Agenda item

 

Site Location	Land At Smallbrook House Smallbrook Gardens Staverton Wiltshire
Development	Conversion of Smallbrook House into 3 dwellings; demolition of Brookfield House, a large greenhouse and conservatory. Erection of 2 detached dwellings, 2 semi detached dwellings, garages and access
Recommendation	Approval
Division Member	Cllr Trevor Carbin
Town / Parish Council	Staverton

 

Public Participation:

-       Mr Wyatt Birchall spoke in objection to the application.

-       Mr Clive Letchford spoke in objection to the application.

-       Mr Roger Smith, agent, spoke in support of the application.

 

Officers introduced the report which sought approval. During the ensuing debate it was clarified that the existing access created by a previous owner was to an unclassified road and planning permission had not been required; any further dispute over the legality of the access was not a material planning consideration for this application.

 

Resolved:

 

That planning permission be GRANTED

 

For the following reason

 

The proposed development conforms to the Development Plan and there are no objections to it on planning grounds.

 

Subject to the following conditions:

 

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

 

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2. No development shall commence on site until details and samples of the materials to be used for all the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: In the interests of visual amenity and the character and appearance of the area.

 

POLICY: West Wiltshire District Plan - 1st Alteration policies H1 and C31a.

 

3. The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans:

LOCATION PLAN - drawing no. 2451-08 received 25.02.2011

SITE PLAN - drawing no. 2451-01 Rev H received 09.05.2011

EXISTING FLOOR PLANS - drawing no. 2451-02 received 25.02.2011

EXISTING ELEVATIONS - drawing no. 2451-03 received 25.02.2011

PROPOSED FLOOR PLANS - drawing no. 2451-04 Rev A received 25.02.2011

PROPOSED ELEVATIONS - drawing no. 2451-05 received 25.02.2011

PLANS FOR PLOTS 6 & 7 - drawing no. 2451-07 received 25.02.2011

GARAGING PLOTS 1 & 2 - drawing no. 2451-10 Rev A received 17.03.2011

GARAGING PLOTS 3, 6 & 7 - drawing no 2451-11 received 25.02.2011

PLANS FOR PLOTS 4 & 5 - drawing no. 2451-12 received 25.02.2011

 

REASON: To ensure that the development is carried out in accordance with the approved plans that have been judged to be acceptable by the Local Planning Authority.

 

4. The dwellings and flatted units hereby approved shall only be occupied as single private residential units and shall not be occupied as an HMO (Houses in Multiple Occupation). Before any of the dwellings hereby approved are first occupied, the use of Smallbrook house as an HMO shall permanently cease.

 

REASON: In the interests of highway safety and in order to define the terms of this permission.

 

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking and re-enacting that Order with or without modification, no development falling within Schedule

2, Part 1 Classes A-E of the Order, shall be carried out without the express planning permission of the Local Planning Authority.

 

REASON: In order to define the terms of this permission and to ensure that the Local Planning Authority has control over future extensions on this site.

 

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking and re-enacting that Order with or without modification, no windows or door openings, other than those hereby approved, shall be added to any of the gables forming plots 4,5,6 and 7 without the express planning permission of the Local Planning Authority.

 

REASON: In order to define the terms of this permission and in the interests of protecting residential amenity and privacy.

 

7. The development hereby permitted shall not be brought into use until the recommendations cited within paragraph 5.2 of the submitted bat search and assessment survey (produced by CTM Wildlife dated February 2011) have been implemented on site and that the bat enhancement measures are maintained on site unless otherwise agreed in writing by the Local Planning Authority.

 

REASON: In the interests of maximising ecological and biodiversity interests.

 

POLICY: PPS9: Biodiversity and Geological Conservation.

8. The garages hereby approved shall be used solely for the purpose of housing private motor vehicles or other uses incidental to the enjoyment of the dwellings/flatted units and that the garages shall not be converted to habitable accommodation and that no trade or business shall be carried out in or from the garage buildings.

 

REASON: In order to define the terms of the permission and in the interests of highway safety and local amenity.

 

POLICY: West Wiltshire District Plan - 1st Alteration policy C38.

 

9. Details of any external lighting shall be submitted to and approved in writing by the local planning authority before the dwelling houses hereby approved have been brought into use. Development shall be carried out in accordance with the approved details.

 

REASON: In the interests of preventing light pollution and nuisance

 

POLICY: West Wiltshire District Plan - 1st Alteration policies C35 and C38.

 

10. No development shall commence on site until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include :-

• indications of all existing trees and hedgerows on the land;

• details of any to be retained, together with measures for their protection in the course of development;

• all species, planting sizes and planting densities, spread of all trees and hedgerows within or overhanging the site, in relation to the proposed buildings, roads, and other works;

• finished levels and contours;

• means of enclosure;

• car parking layouts;

• other vehicle and pedestrian access and circulation areas;

• hard surfacing materials;

• minor artefacts and structures (e.g. furniture, play equipment, refuse and other storage units, signs, lighting etc);

• proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc);

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

11. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

12. The development shall be carried out as specified in the approved Arboricultural Method Statement (AMS) prepared by Phil Goldsmith and shall be supervised by an arboricultural consultant.

 

REASON: To prevent trees on site from being damaged during construction works.

 

13. No part of the development hereby permitted shall be occupied until the access and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

14. No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained.

 

POLICY: West Wiltshire District Plan - 1st Alteration policy U2.

 

15. No development shall commence on site until details of the proposed ground floor slab levels have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved levels details.

 

REASON: In the interests of visual amenity.

West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and C38

 

Informative(s):

 

1. The attention of the applicant is drawn to the contents of the letter from Wessex Water dated 8 March 2011.