Agenda item

Public participation:

 

Ms Dawn Watson spoke in objection to the application

Mr T Willingham spoke in support of the application

Cllr Richard Coward, on behalf of Steeple Langford Parish Council, spoke in objection to the application                                   

 

A site visit was held prior to the meeting which was attended by the following members:

 

Cllr R Britton

Cllr B Dalton

Cllr J Green

Cllr J Smale

Cllr F Westmoreland

Cllr I West

 

The Planning Officer introduced the report and asked members to note a slight amendment to the recommendation.

 

A debate ensued and members discussed the highways issues and asked that a condition be added to ensure that water was retained on site.

 

It was

 

RESOLVED:

 

Planning Permission be GRANTED for the following reason:

 

The Council is required to give a summary of the reasons for this decision and its conditions, and a summary of the development plan policies and proposals relevant to the decision and its conditions. These are set out below:

 

The decision to grant planning permission has been taken on the grounds that the proposed development would not cause any significant harm to interests of acknowledged importance and having regard to the National Planning Policy Framework and the following policies in the South Wiltshire Core Strategy, namely policies:

 

G1, G2 – General Development Criteria

C4, C5 – Development within the Cranborne Chase and West Wiltshire Downs Area of Outstanding Natural Beauty (AONB)

D2 - Design

H16 – Development within Housing Policy Boundary (HPB)

C12 – Protected species

CN11 – Views into and out of conservation areas

CN5 – Impact to setting of listed buildings

R2 - Public open space

In accordance with paragraph 187 of the National Planning Policy Framework, Wiltshire Council has worked proactively to secure this development.

 

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 and finishes to be used for the external walls and roofs of the buildings 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: G1, G2, C4, C5, D2, H16, CN11, CN5

 

(3)  The established boundary hedge and bank to the west boundary with Berwick Lane shall be retained and enhanced with additional hedge planting.

No development shall take place until the species, planting sizes and densities of the additional hedge planting has been submitted to, and approved in writing by the Local Planning Authority.

 

All additional hedge planting shall be carried out in the first planting and seeding season following the completion of the devleopment or first occupation of the building, 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 specieis, unless otherwise agreed in writing by the Local Planning Authority.

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

 

Policy: G1, G2, C4, C5, D2, H16, CN11, CN5

 

(4) The established boundary hedge to the east boundary of the site with the adjacent fields shall be retained.

 

Reason:  To ensure a satisfactory landscaped setting for the development in the interest of visual amenity and to minimise the effects on biodiversity, including those to the adjacent allotment site.

 

Policy:  G1, G2, C4, C5, D2, H16, CN11, CN5, C12

 

(5)  No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable drainage details, has been submitted to and approved by the local planning authority. The development shall not be first 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: G2

 

(6)  The development hereby permitted shall not be first occupied until the first five metres of the access, measured from the edge of carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

 

Reason: In the interests of highway safety.

 

Policy: G2

 

(7)  The development hereby permitted shall not be first occupied until the access, turning and parking area has been completed in accordance with the approved plans.  The areas shall be maintained for those purposes at all times thereafter.

 

Reason:  To ensure that adequate provision is made for parking within the site in the interests of highway safety.

 

Policy: G2

 

(8)  The access shall remain ungated.

 

Reason: In the interests of highway safety.

 

Policy: G2

 

(9)  Before the development hereby permitted is first occupied the first floor windows in the south elevation shall be glazed with obscure glass only and the windows shall be permanently maintained with obscure glazing at all times thereafter.

 

Reason:  In the interests of residential amenity and privacy.

 

Policy: G2 (General Development Guidance)

(10) Notwithstanding the provisions of the Town and Country Planning (General Permitted

Development) Order 1995 (as amended by the Town and Country Planning (General

Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), no windows, doors, rooflights or other form of openings other than those shown on the approved plans, shall be inserted in the development hereby permitted.

 

Reason:  In the interests of residential amenity and privacy.

 

Policy: G2 (General Development Guidance)

 

(11)  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending those Orders with or without modification), no development within Part 1, Classes A-E shall take place on the dwellinghouse hereby permitted or within their curtilage.

 

Reason:  In the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions, extensions or enlargements.

 

Policy:  G1, G2, C4, C5, D2, H16, CN11, CN5

 

(12) The garage/workshop hereby permitted shall be used only for storage and maintenance of domestic vehicles incidental to the enjoyment of the associated dwelling and not for any trade, business or commercial purposes whatsoever.

 

Reason:  In order that the Local Planning Authority may retain planning control over the use of the premises in the interests of regulating any alternative kinds of activities/operations which could have adverse effects upon highway safety.

 

Policy: G2 (General)

 

(13) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), the garage/workshop hereby permitted shall not be converted to habitable accommodation.

 

Reason:  To secure the retention of adequate parking provision, in the interests of highway safety.

 

Policy:  G2

 

(14) This development hereby permitted shall be carried out in accordance with the following approved plans:

 

Plan reference Location and Site Plan, dated 08/04/2012, received by this office 12th November 2012

Plan reference Site Plan, dated 08/04/2012, received by this office 12th November 2012

Plan reference Ground & First Floor plans, sections, and roof plan dated 08/04/2012, received by this office 12th November 2012

Plan reference Elevations, dated 08/04/2012, received by this office 12th November 2012

Plan reference Plan indicating location of section plans, dated 08/04/2012, received by this office 12th November 2012

Plan reference North-South Sections, dated 08/04/2012, received by this office 12th November 2012

Plan reference East-West Sections, dated 08/04/2012, received by this officer 12th November 2012

 

Reason:  For the avoidance of doubt and in the interests of proper planning.

 

INFORMATIVE:- Protected Species

 

Certain species are protected under Part 1 of the Wildlife and Countryside Act 1981 and others are protected under the Habitats Regulations.  Some are protected under their own legislation. 

 

The protected species legislation applies independently of planning permission and the work hereby granted consent does not override the statutory protection afforded to these species.  The developer has legal obligations towards any protected species that may be present. Planning permission for development does not provide a defence against prosecution under protected species legislation.

 

It is expected that slow worms and possibly other reptiles may occur at the application site in low numbers. These species are protected from being harmed under the Wildlife and Countryside Act 1981 (as amended) and planning permission does not provide a defence against prosecution under this act. In order to minimise the risk of these species being harmed, the developer is advised to clear vegetation during the winter, remove all waste arising from such clearance and maintain vegetation as short as possible. If these species are found during the works, the applicant is advised to stop work and follow advice from an independent ecologist or a Council Ecologist (01225 713875).

 

There is a low risk that bats and breeding birds may be disturbed or harmed during the demolition of the existing garage. The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place.  Planning permission does not override the statutory protection afforded to any such species.  In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist (please see the IEEM Professional Directory - http://www.ieem.net/members-directory) and consider the need for a licence from Natural England prior to commencing works. 

 

Please see Natural England’s website for further information on protected species.

http://www.naturalengland.org.uk/Images/ProtectedSpeciesLists_tcm6-25123.pdf

 

INFORMATIVE:- Wessex Water

 

Water Supply and Waste Connections

 

New water supply and waste water connections will be required from Wessex Water to serve this proposed development.  Application forms and guidance information is available from the Developer Services web-pages at our website www.wessexwater.co.uk

 

Please note that DEFRA intend to implement new regulations that will require the adoption of all new private sewers.  All connections subject to these new regulations will require a signed adoption agreement with Wessex Water before any drainage works commence.

Further information can be obtained from our New Connections Team by telephoning 01225 526 222 for Water Supply and 01225 526 333 for Waste Water.

 

S105a Public Sewers

 

On 1st October 2011, in accordance with the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011, Wessex Water became responsible for the ownership and maintenance of thousands of kilometers of formerly private sewers and lateral drainage (section 105a sewers).

 

At the date of transfer many of these sewers are unrecorded on public sewer maps.  These sewers can be located within property boundaries at the rear or side of any premises in addition to the existing public sewers shown on our record plans.  They will commonly be affected by development proposals and we normally advise applicants to survey and plot these sewers on plans submitted for Planning or Building Regulations purposes.

More information relating to this transfer can be found on our website.  It is important to undertake a full survey of the site and surrounding land to determine the local drainage arrangements and to contact our sewer protection team on 01225 526 333 at an early stage if you suspect that a section 105a sewer may be affected.

 

INFORMATIVE:- Material samples

 

Please note that the planning office does not have the facility to receive material samples.  Please deliver materials for approval to site, with a notification to the planning office where they are to be found.

 

INFORMATIVE: - Party Wall Act

 

It is noted that the development hereby approved involves construction on or near a boundary with an adjoining property.  The applicant is advised that this planning permission does not authorise any other consent which may be required from the adjoining landowner or any other person, or which may be required under any other enactment or obligation.

 

INFORMATIVE:- Access to the site

 

The applicant is advised that due to the narrow nature of the access road leading to the site, companies making deliveries or attending the site to carry out work should be advised to use smaller vehicles that can safely access the site.