16th March 2015
DEVELOPMENT MANAGEMENT PANEL
Case No:
1401398FUL (FULL PLANNING APPLICATION)
Proposal:
INSTALLATION OF
BOILER SYSTEM
Location:
ROSE COTTAGE SCHOOL ROAD BROUGHTON PE28
3AT
Applicant:
EVOGREEN PLC
Grid Ref:
527982 278013
A
CONTAINERISED
BIOMASS
Date of Registration: 20.08.2014
Parish:
BROUGHTON
RECOMMENDATION
-
APPROVE
This application is before the Development Management Panel as the
Parish Council is recommended refusal contrary to the planning officer’s
recommendation of approval.
1.
DESCRIPTION OF SITE AND APPLICATION
1.1
This application relates to a site that comprises a residential home for
the elderly. The single storey building is located in a residential area
and is accessed from School Lane. The site is located in the
designated Conservation Area with a grade II listed building adjacent
to the site. Visitor and staff parking are provided on a hardstanding
area to the front the building. There are a number of established trees
located on the boundaries of the site.
1.2
The application relates to the erection of a bio-mass boiler to be
contained inside a housing unit. The bio-mass boiler is proposed to
be located on a concrete base that has already been constructed in
the north eastern corner of the site to the front of the residential
home, and close to the existing parking area.
1.3
This application follows a previous application that was withdrawn
due to issues raised about the operation of the bio mass boiler. This
application has been amended during the planning process. The
application now proposes a bio-mass boiler with a reduced height.
The highest part of the boiler is now proposed to be 3.84 metres, with
the flue being approx. 7.7 metres high. Further details have also been
submitted with examples of how the boiler can be housed, and the
materials used on the external surfaces of the housing.
1.4
A noise assessment biomass test report and a design and access
statement have been submitted with the application.
2.
NATIONAL GUIDANCE
2.1
The National Planning Policy Framework (2012) sets out the three
dimensions to sustainable development - an economic role, a social
role and an environmental role - and outlines the presumption in
favour of sustainable development. Under the heading of Delivering
Sustainable Development, the Framework sets out the Government's
planning policies for : building a strong, competitive economy;
ensuring the vitality of town centres; supporting a prosperous rural
economy; promoting sustainable transport; supporting high quality
communications infrastructure; delivering a wide choice of high
quality homes; requiring good design; promoting healthy
communities; protecting Green Belt land; meeting the challenge of
climate change, flooding and coastal change; conserving and
enhancing the natural environment; conserving and enhancing the
historic environment; and facilitating the sustainable use of minerals.
2.2
Planning Practice Guide
For full details visit the government website
https://www.gov.uk/government/organisations/department-for-communitiesand-local-government
3.
PLANNING POLICIES
3.1
Saved policies from the Huntingdonshire Local Plan (1995)
•
•
•
•
•
•
•
3.2
Saved policies from the Huntingdonshire Local Plan Alterations
(2002)
•
3.3
None relevant
Adopted Huntingdonshire Local Development Framework Core
Strategy (2009)
•
3.4
En5: "Conservation Area Character"
En6: "Design standards in Conservation Areas"
En9: "Conservation Areas"
En25: "General Design Criteria"
H34: “Extensions to Dwellings”
H37: “Environmental Pollution”
H38: “Noise Pollution”
CS1: “Sustainable development in Huntingdonshire”
Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013)
•
•
•
•
Policy LP 5 ‘Renewable and Low Carbon Energy’
Policy LP 13: ‘Quality of Design’
Policy LP 15 ‘Ensuring a High Standard of Amenity’
Policy LP 31 'Heritage Assets and their Settings'
Local policies are viewable at https://www.huntingdonshire.gov.uk
4.
PLANNING HISTORY
1201820FUL – proposed siting of Bio-Mass pod and installation of
services underground – application refused on the 23.10.13
1400374FUL – application withdrawn, due to concern raised from the
environmental team with regard to the operation of the bio-mass
boiler
5.
CONSULTATIONS
5.1
Broughton Parish Council recommends the application is refused
(COPY ATTACHED), in further consultation with the amended plans
showing the reduced height of the boiler, the Parish Council have
maintained their objection.
6.
REPRESENTATIONS
6.1
There have been four letters received in objection to the original
scheme. Two of the original objectors have raised further objections
to the amended scheme.
The concerns raised about the application inc:
Overbearing height
Level of land
Impacts on grade II listed building
7. ASSESSMENT
7.1
The main issues to be considered are:
• the impact the proposed new bio-mass boiler and flue upon
the character and appearance of the conservation area
• the impact the proposed new bio-mass boiler on the adjacent
grade II listed building
• Impact on neighbour amenity
7.2
Energy conservation and renewable energy generation is encouraged
under Planning Policy LP5 of the new Local Plan – 2036, this reflects
the core principles in found in the National Planning Policy
Framework (NPPF).Under para 17 the transition for a low carbon
future is supported, and the reuse of existing resources, and the use
of renewable resources is encouraged. Policy LP5 of the Local Plan –
2036 supports this advice, directed at a more local level. Whilst the
NPPF support sustainable development and renewal energy
proposals, it also recognises the importance of enhancing and
protecting historic assets, which includes conservation areas. The
Local Plan – 2036 reflects this advice with regard to historic assets
under planning policy LP31, and states developments should not
significantly harm the setting of listed buildings or the wider
conservation areas.
7.3
The adjacent grade II listed building (Thatched Roofs) is set to the
south east of the Rose Cottage site, sharing the common boundary to
the site. The common boundary here is defined by relatively high
established planting. There is an existing outbuilding in the north
eastern corner of the site hosting the listing building, and the host
building is located some 18 metres away from the boundary, close to
where the proposed bio-mass boiler is located. The site is located at
the edge of the conservation area, where under policy En9 of the
Local plan 1995, views of in and out the area should be protected.
7.4
When viewing the site from the School Road view point and in the
conservation area, the extensive planting will assist in screening the
main part of the boiler, despite the higher level change of the site.
The flue will be evident from when viewing the site from the
conservation area; however, the conditions can be imposed to ensure
the colour of the flue is controlled to reduce any impacts. The planting
on the common boundary of the site with grade II listed building, will
also offer a screen of the boiler to ensure the setting of the listed
building is preserved. These mitigating factors ensure that any harm
to the setting of the listed building would be modest and certainly less
than substantial. Within the conservation area the boiler is clearly
associated with the residential home which is comprised of an
extensive collection of modern structures set within hard landscaping
of an institutional character.
7.5
The application is considered to comply with policies En2, En5 and
En9 of the Local Plan 1995, and policies LP13 and LP31 of the Local
Plan – 2036, and the NPPF, which encourages renewable energy
forms of development whilst protecting the historic environment.
Greater weight should be applied to Policies En2, En5, En9, as these
are adopted policies, less weight should be given to Policies LP5,
LP13 and LP31 as the Local Plan – 2036 is still in the consultation
stage, although it is consistent with the policies set out in the NPPF
para 131 – 138.
Neighbour amenity:
7.6
The NPPF paragraph 17 requires (amongst other) that planning
should always seek to secure high quality design and a good
standard of amenity for all existing and future occupants of land and
buildings. Policy H30 of the Local Plan 1995 states that ‘planning
permission will not normally be granted for the introduction of, or
extension to, commercial uses or activities within existing residential
areas where this would be likely to have a detrimental effect on
amenities. Policy LP15 of the Local Plan – 2036 follows this theme.
7.7
The environmental health officers have made comment on the noise
report and other information submitted in support of the application in
terms of the operation of the bio-mass boiler, having regard to noise
and air quality. No objection has been raised from the officer to the
positon of the bio-mass boiler in this respect.
7.8
The two local residents have raised concern about the setting of the
listed building, and the boiler becoming over bearing in nature. The
issues raised with regard to the setting of the listed building have
been addressed in the appropriate heading above.
7.9
The application site has been viewed from the neighbouring property,
Agapanthas. It is acknowledged there is a level change between this
property and the Rose Cottage site; however it is also evident from
viewing the site from this garden a large outbuilding exists within its
curtilage, and adjacent to the common boundary, close to the
proposed position of the boiler. The existing outbuilding within the site
boundary of Agapanthas will offer some relief from views of the boiler.
There is no objection to the flue in this respect. There is existing
established planting on this boundary, which will continue to offer
some screening. The applicant has expressed planting can be
achieved within the site to further assist in screening the boiler. The
details received with the application confirm the housing will be clad
to give an appearance of an outbuilding, as opposed to an industrial
type building. The materials proposed will be controlled by condition.
7.10
The comments received with regard to the boiler becoming over
bearing have been fully considered, however, it is considered that a
refusal of planning permission would not be justified at an appeal
bearing in mind the existing boundary treatments, and the offer of
further landscaping.
7.11
The application is considered to comply with Policy H30 of the Local
Plan 1995, the details found with the NPPF with regard to good
standards of neighbour amenity being maintained for existing and
future occupiers.
Conclusion
7.12
The proposed development is considered to be compliant with the
relevant national and local policy as it:
* Would not have a harmful impact upon the designated heritage
assets;
* Would not have a significantly detrimental impact upon the amenity
of neighbours;
7.13
Taking national and local planning policies into account, and having
regard for all relevant material considerations, it is recommended that
planning permission be granted, subject to the imposition of
appropriate conditions.
8.
RECOMMENDATION
conditions to include the following
•
•
•
•
APPROVAL
subject
to
Time Limit
In accordance with approved plans
Materials
Landscaping scheme
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CONTACT OFFICER:
Enquiries about this report to Linda Walker Development Management
Officer 01480 388411
11 February2015
Gillan,SchoolRoad
Broughton,Huntingdon
Cambs,PEZB3AT
Ms LindaWalker
MrAndy Moffat
PlanningDepartment
HuntingdonshireDistrict Council
Pathfinder House,St Maq/s Street
Huntingdon,PE293TN
By Emailand Post
Reference Planning Application 1401398FUL
Dear Ms Walker and Mr Moffat,
At its Extraordinary meeting held 9 February 2015, the Broughton parish
Council reviewed the further information made available with referenceto this
planningapplication.
The Parish Council concludedthat this proposed small amendment does not
alter its view on the planningapplication.
As we wrote to you on 23 September2014,and againon 9 November2014,the
Parish Council strongly recommends that Huntingdonshire District Council
refuseplanningpermissionfor this application.
The Parish Councilalso noted Mr. Rushden'scommentin his email of 5 fanuary
2015 that the "plinth and pipework are all ready in place." we note that this
work hasbeendone in advanceof planningpermissionbeinggranted,and we do
not believethat it is a relevant factor in consideringthe merits of the application.
If this application is referred to the Planning Committee, a member of the
Broughton Parish Council would like to attend and make a representation.
Would you please contact me at the above address or telephone the Parish
CouncilChairman,Mr. fohn Ray,at aMBT-Bzz-34L,to inform us of the time and
date of the meeting?
Yours sincerely,
W
CatherineMoultrin
Clerkto the BroughtonParishCouncil
Development Management Panel
Scale =1:2,500
Date Created: 03/03/2015
Legend
The Site
Conservation Area
Application Ref: 1401398FUL
Location: Broughton
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Ordnance Survey HDC 100022322