Storage building holiday let at Land At Church End, Swerford, Chipping Norton

What was proposed

The application proposed converting a storage building into a holiday let with associated landscaping.

“Conversion of storage building to holiday let, with associated landscaping…”

Officer report

The site and surroundings

The building is in Swerford Conservation Area, accessed from Back Lane, with a public right of way and nearby heritage assets.

“The site consists of an existing building located to the east of Church End in the village of Swerford. The site is accessed from Back Lane, a Public Right of Way (reference 375/13/10). To the west of the site is the dwelling known as 'Park Cottage.”

“The site lies within a Protected Species Buffer for Great Crested Newts and the Swerford Conservation Area.”

Officer report

Earlier applications and use

The site had lawful B8 storage use, while a later dwelling conversion was refused and dismissed on appeal.

“- 23/01193/FUL Conversion of builders yard storage building to dwelling house and associated alterations and operations. Refused. 16th October 2023. Appeal dismissed (Ref. APP/D3125/W/24/3336443).”

“It was considered that the site is not a sustainable location, located where the need to travel would be limited and where services and facilities are limited, and that the proposal would only make a very modest contribution to enhance or maintain the vitality of the rural community • The proposal was considered to conflict with policy E3 of the WOLP because it did not re-use an existing building for employment, tourism or community use • Moderate weight was attached to…”

Officer report

What officers recommended

Officers recommended approval because the short-stay holiday use benefits were considered to outweigh the loss of employment use.

“Other benefits claimed for by the applicant include that the proposed use would benefit local facilities through visitation afforded by tourists, as would other visitor attractions, and that other employment would ensue from such use, helping to maintain a vibrant economy. Officers consider that this is likely to be the case with short-stay holiday accommodation, as opposed to longer-stays more…”

Officer report

Consultation responses

Highways raised no objection, ecology accepted the proposal subject to conditions, and the parish council objected.

“Holding objection due to insufficient information on biodiversity.”

“Acceptable subject to conditions and informative.”

Officer report

What people said

Objectors raised concerns about the existing use, residential potential, policy, highways, landscape, ecology, sewage and planning history; supporters cited site improvement and adequate access.

“- The application contains inaccurate information regarding the use of the site and the site has not been used as a storage facility on a regular basis - Policy/principle - The future use of the site for residential use. The building is not suitable for a house, whatever the use - Highways - Landscape - Impact on ecology - Sewage disposal - The planning history of the site. The recent appeal decision is a material planning consideration…”

“- Neighbourliness - There is a need for housing - Puts the site to use - Parking and access is adequate…”

Officer report

Who spoke

A speaker addressed the committee as the applicant’s supporter and answered questions about vehicle movements and the current storage use.

Members’ discussion

Members considered how the holiday let might affect vehicle use and how the proposal differed from the refused dwelling application.

“The Planning Officer went onto summarise the merits of the application and made the following points: - In terms of the principle of development, for the reasons set out in the report, the proposal was considered to comply with the key policies of the adopted local plan for the conversion of buildings to tourist accommodation.”

“- whether the previous application which was refused on the basis of adverse impacts to the Conservation Area, historic setting of non-designated heritage assets and in what way did this application differ from that in terms of the physical building proposed compared to the previous proposed building.”

Minutes

The vote

Members voted by majority in favour of the officer’s recommendation to approve the application.

“RESOLVED: That the application be approved in line with officer`s recommendations.”

Minutes

Main conditions

Approval included limits on holiday occupation, ecological protection, external details and soft landscaping.

“Notwithstanding details contained in the application, detailed specifications and drawings of all external windows and doors to include elevations of each complete assembly at a minimum 1:20 scale and sections of each component at a minimum 1:5 scale and including details of all materials, finishes and colours shall be submitted to and approved in writing by the Local Planning Authority before that architectural feature is commissioned/erected on site.”

“The occupation of the accommodation shall be limited to holiday tenancies not to exceed 8 weeks (in each case) and no person shall occupy the accommodation in consecutive tenancy periods or as a phase of residence. A record of all occupiers shall be kept at all times and shall be made available at the request of the Local Planning Authority.”

Officer report