Agenda item

The Chairman of the Planning Committee agreed to hear the officers report, public representations and member debate in relation to items 23/0916/FUL and 23/0899/LBC, as one, as all items related to the same development.

 

The Planning Officer outlined planning application 23/0916/FUL 111 High Street Yarm, Stockton-On-Tees, Erection of a first floor rear extension, and 23/0899/LBC 111 High Street, Yarm, Stockton-On-Tees Listed building consent for the erection of a first floor rear extension to include internal alterations for the creation of a doorway.

 

The application site was a commercial mid terraced property used as a dentist. It was a three storey building with a grade II listed status situated within the Yarm Conservation area along the western section of the High Street.

 

Previously planning permission was granted for the erection of a single storey extension to the rear under applications 12/2565/LBC and 12/2564/COU.

 

The application sought to erect a first-floor rear extension to the existing dental practice and in order to meet the needs of the business and provide additional patient care. The extension would create a waiting area and single surgery room.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

In terms of planning application 23/0916/FUL, the Planning Officers report concluded that the proposed expansion of the existing business was supported in national and local policy terms, whilst as detailed within the main report the impacts of the extension were also not considered to significantly affect the character of the area (including conservation area), amenity of neighbouring occupiers or highway safety.

 

In assessing the impact on the significance of the heritage asset, the concerns of the Historic Buildings Officer were noted and although a degree of harm was considered to occur, this was ‘less than significant’. In addition, the overall significance of the rear setting had already suffered from some harm as a result of the previous ground floor extension and the additional of the first-floor extension was considered to be minor and subservient.

 

In addition, the proposals in providing an existing dental practice the opportunity to grow and expand its services offered public benefit which was considered to weight in favour of the proposals. Thus, the identified ‘less than substantial harm’ on the heritage asset was outweighed.

 

In terms of planning application 23/0899/LBC, in assessing the impact on the significance of the heritage asset, it was ultimately a matter for the Local Planning Authority to consider the harm identified and weigh that against the benefits of the development.

 

The proposed extension would be located above a newly added ground floor extension and in terms of its architecture it would follow that of the existing extension. Whilst it is recognised that the extension would impact on a proportion of historic fabric of the building this would not fully obscure the full rear elevation of the building and the impact on the overall significance of the building was less than substantial.

 

The proposals in providing an existing dental practice the opportunity to grow and expand the services it offered, undoubtably offered public benefit which was considered to weight in favour of the proposals and thus, the identified ‘less than substantial harm’ on the heritage asset was outweighed.

 

A representative for Yarm Town Council was in attendance at the meeting and given the opportunity to make representation. Their comments could be summarised as follows:

 

. Yarm Town Council opposed the application and requested that the item be deferred to a future meeting of the Planning Committee until a site visit had been undertaken

 

. There would be loss of light and privacy for local residents

 

.  The proposed extension would be out of character to the local area

. Concerns were raised relating to the storage of clinical waste

           

. Access to the site by staff and visitors using Holmedene would increase foot traffic.

 

. The proposed extension contravened the Councils Local Plan

 

. Yarm’s Wynds and Courtyards were a unique feature and needed to be protected

 

. There was no shortage of private dentists, only NHS dentists

 

. The application did not improve the local economy.

 

Members were given the opportunity to ask questions / make comments. These could be summarised as follows: -

 

. Confirmation was sought that there would be no excessive overlooking and that the plans were reasonable in terms of planning law.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

 

. Officers explained that the original application would have had a greater impact on local residents, however amendments were made which pulled back the extension and the impact had been reduced and was not significant to warrant refusal.

 

A vote then took place for each application separately and both applications were approved as follows:

 

RESOLVED that planning application 23/0916/FUL be approved subject to the following conditions and informatives below;

 

Time Limit

01

The development hereby permitted shall be begun before the expiration of Three years from the date of this permission.

 

Approved Plans

02 The development hereby approved shall be in accordance with the following approved plans:

 

Plan Reference Number                             Date Received

2097-23-100 REV B                        18 May 2023 Page 99

2097-23-101 REV C                                    28 July 2023

 

03 Construction Hours

No construction/demolition works, or deliveries shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.

 

04 Details of proposed external materials

Notwithstanding the submitted information details of all external finishing materials including samples (as appropriate) shall first be approved in writing with the Local Planning Authority prior to that element of the works been installed at site.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.

 

Informative: Smoke Control

As the property is within a smoke control area the occupant is to comply with the following:

 

- Only burn authorised fuels- a list of these can be found on the following link http://smokecontrol.defra.gov.uk/fuels.php?country=e

 

- Certain types of coal and wood can be burnt in smoke control areas but these are only to be burnt on DEFRA approved appliances; a list of these can be found on the following link http://smokecontrol.defra.gov.uk/appliances.php?country=e

 

- The appliance is to be installed by an approved contractor and certificates of the work to be submitted to the Local Authority.