor A Brown proposed approval, and the motion was unanimously carried with eight votes in favour.

“It was proposed by Councillor A Brown and seconded that the application be approved subject to the conditions in the report and addendum. This was seconded and upon being put to the vote, with eight votes in favour the motion was unanimously carried.”

Minutes