Agenda item

A site visit is to be arranged for this item.

Public Participation

 

Bryony Stala (agent) spoke in support of the application.

 

The Planning Officer presented his report to the Committee which recommended that permission be granted subject to conditions.

 

Members of the Committee then had the opportunity to ask technical questions of the officer. It was noted that this site was owned by Wiltshire Council but the applicant had no involvement with the Council. The front elevation of the historic building would remain unchanged. The flood risk assessment was discussed with the advice of the Environment Agency was taken into consideration.

 

The extension of a wall in relation to the site access was discussed and the Conservation Officer had no issue with the insetting of the wall. Spatial planning boundaries and the core strategy were also raised. A possible contribution to the creation of a pavement was discussed but it was heard that there was no justified Highway’s reasoning for this. Concern was raised regarding young people having to cross the road to a very narrow pavement and then having to cross again to the school. The width of the highway by the site was also highlighted and the contribution to R2 was raised.

 

An item of late correspondence was circulated at the meeting.

 

The Local Member, Cllr Mary Douglas, spoke in support to the application. Cllr Douglas believed there had been significant public interest in this application and therefore a decision should be made in public. Cllr Douglas raised concern in regarding the pavement due to the locality of a school – Cllr Douglas had photographed a mother walking with her child in the road.

 

Members raised concerns in regards to the lack of pavement immediately outside of the property. The Chairman stated that it would not be possible to force the applicant to install an inside pavement. The Chairman stated that this was an ideal site for development as it was an existing site but stated that it was unfortunate that there was no affordable housing on the site. Condition 12 was discussed and it was heard that the technical drawings were unavailable.

 

The Area Development Manager clarified that there were pavements on either side of the development. The need for social housing on this site was debated by Members and it was noted that the residents in the area ‘fully supported’ the development. The Highways Officer was asked by Members about the historic wall but it was noted that the wall currently impacted on Highway visibility. Some Members stated concerns with the Highways advice in regards to the lack of pavement in front of the site.

 

Resolved:

 

To approve planning permission for the following reasons:

 

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 the external walls and roofs (for both the new houses and the alterations/extensions to Orchard House) 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.

 

3          No development shall commence on site until details of all eaves, verges, windows (including head, sill and window reveal details), doors, rainwater goods, chimneys, dormers and canopies for each of the new houses 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.

 

4          No works shall commence on site until a full survey, including analysis, and photographic record of the listed front boundary walls and railings has been submitted to and approved in writing by the Local Planning Authority.

 

REASON: To secure the proper recording of the listed building.

 

5          No development shall commence until a detailed method statement and plan(s)/elevation(s) for the proposed alterations to the access to the site and adjoining walls/railings have been submitted to the local planning authority for approval in writing.  The method statement and plan(s)/elevation(s) shall detail any changes required to the existing walls to accommodate visibility splays in particular. The development shall be carried out strictly in accordance with the approved method statement and plan(s)/elevation(s).

 

REASON: The application contains insufficient detail to address these matters at this time.

 

6          No development shall commence within the area indicated (proposed development site) until:

 

*           A written programme of archaeological investigation or a written proposal for the preservation in situ of the area of archaeological significance, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

*  The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON: To enable the recording of any matters of archaeological interest.

 

7          No development shall commence until a scheme to ensure the development makes adequate provision for recreation facilities made necessary by the development has been submitted to the local planning authority and approved in writing.  The scheme shall include a timeframe for its implementation, and the scheme shall be implemented in accordance with this timeframe.

 

REASON: To ensure adequate delivery of recreation facilities made necessary by the development in accordance with saved Policy R2 of the Salisbury District Local Plan.

 

8          No development shall commence until details of all hard landscaping materials (including access road surfacing materials) have been submitted to the local planning authority for approval in writing.  Development shall be carried out in accordance with the approved details prior to first occupation of any part of the development or in accordance with a programme to be first agreed in writing by the local planning authority, whichever is the sooner.

 

All soft landscaping shall be carried out strictly in accordance with drawing no.

2913-101 dated April 2014.

 

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

 

9          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.

 

10         The development hereby approved shall be carried out strictly in accordance with the Arboricultural Impact Appraisal and Method Statement by Technical Arboriculture dated April 2014.

 

REASON: To ensure appropriate protection for trees proposed to be retained.

 

11        No other works shall commence on the development site until the revised access and visibility splays shown on the approved plans  (no. 4586.001 dated April 2014) have been provided with no obstruction to visibility at or above a height of 900mm above the nearside carriageway level. The existing accesses indicated to be stopped up shall be permanently stopped up no later than first occupation of any of the dwellings hereby approved.  The visibility splays shall be maintained free of obstruction at all times thereafter.

 

REASON: In the interests of highway safety.

 

12        No individual dwelling hereby permitted shall be first occupied until the access, turning area and parking spaces serving that dwelling have been completed in accordance with the details shown on the approved plans. These areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

13        The first floor landing window and the stair window in the rear (west) facing elevation of unit 4 shall be glazed with obscured glass only and fixed shut prior to the first occupation of unit 4, and the windows shall be permanently maintained as such thereafter.

 

REASON: In the interests of residential amenity and privacy.

 

14        Before works commence the applicant shall submit to the Local Planning

Authority for approval approval in writing details of the design and locations of

at least 2 bat tubes which will be integrated into the construction of one or more of the dwellings. The development shall be completed in accordance with the approved measures.

 

REASON: To ensure ecological enhancement as an outcome of the development.

 

15        Removal of tree and scrub vegetation to allow construction works to proceed will be undertaken during the period 1st September and 28th February only, or if outside this period only within 48 hours of a site survey by a professional ecologist and in accordance with their written recommendations following such a survey.

 

REASON: To protect ecological interests.

 

16        Finished floor levels of the dwellings hereby approved shall be no lower than

50.1 metres above Ordnance Datum (AOD).

 

REASON: To reduce the risk of flooding to the proposed development and future occupants.

 

17        No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details.

 

REASON: In the interests of sustainable development and climate change adaptation.

 

18        Prior to the erection of any sheds, summerhouses or other buildings indicated to be erected on the Proposed Site Plan details of their designs shall be submitted to the local planning authority for approval in writing.  The buildings shall then be erected in accordance with the approved details.

 

REASON: The application contains insufficient detail to consider this at this time.

 

19        The development hereby permitted shall be carried out in accordance with the following approved plans:

 

no. 002 PL00 dated 03/14 (received by lpa 23/04/14)

no. 001 PL00 dated 03/14 (received by lpa 23/04/14)

no. 022 PR05 dated 29/07/14 (received by lpa 15/08/14)

no. 023 PR02 dated 24/07/14 (received by lpa 15/08/14) no. 024 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 025 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 026 PR02 dated 24/07/14 (received by lpa 15/08/14) no. 027 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 028 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 030 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 031 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 032 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 033 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 034 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 035 PR01 dated 24/07/14 (received by lpa 15/08/14) no. 036 PR02 dated 24/07/14 (received by lpa 15/08/14) no. 037 PR02 dated 24/07/14 (received by lpa 15/08/14) no. 038 PR02 dated 24/07/14 (received by lpa 15/08/14) no. 039 PR03 dated 24/07/14 (received by lpa 15/08/14)

no. 4586.001 (access) dated 04/14 (received by lpa (23/04/14)

no. 2913 101 (landscaping) dated 04/14 (received by lpa 23/04/14)

 

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

 

20        INFORMATIVE: The applicant's attention is drawn to the informatives from the Environment Agency which can be viewed on the Council's website.