Agenda item

Public Participation

Mr Eric Daffern spoke in support on behalf of Grimstead parish council

 

The Senior Planning Officer introduced the application for alterations, extensions, and conversion of existing Staddle Stone barn and attached stable to form three bedroom dwelling with creation of associated garden.  Alterations and extension of Victorian barn to create stables, garaging and workshop.  Associated works including removal of lean-to structures within yard area. The application was recommended for approval. It was noted that a restricted occupancy condition was contained in the report.

 

Members of the Committee then had the opportunity to ask technical questions of the Officers. It was noted that the use of the stables was tied to the dwelling.

 

Members of the public then had the opportunity to present their views to the Committee, as detailed above.

 

A representative from Grimstead Parish Council spoke in support of the application.

 

The Unitary Division Member, Councillor Britton moved Officer’s recommendation for approval, seconded by Councillor Westmoreland.

 

Resolved

The application be APPROVED subject to conditions:

 

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.

 

The equestrian and agricultural farm yard and buildings as shown on plan 784-20-21 (and hatched in red) shall not be occupied at any time other than for purposes ancillary to the residential use of the main dwelling hereby approved, known as the Staddle Stone Barn, Emmotts Farm, Grimstead Road, West Grimstead SP5 3RQ. There shall be no subdivision of the planning unit. 

 

Reason: To ensure that the residential property known as the Staddle Stone Barn is not occupied by anyone who is not associated with the existing farm and equestrian use at Emmotts Farm, in the interests of future amenities.

 

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

 

Planning Statement October 2015, Pegasus Group, received 28/10/15

Design and Access Statement, Favonius Architects, received 28/10/15

Heritage Statement August 2015, Elaine Milton, rceived 28/10/15

Structural Viability Report 7463:01 14/4/15 received 28/10/15

Chalkhill Environmental Consultants, Bat Survey 578-15 15/16 July 2015, received 28/10/15

Response from Jan Freeborn, Project Ecologist, Chalkhill Environmental Consultants, received 11/1/16

Photos of Victorian Barn (stables) roof received 11/2/16 from Mr. S Lock

Site Plan, 784-20-05 Jul 2015, received 28/10/15

Block Plan, 784-20-07 Jul 2015, received 28/10/15

Location Plan, 784-20-06A Jul 2015, received 3/11/15

Drainage Plan, 784-20-19 Aug 2015, received 28/10/15

Ground Floor Plan, 784-20-01A July 2015, received 9/2/16

First Floor Plan and Roof Plan, 784-20-02 Jul 2015, received 28/10/15

Sketch Sections, 784-20-08 July 2015, received 28/10/15

Sketch Section C-C, 784-20-22 Feb 16, received 2/2/16

Typical Window Detail and Rooflight Detail, 784-20-11A, received 2/2/16

Stable Elevations, 784-20-04B Jul 15, received 14/3/16

Proposed Elevations, 784-20-03 Jul 2015, received 28/10/15

Door Details Utility Door D04, 784-20-09 Jul 2015, received 28/10/15

Door Details D05, D06, 784-20-14 Jul 2015, received 28/10/15

Door Details Breakfast Room French Door D03, 784-20-10 Jul 15, received 28/10/15

Door Details D01, 784-20-13 Jul 15, received 28/10/15

Door Details D02, 784-20-12 Jul 15, received 28/10/15

Stable Doors, 784-20-15 Jul 2015, received 28/10/15

Staddle Stone Barn and Extent of Associated Equestrian/Farm Yard, Buildings and Garden Area, 784-20-21 Dec 2015, received 3/12/15

 

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

 

No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays

 

Reason: In the interests of neighbouring amenities

 

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

 

·       A written programme of archaeological investigation, 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.

 

The development hereby approved shall be carried out in accordance with the recommendations made in section 7 of the Bat Survey report dated 15/16 July 2015 prepared by Chalkhill Environmental Consultants, as already submitted with the planning application and agreed in principle with the local planning authority before determination.

 

REASON: To ensure adequate protection and mitigation for protected species.

Only low-height, downward directional and passive infrared sensor lights shall be used on the east elevation of the barn conversion (Staddle Stone Barn) and the western elevation of the converted stables/garades/workshop building (Victorian Barn) and no external lighting shall be installed to the southern elevation of the adjacent Hay Barn, unless otherwise agreed in writing with the local planning authority. No other external lighting shall be installed on these elevations without the prior approval of the Council’s Ecologist.

 

REASON: To maintain the farmyard as a dark corridor for foraging/commuting Natterer’s and Common pipistrelle bats using the Hay Barn, and to limit the amount of light spillage into the site that may affect other foraging/commuting bats using the site, including Brown long-eared bats.

 

Before development takes place, details of the provision of bat roosting features into the converted buildings shall be submitted to the local planning authority for approval, including a plan showing the locations and types of features. The approved details shall be implemented before the dwelling hereby approved is first occupied.

 

REASON: To provide additional roosting for bats as a biodiversity enhancement, in accordance with paragraph 118 of the National Planning Policy Framework.

The development hereby approved shall be carried out in accordance with the designs for swallows depicted in the drawing 784-20-04B Stable Elevations and the photograph submitted on 11^th February 2016 by Mr. S Lock showing that swallows would continue to be able to access the roof space in the converted barn.

 

REASON: To ensure adequate protection and mitigation for protected species.

INFORMATIVES:

 

Archaeological work should be conducted by a professionally recognised archaeological contractor in accordance with a written scheme of investigation approved by this office and there will be a financial implication for the applicant.

 

The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development.  Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/communityinfrastructurelevy.

 

Please note that this consent does not override the statutory protection afforded to any protected species. All British bat species are protected under The Conservation of Habitats and Species Regulations 2010 (as amended), which implements the EC Directive 92/43/EEC in the United Kingdom, and the Wildlife and Countryside Act 1981 (as amended). This protection extends to individuals of the species and their roost features, whether occupied or not. If bats are discovered, all works should stop immediately and a licensed bat worker should be contacted for advice on any special precautions before continuing (including the need for a derogation licence from Natural England). Please also be advised that works should not take place that will harm nesting birds from March to August inclusive. All British birds (while nesting, building nests and sitting on eggs), their nests and eggs (with certain limited exceptions) are protected by law under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000. If birds are nesting on/in or within the vicinity of the proposed development, work should be undertaken outside the breeding season for birds to ensure their protection, i.e. works should only be undertaken between August and February. Further advice on the above can be sought from the Council Ecologists.

The applicant’s attention is drawn to the comments on the website made by the drainage officer regarding foul and surface water drainage and the use of the treatment plant.

 

Please be advised that nothing in this permission shall authorise the diversion, obstruction, or stopping up of any right of way in the vicinity of the site Macks Lane (GRIM21) forms the  east boundary to the site.

 

The property would be accessed by a public footpath known as Macks Lane (GRIM21). This is not recorded as a public vehicular highway.  The only recorded public rights along it are on foot. In order to drive a vehicle along Macks Lane, the new householder would need to have a demonstrable private right of vehicular access and it is an offence to drive along a public footpath without lawful authority. Vehicular users are warned that they do so at their own risk and should be aware that if they do not have a vehicular right there is no guarantee that they will be able to continually access the property with vehicles. 

The developer would be strongly encouraged to ensure that the converted buildings meet either the “very good” BREEAM standard or any such equivalent national measure of sustainable building which replaces that scheme. Please refer to Core Policy 41.