Detached dwelling at Land At Paddons Row Paddons Row, Tavistock

What was proposed

The application proposed a two-storey detached dwelling with two bedrooms, a small office, living walls, a sedum roof, solar panels and an air source heat pump.

“Conditions: 1. 3 year time limit 2. Accord with plans 3. CEMP (pre-commencement) 4. Living walls/roof (pre-commencement) 5. SUDS 6. Foul drainage 7. Solar PV 8. ASHP 9. Self-build dwelling 10. PD removed…”

“The Proposal: The applicant wishes to construct a detached dwelling set against the northern boundary wall; the dwelling is a two storey contemporary design, with the northern part of the building allocated as a solarium. The ground floor accommodates the open plan living and dining area, cloakroom, plant room and solarium/pond, whilst the first floor provides space for two bedrooms, two bathrooms and a small office.”

Officer report

The site and its setting

The site is open, overgrown ground in a central courtyard, accessed only by foot, within the World Heritage Site, Conservation Area and a listed building’s curtilage.

“Site Description: The site is located within the centre of Tavistock and is accessed via a pedestrian access only through Paddons Row. Paddons Row is a small courtyard lined with buildings in mixed use, access via a set of steps up the Old Exeter Road at the northern end and via a covered arch at the southern end leading out to Brook Street.”

“The site is located within the World Heritage Site, the Conservation Area and lies within the curtilage of Grade II Listed 3 Brook Street, to the south. The site falls within the Primary Shopping Area of Tavistock, as defined within the Joint Local Plan. The National Cycle Network runs along Brook Street and Old Exter Road.”

Officer report

Earlier applications

Earlier proposals for four or two residential units were withdrawn, while related listed building consent for this dwelling was under consideration.

“Application Number: 4223/20/LBC Proposal: Listed Building Consent for construction of 2 two bedroom residential units in a new single storey building (resubmission of 0126/20/LBC) Decision: Withdrawn Decision Date: Withdrawn…”

“Application Number: 0126/20/LBC Proposal: Listed building consent for development of four one bedroom residential units in new two storey building Decision: Withdrawn Decision Date: 19/03/2020”

Officer report

What residents objected to

Eleven objections cited disruption to local businesses, unsafe access, flooding and damp, heritage harm, overlooking, noise, parking and waste concerns.

“Representations: Eleven letters of objection have been received and these include the following comments; Impact on Local Businesses • Multiple commenters, including business owners from the Makers Gallery and Swan’s Nest, expressed concern that construction would deter footfall due to noise, dust, and blocked pedestrian access. • Fears that disruption could threaten the survival of small businesses already struggling in a difficult trading climate.”

“Residential Amenity and Property Value • Concerns about overlooking, noise, and loss of privacy. • Fears that the development would reduce property values in Paddons Row and Paddons Court. Parking and Waste Management • Existing parking issues exacerbated by new dwellings. • Complaints about misuse of communal areas for waste and antisocial behaviour.”

Officer report

What the supporter said

The owner said the development would improve the area, have limited effects on the wall and neighbours, support housing need and use sustainable construction.

What members discussed

Members discussed construction-traffic timing, the retaining wall’s condition and proposed controls for wall works and archaeological investigation.

“The Planning Case Officer gave an update from Devon County Council (DCC) Highways stating that, if approved, no works should commence until full details of any works proposed to the retaining wall, and an assessment of their impacts on the structural integrity of the retaining wall supporting Old Exeter Road had been submitted to and approved in writing by the Local Planning Authority (LPA).”

“A Member queried if an embargo could be made to prevent movement of construction traffic during business hours. The Planning Officer explained that it was not a condition that was normally put on the construction of a single development but could be at the discretion of the Committee.”

Minutes

The committee decision

The committee granted permission conditionally, following a proposal and seconder, with the officer’s conditions plus retaining-wall and archaeological-work conditions.

“It was then PROPOSED and SECONDED and, when put to the vote, declared CARRIED that the application be GRANTED CONDITIONALLY as per the Planning Case Officer’s report and recommendation and the two conditions suggested by DCC Highways and Archaeology.”

Minutes