Agenda item

Ward: Colgate & Rusper

Applicant: Mrs R Bensley

The Head of Development reported that this application sought permission for the erection of a detached dwelling and detached garage with landscaping. The proposal had been submitted as being of exceptional quality and outstanding design, under paragraph 79 of the National Planning Policy Framework (NPPF).  The dwelling’s form followed the line of a hedgerow and would be constructed from brick at ground floor levels with upper floors dominated by thatched panels.

The application site was located in the countryside south of The Mount, a small residential development surrounded by open countryside, which included equestrian and commercial activities, including a kennels.  

Since publication of the report an additional representation had been received from the adjacent bulldog kennels objecting on the grounds that construction works to build the dwelling would have a harmful effect on the health and wellbeing of the dogs.  Members were advised that it would be difficult to substantiate a reason for refusal for the impact of construction works on the dog kennels.   However, to reduce the extent of the impact, an additional condition was recommended for a construction environmental management plan to be submitted for approval prior to the commencement of works.  This would help mitigate the impact of the proposal on the adjacent kennels reducing noise, dust and vibration impacts. 

The Parish Council objected to the application.  Three representations objecting to the proposal had been received, as set out in the report.  Two members of the public spoke in objection to the application and a representative of the Parish Council also spoke in objection to it.  The applicant’s agent addressed the Committee in support of the proposal.

Members considered the officer’s planning assessment which indicated that the key issues for consideration in determining the proposal were:  the principle of development, including paragraphs 79 and 131 of the NPPF; heritage impacts; the amenities of occupiers and users of adjoining properties and land; the amenity of future occupants; ecology and trees; and traffic and parking considerations.

Members discussed the design of the proposal and considered that it did not satisfy the requirements of paragraphs 79 and 131 of the NPPF and would strike a discordant note with the character of the surrounding landscape.  Members were also concerned at the proximity of the kennels and concluded that there would be a detrimental impact on the amenity of future occupiers of the proposed house.

RESOLVED

That planning application DC/18/2215 be refused for the following reasons:

01     The proposal would introduce a new dwelling, which would represent an incongruous and prominent visual intrusion to the detriment of the landscape character of the site and wider surroundings.  The site lies within a countryside location outside of any settlement boundary where new dwellinghouses are only permitted in exceptional circumstances, which this proposal fails to meet.  The proposal is therefore contrary to Policies 1, 3, 4, 25, 26, 32 and 33 of the Horsham District Planning Framework (2015) and the National Planning Policy Framework (2019).

02     The proposal would introduce a new dwelling in close proximity to a neighbouring commercial kennels.  The resulting relationship would lead to significant and harmful levels of noise and disturbance for future occupants of the dwelling, to the detriment of their residential amenity.  The proposal is therefore contrary to policy 32 of the Horsham District Planning Framework (2015) and the National Planning Policy Framework (2019).