Agenda item

To consider a report of the Chief Planning Officer in respect of an application for consent, agreement or approval required by condition 3 of planning application 13/00955/FU

(report attached)

  Plans, drawings and photographs were displayed at the meeting.  A Members site visit had taken place earlier in the day

  Members considered a report of the Chief Planning Officer relating to a condition attached to a previous planning approval at Oak Tree Cottage, Bardsey LS17, which was situated in a Conservation Area.  The condition being considered related to the commencement of construction of stonework which required approval of a sample panel prior to the works being carried out

  The Panel was informed that the site was one of the oldest dwellings in the village, with the predominant material in the area being yellow sandstone, although some elements of gritstone featured in the area, so grey tones were also in existence

  Members were informed that a sample panel had been erected but before written approval was given, works commenced so that a substantial part of the approved extension had been built and comprised predominantly grey stone.  Officers had concerns about this and had asked for increased yellow stone to be incorporated; more vertical mortar joints to be provided to improve the appearance and with lime mortar to be used

  The latest response from the applicant was read out to the Panel

  Members discussed the issue, with the main concerns being raised relating to:

·  the type of stone being used

·  that reclaimed stone was being used and where this had been obtained from.  Members were informed that the stone had been sourced from a former school in Halifax

·  that the proposed materials did not reflect the character of the host property and in response to a question from the Panel, the Deputy Area Planning Manager confirmed that if the sample panel had been seen, it would not have been approved

·  that a Stop Notice would have prevented further work being undertaken when the matter first came to light

·  the importance of planning policy BC7 in this case which stated that development within conservation areas would normally be required to be in traditional, local materials

·  the historic nature of Oak Tree Cottage

·  the effectiveness of increased mortar joints and that the face of the stone being used was rough which was not in keeping with the character of the village

·  the colour of the gritstone and that this could not be altered by washing/sandblasting and would darken as it weathered

Members remained unhappy with the proposals as set out in the

submitted report, with the view being that some of what had been partially constructed should be demolished and rebuilt in a stone which matched that used on local buildings

  The Panel considered how to proceed

  RESOLVED -  That the Officer’s recommendation to agree the stonework constructed on site be not agreed and that save for those parts of the extension used to retain the rear/side garden, which would be hidden from view, that all parts of the extension which would be exposed should be constructed from a stone which matched that used on local buildings, with the stone being agreed in consultation with Ward Members