Replacement self-build home at The Cabin Kiln House Kiln Lane near Binfield Heath

What was proposed

Demolishing an existing dwelling and store and building a replacement self and custom build home, opposed by the parish council.

“Proposed demolition of existing dwelling and adjacent store and erection of a replacement self & custom build dwelling.”

“The planning officer presented an application for the replacement of an existing lawful dwelling with a new self-build dwelling, including the demolition of an adjoining store building. The application was brought before members as the Parish Council had objected, contrary to the officer recommendation for approval.”

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The site's planning history

The site had an established residential use and a similar replacement dwelling had previously been approved, though that permission had since expired.

“The planning officer advised that the site benefitted from an established residential use, confirmed through a lawful development certificate issued in 2019, and that a similar replacement dwelling had previously been approved in 2020, although this permission had since expired.”

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Whether the design was acceptable

Officers judged the site's isolated setting and limited visibility made the contemporary design less likely to cause harm, with added landscaping and screening.

“Members were informed that, while the Parish Council had raised concerns regarding the contemporary design, officers considered that the site’s isolated setting and limited visibility made the proposed design less likely to be harmful. The development would remain below the height of surrounding vegetation, be well screened, and include additional landscaping, native planting, biodiversity enhancements, and ecological protection measures.”

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What consultees found

No objections were raised by ecology, drainage, forestry or contaminated land consultees, and the scheme would not harm the national landscape.

“The planning officer reported that no objections had been raised by specialist consultees, including ecology, drainage, forestry, and contaminated land, subject to conditions. It was further advised that the proposal would not harm the wider national landscape, as the site was discreet, well screened, and had limited visibility.”

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What officers recommended

Officers concluded the proposal complied with policy on balance and recommended approval subject to conditions.

“The planning officer outlined that recommended conditions would secure matters including land contamination, ecological protection and enhancement, tree retention, landscaping, biodiversity measures, control of external lighting, drainage, and the removal of certain permitted development rights.”

“The planning officer concluded that, on balance, the proposal complied with policy and was recommended for approval subject to conditions.”

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Who spoke

The applicant's agent spoke in support of the application.

What members debated

Members questioned whether the design matched an earlier approved scheme and complied with the neighbourhood plan's design code, with views split.

“Members asked whether the proposal was similar to the previously approved scheme. The planning officer confirmed that it was similar to the earlier permission, although the Parish Council considered it to differ due to the introduction of a neighbourhood plan with a design code adopted since that time.”

“Clarity was sought on whether the proposal complied with the neighbourhood plan design code. The planning officer advised that, in their view, the proposal complied in part, and that the site’s isolated and well-screened nature justified a contemporary design approach in this instance.”

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What was decided

The committee approved the application subject to the conditions listed, including landscaping and ecological protection.

“A motion, moved and seconded, to approve the application was carried on being put to the vote.”

“RESOLVED: to approve planning application P25/S2043/FUL subject to the following conditions: Commencement 3 years – Full Planning Permission 2. Approved plans…”

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