Agenda item

Conversion of stable block into 1 bed dwelling, amended access and associated works.

 

Public Participation

 

Simon Chambers, agent, spoke in support to the application.

 

Councillor Tom Hall, of Colerne Parish Council spoke in objection to the application.

 

The Planning Officer, Simon Smith, introduced a report which recommended granting planning permission, subject to conditions, for the conversion of a stable block into a 1 bed dwelling, amended access and associated works.

 

Key issues highlighted included: the principle of development; its impact on heritage assets; the design/character and appearance of the area (AONB); highways and parking and residential amenity.

 

Members of the Committee then had the opportunity to ask technical questions of the officer which focused on: whether the application was for a separate dwelling or for an annex to be connected to the existing property; parking arrangements; the number of bedrooms in the bungalow and the location of its windows.

 

Members of the public then had the opportunity to address the Committee, as detailed above.

 

Councillor Brian Matthew, Division Member, spoke regarding the application with the main points focusing on the area’s cultural and historical significance and parking arrangements.

 

At the start of the debate a proposal was moved by Councillor Peter Hutton, seconded by Councillor Toby Sturgis to grant planning permission as detailed in the report.

 

During the debate the main points raised were: that, currently, national and local policy did not support the possibility of ‘overdevelopment’ on this site; over parking arrangements and and whether more storage space would be needed (sheds etc.) for the separate dwelling.

 

Resolved

 

That planning permission is approved 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.    The development hereby permitted shall be carried out in accordance with the following approved plans:

 

Plans as received by the LPA 16/04/2018:

Existing Plans and Section (1740 S/03, Dated: Jan 2018);

Existing Elevations (1740 S/04, Dated: Jan 2018); and

Existing Site Plan (1740 S/02, Dated: Jan 2018).

Plan as received by the LPA 09/07/2018:

Location Plan (1740 S/01 Rev: A, Dated: Jan 2018).

Plans as received by the LPA 04/09/2018:

Proposed Elevations (1740 P/07 Rev: C, Dated: 04.09.18);

Proposed Plans and Section (1740 P/06 Rev: D, Dated: 04.09.18); and

Proposed Site Plan (1740 P/05 Rev: D, Dated: 04.09.18).

 

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

 

3.    No part of the development hereby permitted shall be occupied until the access, turning area 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.

 

One off-street parking space as shown on the site plan must be retained for use in association with the new dwelling in perpetuity.

 

REASON: In the interests of highway safety and to ensure the revised access is no wider than as indicated on the approved plans, to safeguard the character and appearance of the area/setting of heritage assets.

 

4.    No walls shall be constructed on site, until a sample wall panel, not less than 1 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

 

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

 

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 in writing by the Local Planning Authority. The new dwelling shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: 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 that the development can be adequately drained.

 

6.    Prior to first occupation of the building as self-contained accommodation, details of the boundary treatment to be installed along the boundaries of the garden and private areas of the new accommodation shall have been submitted to and agreed in writing by the Local Planning Authority. The boundary treatments shall be implemented in complete accordance with those details so agreed and shall remain in that condition thereafter.

 

REASON: In the interests of securing a boundary treatment that provides suitable privacy and amenity levels for existing and future residents as well as to ensure the boundary treatment is respectful of the sites sensitive location in the Conservation Area.

 

7.    All new trees shown on the approved site plan shall be planted in the first planting and seeding season following the first occupation of the converted building or the completion of the development, whichever is the sooner.

 

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

 

8.    The rooflights hereby approved shall be of the 'conservation' type with a single vertical glazing bar and mounted flush with the roof slope.

 

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

 

9.    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/extensions or external alterations to the former stable building subject to the conversion 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 external alterations.

 

10.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.

 

11.INFORMATIVE TO APPLICANT:

The revised access may impact upon a street sign within the public highway. It is recommended that northernhighways@wiltshire.gov.uk is contacted prior to any works are due to commence. Any relocation required would be at the applicants own expense.

 

12.INFORMATIVE TO APPLICANT:

There is a low risk that bats may occur at the development site. Many species of bat depend on buildings for roosting, with each having its own preferred type of roost. Most species roost in crevices such as under ridge tiles, behind roofing felt or in cavity walls and are therefore not often seen in the roof space. Bat roosts are protected all times by the Conservation of Habitats and Species Regulations 2010 (as amended) even when bats are temporarily absent because, being creatures of habit, they usually return to the same roost site every year. Planning permission for development does not provide a defence against prosecution under this legislation or substitute for the need to obtain a bat licence if an offence is likely. If bats or evidence of bats is found during the works, the applicant is advised to stop work and follow advice from an independent ecologist or to contact the Bat Advice Service on 0845 1300 228, email enquiries@bats.org.uk or visit the Bat Conservation Trust website.

 

13.INFORMATIVE TO APPLICANT:

The applicant is advised that storage and mixing of materials must take place on hardstanding away from trees.

 

14.INFORMATIVE TO APPLICANT:

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer. Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.

 

 

15.INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

 

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

16.INFORMATIVE TO APPLICANT:

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.

 

17.INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

18.INFORMATIVE TO 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.