Agenda item

Application Number: PL/2024/07428 (FULL) & PL/2024/07589 (LBC) - Howards House Hotel, Teffont Evias, Salisbury, SP3 5RJ

Meeting of Southern Area Planning Committee, Thursday 19 December 2024 3.00 pm (Item 78.)

FULL

Construct a single storey orangery building to the south elevation of the building to form a dining room. Change of use of land to form car park for customers, involving laying of permeable surfacing to reinforce existing ground surface. (resubmission of PL/2023/07927).

LBC

Formation of enlarged opening within timber framed partition between existing dining room and lounge at ground floor level within main hotel building. Construct a single storey orangery building to the south elevation of the building to form a dining room. (resubmission of PL/2023/08124)

Minutes:

Public Participation

Mr Ben Keating (on behalf of applicant/landowner) spoke in support of the application

Mr Dan Brod (Development Partner) spoke in support of the application

Ms Clare Bolton (Agent) spoke in support of the application

Cllr David Wood Teffont Parish Council spoke in objection to the application.

The Planning Team Leader, Richard Hughes, introduced a joint report which covered the Full and the Listed Building Consent applications for the site.

The Officer recommendation was refusal for both applications.

Key details stated in the report included the principle of development, character and design including impacts on heritage assets, Highway safety/parking, ecology and neighbour amenity.

The Officer drew attention to the strong concerns of the conservation officer and the local support as detailed in the report.

Members of the committee then had the opportunity to ask technical questions of the officer. Details were sought on the permeable surface for the planned walkway and bollards.

Members of the public then had the opportunity to present their views to the committee. There were no public speakers registered.

The unitary division member, councillor Bridget Wayman then spoke in support of the application, noting her agreement with the comments in support provided by the applicant and the parish council chairman.

Cllr Wayman noted that previous applications had been refused after she had missed calling them in, under the belief that they would be automatically approved.

Cllr Wayman expressed her support for the proposals which would see a grade II listed building rescued from deterioration, in the efforts to make the premises a viable business.

Councillor Wayman moved the motion of approval, against Officer recommendation, on the grounds that the positive public and other benefits of bringing the hotel and listed building back into use outweighed the very limited harm that would be caused by the proposals.

This was seconded by Councillor Nabil Najjar.

A debate followed where the Committee discussed the support shown by the residents and the parish council and the balance between the impact on the listed buildings against the significant public benefits in rejuvenating a deteriorating building for future use within the community.

The Committee agreed that the proposed works warrants clear community benefit as a place for people to meet in a community hub in an area that was rurally isolated. In addition, it would provide a form of business development to revitalise a building which was in deterioration.

The Committee discussed and sought advice from the Officer on conditions which should be applied should the application be approved.

After full consideration of the heritage issues and the Conservation Officers concerns, Members considered that the very limited harm caused was significantly outweighed by the positive public and other benefits of bringing the hotel and listed building back into use, including the heritage enhancements to the property which had fallen into disrepair externally.

At the close of debate,

It was:

Resolved

That planning permission for PL/2024/07428 (FULL) be granted 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 and documents.

Application form received 07/08/2024 Location plan Drg no TEF_20.0_TeffontHouse_Location_Rev1_JG_2023.09.26

received 07/08/2024

Site plan Drg no TEF_20.0_TeffontHouse_Site_Rev2_JG_2024.03.13 received 07/08/2024

External Lighting Report by Delta Green Environmental Design Revision: S2/P03 dated 12th March 2024 received 07/08/2024

Electrical schedules Revision: P03 Ref: 24005-DGE-XX-XX-SH-E-3200 dated 12^th March 2024 received 07/08/2024

Timber joinery details received 07/08/2024

Block and site plan of orangery Drg no OV-RK-SP(b) received 07/08/2024

Car park block plan Drg no PA 01 B received 07/08/2024

Listed building internal plans and elevations Drg no 3875-81 received 07/08/2024

Roof lantern cross sections received 07/08/2024

Planning Design and Access and Flood Statement V3 received 08/08/2024

Proposed roof plans and elevations Drg no OV-RK-ELE-PR(d) received 14/08/2024

Lighting layout Drg no 24005-DGE-XX-XX-DR-E-6351-S2-P03 received 14/08/2024

Floor plans Drg no OV-RK-ELE-FP(d) received 14/08/2024

Isoline Plot Drg no 24005-DGE-XX-XX-DR-E-6350-S2-P03 received 14/08/2024

Statutory Biodiversity Metric. January 2024. Billie Clifford

Construction Environment Management Plan. February 2024. Phlorum

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

protection, mitigation and enhancement of biodiversity

3 No part of the development hereby permitted shall be first brought into use until the parking spaces [14] have been completed in accordance with the details shown on the approved plans and made available for use. The parking area shall be maintained for those purposes for the lifetime of the development.

REASON: In the interests of highway safety.

4 Prior to the commencement of works, including demolition, ground works/excavation, site clearance, vegetation clearance and boundary treatment works, a Construction Environmental Management Plan (CEMP) shall be submitted to the local planning authority for approval in writing. The Plan shall provide details of the avoidance, mitigation and protective measures to be implemented before and during the construction phase, including but not necessarily limited to, the following:

• Identification of ecological protection areas/buffer zones and tree root protection areas and details of physical means of protection, e.g. exclusion fencing.

• Working method statements for protected/priority species, such as nesting birds and reptiles. Development shall be carried out in strict accordance with the approved CEMP.

REASON: To ensure adequate protection and mitigation for ecological receptors prior to and during construction, and that works are undertaken in line with current best practice and industry standards and are supervised by a suitably licensed and competent professional ecological consultant where applicable.

5 No works shall commence on site until the following details have been submitted to and approved in writing by the Local Planning Authority

• a scheme of hard and soft landscaping (to include means of enclosure and a detailed planting specification showing all plant species, supply and planting sizes and planting densities and finished levels and contours)

• details and samples of all materials

• details of all lighting

All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first use of the development 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.

The development shall be carried out in accordance with the agreed details and shall remain for the lifetime of the development.

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 to protect the character of the National Landscape and minimise impacts on the heritage assets.

Informatives:

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 (Amendment) (EU Exit) Regulations 2019 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 the applicant is advised to follow the advice of a professional ecologist or to contact Natural England’s Batline through the internet.

All British birds, their nests and eggs are protected under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000 while birds are nesting, building nests and sitting on eggs. The applicant is advised to check any structure or vegetation capable of supporting breeding birds and delay removing or altering such features until after young birds have fledged. Damage to extensive areas that could contain nests/breeding birds should be undertaken outside

the breeding season. This season is usually taken to be the period between 1st March and 31st August, but some species are known to breed outside these limits.

The habitat within the proposed development site and the surrounding area is suitable for roosting, foraging and commuting bats. An increase in artificial lux levels can deter bats which could result in roost abandonment and/or the severance of key foraging areas. This will likely result in a significant negative impact upon the health of bat populations across the region. Artificial light at night can have a substantial adverse

effect on biodiversity. Any new lighting should be for the purposes for safe access and security and be in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication GN01:2021, ‘Guidance for the Reduction of Obtrusive Light’ (ILP, 2021), and Guidance note GN08/23 “Bats and

artificial lighting at night”, issued by the Bat Conservation Trust and Institution of Lighting Professionals.

With regards to the LBC application PL/2024/07589, Councillor Sven Hocking then moved the motion of Approval against Officer recommendation.

This was seconded by Councillor Bridget Wayman.

With no further debate, the Committee voted on the motion of Approval with conditions.

It was;

Resolved

That planning permission for PL/2024/07589 (LBC) be granted, subject to the following conditions:

1 The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) 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 ollowing approved plans and documents.

Application form received 07/08/2024

Location plan Drg no

TEF_20.0_TeffontHouse_Location_Rev1_JG_2023.09.26

received 07/08/2024

Site plan Drg no TEF_20.0_TeffontHouse_Site_Rev2_JG_2024.03.13 received

07/08/2024