Agenda item

Planning Application WND/2021/0676 Staverton

Minutes:

Planning applications

 

Consideration was given to the report detailing the planning applications which had been previously circulated.

 

RESOLVED:

 

That, subject to the variations set out below, the advice set out in the report now submitted be agreed.

 

46.            WND/2021/0676 – STAVERTON - CONSTRUCTION OF DETACHED DWELLING AND GARAGE - LAND AT THE CROFT, CROFT LANE, STAVERTON, NORTHAMPTONSHIRE, NN11 6JE

 

The Area Planning Officer outlined the application and referred to a previous appeal decision for a development proposal on the site which had been dismissed due to the impact on the heritage asset. The current proposal was for a detached dwelling which would be offered as affordable housing. There was a local need for this type of housing and this had been weighed in the balance when considering the application. It had been determined that the public benefit of this provision outweighed the less than substantial harm to the heritage asset. It was however a finely balanced consideration, and it was acknowledged that there would be some harm to the setting of the listed building. With regard to the comments in the late representations, it was highlighted that even if the affordable housing did not meet a proven local need, there was still a widerneed for affordable housing provision.

 

Mr Morgan and Mr Fordham spoke against the application, as they considered that it would harm the heritage asset. Mr Wilbraham, the Agent addressed the Committee and highlighted that the only concerns of a technical nature had been raised by the Conservation Officer.

 

In response to enquiries, the Area Planning Officer advised that generally the structures around a listed building were considered to be within the curtilage and therefore listed also. It was noted that the dwelling would be affordable housing in perpetuity, but legal agreements could be varied at some future date.

 

Councillor Rupert Frost, the local Ward Member, referring to the late representations clarified that the housing survey had been a joint exercise between Daventry District Council and the Parish Council and there was now more up to date information as six new affordable houses were being built in the village.

 

The Council’s Legal Advisor highlighted that it would not be legally sound to refuse the application on the basis of affordable housing not being required. The issue that Members needed to consider was whether the benefit to the community of the provision of an affordable house would outweigh the harm to the heritage asset.

 

Councillor Peter Matten proposed that the application be refused as the public benefit of the provision of one affordable house would not outweigh the harm to the heritage asset. The proposition was seconded by Councillor Jonathan Harris who considered that it was a finely balanced decision. The proposition was put to the meeting and declared carried with 7 voting in favour, 1 against and 1 abstention.

 

RESOLVED:

 

That the application be refused for the following reasons:

 

The Development Plan and material considerations seek to sustain and enhance the historic environment and requires that clear and convincing justification is afforded where any harm to a designated heritage asset is identified. The proposal would result in less than substantial harm to the Staverton Conservation Area and the setting of The Croft as a Grade II Listed Building. The public benefit in the provision of a single affordable dwelling is not considered to outweigh the identified harm to these heritage assets having regard to Development Plan policies BN5 of the West Northants Joint Core Strategy, EN7 and EN10 of the Settlements and Countryside Local Plan (Part 2) for Daventry District, Staverton Conservation Area Appraisal and Management Plan and NPPF paragraphs 199 and 202 as material consideration.

 

Supporting documents: