Agenda item

17/04897/FUL - 92a Queen Alexandra Road, Salisbury, SP2 9LB

Meeting of Southern Area Planning Committee, Thursday 19 October 2017 3.00 pm (Item 215.)

Demolish existing & erect two No.3 bed houses & two No.2 bed bungalows with parking

Minutes:

Public Speakers

Dave Hacker spoke in objection of the application

Jack Holloway spoke in objection to the application

Philip Holdcroft spoke in support of the application

The Senior Planning Officer Lucy Minting, introduced the report, which recommended that the application for the demolition of existing buildings & erect two No.3 bed houses & two No.2 bed bungalows with parking, be approved with conditions, as detailed in the report.

The development included 9 parking spaces which amounted to 2 for each dwelling and one for visitors, positioned in the driveway.

The previously refused scheme had gone to appeal and was dismissed by the inspector. That report was a material consideration.

Members of the Committee then had the opportunity to ask technical questions of the Officer. It was clarified that it was not necessary to condition the ownership of the shared driveway.

Members of the public then had the opportunity to present their view to the

Committee as detailed above.

It was noted that the current tenant had witnessed hedgehogs and other wildlife in the grounds of the development site. However there was no specific requirement to have an ecology study, this could be included as an informative.

The removal of one dwelling increased the separation distances and mass of the heights of the buildings. The dwellings would all benefit from good sized gardens.

There had been no objections from key consultees and the scheme was compliant with development plan policies.

The Unitary Division Member, Cllr John Walsh then spoke in objection to the

application, noting that the small route down from Queen Alexander Road was not relative, but it was the route to Wellington Way. The road in the evening was busy with parked cars. The developer was hungry to cram houses into this space.

Despite this application being an improvement on what had been put forward before, he felt that only two houses would be better on this plot.

He stated that Salisbury City Council was not happy with the double parking, and added that the problems would be worse in the evening when people returned home from work and parked their cars.

He felt that the proposal was overdevelopment, and was detrimental to wildlife and residents.

Cllr Devine then moved for Approval in line with Officer’s recommendation. Noting that there was a duty of responsibility for the endangered species, however this has been to appeal, the inspector had made some pertinent points and the applicant had listened to that and brought back a revised application.

This was seconded by Cllr McLennan. A debate followed.

The Committee voted on the motion of approval subject to conditions.

Resolved

That planning permission for application 17/04897/FUL be approved in line with Officer’s recommendation, with 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	The development hereby permitted shall be carried out in accordance with the following approved plans: Plan Reference: 8745/200 Site, Block and Location Plans and Indicative Street Scene Rev D, dated 06/09/2017, received by this office 06/09/2017 Plan Reference: 8745/204 Unit 4 Plans and Elevations Rev A, dated 11/05/2017, received by this office 06/06/2017 Plan Reference: 8745/203 Unit 3 Plans and Elevations Rev A, dated 11/05/2017, received by this office 06/06/2017 Plan Reference: 8745/202 Unit 2 Plans and Elevations, dated October 2016, received by this office 06/06/2017 Plan Reference: 8745/201 Unit 1 Plans and Elevations, dated October 2016, received by this office 06/06/2017 REASON: For the avoidance of doubt and in the interests of proper planning.
3	No development shall commence on site until the exact details and samples of the materials to be used for 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.
4	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:- location and current canopy spread of all existing trees and hedgerows on the land; full details of any to be retained, together with measures for their protection in the course of development; a detailed planting specification showing all plant species, supply and planting sizes and planting densities; means of enclosure; and all hard and soft surfacing materials; REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.
5	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 dwelling 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.
6	No development shall commence on site until a scheme for the discharge of surface water from the accesses/driveway, incorporating sustainable drainage details, has been submitted to and approved in writing 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.
7	The development herby permitted shall not be first occupied until the whole of the parking area serving Plots 1-2, measured from the back of the footway, together with the first five metres of the access drive to Plots 3 & 4, has been consolidated and surfaced (not loose stone or gravel). These areas shall be maintained as such thereafter. REASON: In the interests of highway safety.
8	The gradient of the access/parking areas serving Plots 1-2 and the access driveway serving Plots 3 & 4 shall not at any point be steeper than 1 in 15 for a distance of five metres from their junctions with the public highway. REASON: In the interests of highway safety.
9	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: To protect the amenity of nearby residents.
10	The dwellings hereby approved shall achieve a level of energy performance at or equivalent to Level 4 of the Code for Sustainable Homes. The dwellings shall not be first occupied until evidence has been issued and submitted to, and approved in writing by, the local planning authority certifying that this level or equivalent has been achieved. REASON: To ensure that the objectives of sustainable development equal or equivalent to those set out in Policy CP41 of the Wiltshire Core Strategy are achieved.
11	The first floor windows in the North East and South West Elevations of plots 1 and 2 shall be glazed with obscure glass only and fitted to be top hung only or fixed with a ventilation stay restricting the opening of the window prior to the first occupation of the development hereby permitted and shall be permanently maintained as such in perpetuity. REASON: In the interests of residential amenity and privacy.
12	Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions to, or extensions or enlargements of any building forming part of the development hereby permitted. 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.
13	Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or the Town and Country Planning Act 1990 (or any Order revoking and re-enacting that Order with or without modification), there shall be no windows or other forms of openings inserted above ground floor level in the side elevations of units 1 or 2 of the development hereby permitted. REASON: To secure adequate standards of privacy for the occupants of neighbouring premises.
14	Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no garages, sheds, greenhouses and other ancillary domestic outbuildings shall be erected anywhere on the site on the approved plans. REASON: To safeguard the character and appearance of the area.
	INFORMATIVE TO APPLICANT: Community Infrastructure Levy 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.
	INFORMATIVE TO APPLICANT: Surface Water and Foul Drainage The application form states foul drainage disposal will be main sewer via an existing connection – the applicant will need to investigate the location of existing foul drainage system and pipework within the site as there may be S105A public sewers crossing the site which would prevent the layout shown thus requiring a layout change or permission from Wessex Water to divert. The application form states storm water drainage disposal to be via a soakaway – this could be an issue due to the high ground water level – any soakaway MUST have at least 1m of unsaturated soil between the base of any soakaway and the agreed top water level of the ground water taking into account seasonal variations.
	INFORMATIVE TO APPLICANT: Works on the highway The consent hereby permitted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence will be required from the local highway authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact the Council’s Vehicle Crossing Team on vehicleaccess@wiltshire.gov.uk and/or 01225 713352.
	INFORMATIVE TO APPLICANT: Environmental Protection Act 1990 The applicant should be aware that Councils must investigate complaints about issues that could be a 'statutory nuisance' (a nuisance covered by the Environmental Protection Act 1990). If a complaint of statutory nuisance is justified an Abatement Notice can be served upon the person responsible, occupier or owner of the premises requiring that the nuisance be abated. In light of this legislation, the Public Protection team recommend the following: No burning of waste or other materials shall take place on the development site during the demolition/construction phase of the development. Measures should be taken to reduce and manage the emission of dust during the demolition and/or construction phase of the development.
	INFORMATIVE TO APPLICANT: Asbestos Any asbestos should only be removed by a licenced contractor Asbestos waste is classified as 'special waste' and as such, can only be disposed of at a site licensed by the Environment Agency. Any contractor used must also be licensed to carry 'special waste'.
	INFORMATIVE TO APPLICANT: Material Samples Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.
	INFORMATIVE TO APPLICANT: Protected Species 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. Please note that this consent 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 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.

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