Agenda item

Demolition of existing dwelling (Use Class C3), and erection of replacement dwelling, garage, hard and soft landscaping and associated works.

Public Participation

 

·       Mr Robert Bailey - spoke in opposition to the application

·       Mr Dan Roycroft - spoke in support of the application

·       Cllr Alan Phizacklea (Aldbourne Parish Council) – spoke in opposition to the application

 

 

The Conservation and Planning Officer James Repper introduced a report which recommended that the application for the demolition of existing dwelling (Use Class C3), and erection of replacement dwelling, garage, hard and soft landscaping and associated works, be approved. Key details were stated to include the scale and appearance of the development as well as its impact on the North Wessex Downs National Landscape.

 

The officer explained that the proposed development was located in open countryside approximately a kilometre outside of the village of Aldbourne. Whist it was outside of defined settlement boundaries, the proposed development met the exception policies in the Wiltshire Core Strategy as it was replacing an existing dwelling. Although the proposed development was taller than the exiting bungalow, it was highlighted that the design, in the vernacular style, conformed to guidance in the National Landscape’s management plan and that the scheme had not received any objections from the council’s landscape team.

 

Members of the Committee then had the opportunity to ask technical questions of officers.

 

Details were sought on how the footprint of the proposed dwelling compared to the existing bungalow on the site. It was explained that the footprint was similar in size to the existing structure, although the height would increase from 5.91 metres to 8.92 metres. It was reported that a Policy HC25 from the old Kennet District Local Plan specified that a replacement dwelling should not be substantially larger. However, an inspector had found that the definition of substantial was imprecise.

 

It was clarified that the North Wessex Downs National Landscape had been invited to comment on the application, but they had not done so.

 

It was also noted that there had been changes to the original design which had seen the proposed replacement dwelling moved further from the northern boundary of the site to allow enhanced planting.

 

In response to a query about whether it was necessary for the detached garage for the property to be two storeys high, officers reiterated that there had been no technical objections from statutory consultees.

 

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

 

 

The Unitary Division Member, Cllr James Sheppard then spoke in objection to the application.

 

Officers then had the opportunity to respond to the points raised by the public and Unitary Division Member.

 

In order to begin the debate, it was proposed by the Vice-Chairman, seconded by Cllr Dominic Muns, that the application be granted.

 

A debate followed where issues such as the landscape impact, external lighting, design and elevated position of the development, were discussed. In response to queries it was stated that permitted development rights would allow the existing bungalow to be extended into the loft.

 

 At the conclusion of the discussion on the proposal, it was then:

 

Resolved

 

That planning permission for the demolition of existing dwelling (Use Class C3), and erection of replacement dwelling, garage, hard and soft landscaping and associated works, be APPROVED.

 

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:

 

·       Application Form & Certificate Received 1st August 2024

·       Plans  & Documents Ref:

·       Location Plan Received 1st August 2024

·       Revised Landscaping & Block Plan DWG: DPLC/413/LP01/A Received 26th September 2024

·       Revised Proposed South Elevation DWG: 820 P110 B Received 26th September 2024

·       Revised Proposed Ground Floor Plan DWG: 820 P100 A Received 26th September 2024

·       Revised Proposed West Elevation. DWG: 820 P113 A Received 26th September 2024

·       Revised Proposed First Floor Plan DWG: 820 P101 A Received 26th September 2024

·       Revised Proposed North Elevation DWG: 820 P111 B Received 26th September 2024

·       Arboricultural Report – ADS Surveys Received 1st August 2024

·       Tree Removal Plan DWG: 25.10.24-TCP-A3L Received 25th October 2024

·       Tree Protection Plan DWG: 25.10.24-TCP-A3L Received 25th October 2024

·       Landscape Masterplan DPLC413LM01 Received 1st August 2024

·       Preliminary Ecological Appraisal. 22/05/2023. Ecosupport Received 1st August 2024

 

REASON: For the avoidance of doubt, in the interests of proper planning and for the protection, mitigation and enhancement of biodiversity.

 

3.    No new external artificial lighting shall be installed at the site unless otherwise agreed in writing by the local planning authority.

         

          REASON: In the interests of conserving biodiversity.

 

4.    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 rooflights, other than those shown on the approved plans, shall be inserted in the roof slopes of the development hereby permitted.

 

REASON:  In the interests of residential amenities, privacy and to prevent excessive light pollution within the North Wessex Downs National Landscape.

 

5.    The development hereby permitted shall not be first occupied until the first 5m of the access, measured from the edge of the carriageway and/or whole of the parking area, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

 

          REASON: In the interests of highway safety

 

6.    No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces [to include at least 1 EV space] have been completed in accordance with the details shown on the approved plans. The areas shall always be maintained for those purposes thereafter and maintained free from the storage of materials.

 

          REASON: In the interests of highway safety.

 

7.    No development shall commence on site (including any works of demolition), until a Construction MANAGEMENT Statement, together with a site plan, which shall include the following:

 

1. the parking of vehicles of site operatives and visitors;

2. Number and size of delivery vehicles/ construction vehicles

3. loading and unloading of plant and materials;

4. storage of plant and materials used in constructing the development;

5. wheel washing facilities;

6. measures to control the emission of dust and dirt during construction;

7. a scheme for recycling/disposing of waste resulting from demolition and construction works; and

8. measures for the protection of the natural environment.

9. hours of construction, including deliveries;

10. pre-condition photo survey ( a photo taken every 20m ) along the Brown track for where it meets the main road to the site access (specific photos of site access to be taken) any damage related to the development (including to verge/over-run areas) will be put right (to the satisfaction of the LHA) within 6 months of the development completion.

         

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the Local Planning Authority.

 

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

8.    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

 

Informative:

 

1.    The application involves changes to the existing access on a Brown Track. The consent hereby granted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence will be required from Wiltshire’s Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact our Vehicle Crossing Team on vehicleaccess@wiltshire.gov.uk and/or 01225 713352 or visit their website at http://wiltshire.gov.uk/highways-streets to make an application. The applicant must also ensure that any works within 8m of a watercourse (including discharge to and/or piping of roadside ditches) will require full Land Drainage Consent. Please contact the Drainage Team at Drainage@wiltshire.gov.uk

 

2.    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 https://www.wiltshire.gov.uk/dmcommunityinfrastructurelevy.

 

3.    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.

 

4.    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.