Controversial Dolmans plans approved on appeal

Historic Edwardian house to make way for townhouses and flats despite plans being refused by West Berkshire Council

PLANNING inspectors who passed controversial plans to redevelop a five-bedroom Edwardian house in Newbury on appeal have been criticised by Newbury Town Council.

Permission to convert Dolmans in Shaw Hill to three four-bedroom townhouses and eight two-bedroom flats was refused by West Berkshire Council on the grounds of lack of space, parking problems, the impact on local infrastructure and a lack of affordable homes and financial contributions from the developer.

However, the applicant, Char-les Smith Homes, appealed and the Planning Inspectorate – an executive agency of the Department for Communities and Local Government – decided to override the district council’s decision by granting planning permission.

Newbury Town Council, which strongly objected to the plans, has now written a letter of complaint to the Planning Inspectorate, accusing it of undermining experienced local planning officers and failing to consider the impact the development will have on the surrounding area.

In the letter, it says: “The inspector’s ruling will give rise to a cramped over-development with inadequate space for parking and domestic amenity and a degraded landscape character, and will afford a bad precedent for other developments in the area. The nature of Shaw Hill is such that on-road parking is not possible.

“We are, in addition, astounded that your inspector has concluded that no S106 (section 106) contribution whatever is payable in this case. This ruling undermines the whole concept that developments should contribute to the local infrastructure which they will exploit.

“We strongly object to the decision, and in addition we consider that it raises more general questions on the purpose and validity of the planning appeal process.”

It adds: “By overriding the considered judgment of the local planning officers with the judgment of the inspector, it has undermined their professionalism, judgment, and integrity. It has also allowed an application which in our view is without merit.”

In the planning documents, West Berkshire Council also voiced its concerns, saying: “The scheme is not considered to promote or reinforce local distinctiveness, will result in the overdevelopment of the site and result in a cramped form of development.

“The intensification of development through the addition of three townhouses and hardstanding would remove this sense of spaciousness resulting in harm to the sense of place.

“The development fails to provide an appropriate scheme of works or off-site mitigation measures to accommodate the impact of development on local infrastructure, services, amenities, or affordable housing, or provide an appropriate mitigation measure such as a planning obligation.”

However, in the report, the planning inspector concluded that the effect of the proposal on the character and appearance of the surrounding area would be acceptable.

He also ruled that financial contributions towards infrastructure and an obligation to provide affordable housing are not necessary to make the development acceptable in planning terms.

The site has been the subject of a number of previous applications in recent years.

In 2008 outline planning permission was granted for the conversion of the existing house to form six two-bedroom flats, but two subsequent full planning applications for 13 and 10 two-bedroom apartments were refused and withdrawn.

In 2011, West Berkshire Council approved plans to turn the building into eight two-bedroom flats. However it refused revised plans for an additional three townhouses. Eight days after that planning application was submitted, 34 firefighters spent three hours tackling a fire which destroyed 50 per cent of the ground and first floor of the house.

It was investigated by police as a suspected arson attack. The building has been empty for several years.