Roofspace annex at Rails Stables, Thaxted Dunmow

The site

The cart lodge serves a detached house within Thaxted’s development limits and Conservation Area.

“This application relates to an existing cart lodge associated with the residential property of Rails Stables, which is a mid-2000s built, detached two storey house within the development limits of Thaxted. The site is also located within Thaxted Conservation Area. The cart lodge was erected in 2011 following UTT/0801/10/FUL.”

Officer report

Earlier applications

The cart lodge was approved in 2010 and erected in 2011, following earlier applications involving the buildings and residential use.

“Change of use from farm building (former potato store) to B1 Industrial Use APPROVED 11/02/1991 UTT/0150/11/MA Non material amendment to UTT/0801/10/FUL Cement render to two cable end rather than weatherboard REFUSED 02/02/2011 UTT/0244/07/CA Demolition of redundant agricultural building and cart lodge WITHDRAWN 26/02/2007 UTT/0242/07/LB Demolition of redundant agricultural buildings and cart lodge APPROVED 02/05/2007 UTT/0241/07/FUL Erection of 2 No. dwellings and garages.”

Officer report

Consultation responses

No statutory consultees commented, the conservation consultee raised no objection subject to conditions, and the parish council objected.

“No statutory consultees provided comments.”

“No objection subject to attached conditions. Place Services (Conservation) consultee response can be found in Appendix 1 of this report.”

Officer report

Neighbours’ concerns

Six neighbours objected, citing privacy, listed buildings, the Conservation Area, noise, drainage, safety, appearance and overdevelopment.

“Fifteen neighbours were notified of the application by letter.”

“There are six letters of objections for this application. Their comments are summarised as follows: - Privacy/overlooking onto neighbouring gardens. Significant loss of private amenity. - Impacts on at least 6 Listed Buildings:. 1, 2 and 3 The Bullring; Rails Farmhouse ; the first few houses on the west side of Newbiggin street. - Not in keeping with the surrounding area.”

Officer report

Who spoke

Councillor R Haynes and Councillor R Barry-Jackson spoke against the application.

Members’ debate

Members discussed the staircase, obscured glass, heritage, overlooking, noise insulation and whether solar panels should be inset.

“In response to questions from Members, officers said: • The occupancy of the annex was tied to the house as part of condition 5. • Condition 3 required solar panel plans to be submitted for approval prior to any development commencing which would allow the inset panels to be conditioned. • Place Services had supported the application as the conservation authority.”

“Members discussed: • The position of the staircase. • Whether the opaque glass was appropriate. • The effect on setting the original construction of the cart lodge would have had in 2011. • Whether it was unusual to have a window in the proposed position in such a built-up area and whether it constituted an overlook issue. • Noise insulation on power boxes. • Whether the obscured glass condition should be removed.”

Minutes

The votes

A motion to remove the obscured-glass condition and require inset solar panels was defeated; a revised approval motion was proposed.

“Councillor Church proposed approval of the application with amendments that condition 4 outlining the obscured glass be removed and an additional condition be added that the solar panels be inset to the roof.”

“Councillor Pavitt proposed approval of the application with the additional condition that the solar panels be inset to the roof.”

Minutes

The decision

Permission was granted subject to the stated conditions, with the additional requirement that the solar panels be inset into the roof.

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to the conditions set out in section 17 of the report together with solar panels being inset to the roof.”

Minutes