Agenda item

The planning officer introduced the report and drew members attention to the revised recommendation on the late list.   A debate ensued and it was

 

Resolved:

 

The planning officer introduced the report and drew members attention to the revised recommendation on the late list.   A debate ensued and it was

 

Resolved:

 

 

That following completion of a legal agreement to secure the following provisions:

 

1.    That none of the dwellings to be sold separately from the remainder of the Fonthill Estate

 

2.    That two of the dwellings shall be occupied in the first instance by persons who are employed in the locality of Fonthill Bishop  (whether or not on the Fonthill estate)

 

3.    That two of the dwellings shall at all times be occupied by persons employed in the locality (whether or not on the Fonthill Estate)

 

4.    That the area of land immediately to the east of Elm Grove, shown in cross hatch on plan Drawing No: 1114/20K, is returned to agricultural use prior to the first occupation of any of the dwellings

 

5.    That the appropriate commuted sum in relation to recreation provision under Policy R2 is paid

 

 

That planning permission be GRANTED for the following reasons:

 

This revised proposal in combination with the Section 106 agreement, the local occupancy housing element in the scheme and the reduction of the existing domestic curtilage to Elm Grove by returning part of it to agriculture, effectively outweighs the restrictions on numbers of policy H19, with which it otherwise complies. A reduction in the scale of the properties and a design solution (in terms of layout and appearance and use of materials) which reflects the character of nearby estate cottages, the improved level of on site parking and the landscaping retaining and improving upon the existing characteristic hedgerow boundaries, will result in an acceptable form of development that is considered to comply with policies C2, CN8, C5, G8, and H19, by resulting in replacement dwellings that, (i) will not adversely impact on the character of the settlement designated as a housing restraint area, (ii) there will be no loss of important open spaces which contribute to the special character of the area,(iii) loss of features such as trees, hedges and walls, which contribute to the character of the area will be kept to a minimum (iv) the development will be in keeping with character of the neighbouring properties.

 

And 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) No development shall commence on site until a sample panel of stonework, 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.

 

POLICY- [CN 8 and G1 Salisbury District Local Plan]

 

(3) No development shall commence on site until 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: In the interests of visual amenity and the character and appearance of the area.

 

POLICY- [G1, CN8 Salisbury District Local Plan]

 

(4) No development shall commence on site until details of the finish to external timber, including any paint or stain to be used on the external walls and window joinery have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use.

 

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

 

POLICY-[G1, CN8, Salisbury District Local Plan]

 

(5) No works shall commence on site until details of all new rainwater goods (which shall be finished in black) and their means of fixing to the building have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

 

REASON: In the interests of preserving the character and appearance of the Conservation Area.

 

POLICY- G1, CN8 [Salisbury District Local Plan]

 

(6) No works shall commence on site until details of all new external windows and door joinery have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include depth of reveal, details of heads, sills and lintels, elevations at a scale of not less than 1:10 and horizontal/vertical frame sections (including sections through glazing bars) at not less than 1:2.  The works shall be carried out in accordance with the approved details.

 

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

 

POLICY- [G1, CN8 Salisbury District Local Plan]

 

(7) No development shall commence on site until details of the design, external appearance and decorative finish of all railings, fences, gates, walls, bollards and other means of enclosure have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details prior to the development being/ brought into use

 

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

 

POLICY-[G1, CN8 Salisbury District Local Plan]

 

(8) 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:

 

(a) indications of all existing trees and hedgerows on the land;

(b) details of any to be retained, together with measures for their protection in the course of development;

(c) all species, planting sizes and planting densities, spread of all trees and hedgerows within or overhanging the site, in relation to the proposed buildings, roads, and other works;

(d) finished levels and contours;

(e) means of enclosure;

(f) car park layouts;

(g) other vehicle and pedestrian access and circulation areas;

(h) hard surfacing materials;

 

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

 

POLICY- [G1,CN8,C4 Salisbury District Local Plan]

 

(9) 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.

 

POLICY- [G1,CN8,C4 Salisbury District Local Plan]

 

(10) The development hereby permitted shall not be first brought into use until the first five metres of the access, measured from the edge of the carriageway, 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.

 

POLICY- [G1 Salisbury District Local Plan]

 

(11) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (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 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 external alterations and in the interest of the visual amenity of the conservation area..

 

POLICY- [G1 Salisbury District Local Plan]

 

(12)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), no window, dormer window or rooflight, other than those shown on the approved plans, shall be inserted in the  roofs of the development hereby permitted.

 

REASON: In the interests of residential amenity and privacy.

 

POLICY- [G1,CN8 Salisbury District Local Plan]

 

(13) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), no windows, doors or other form of openings other than those shown on the approved plans, shall be inserted in the elevation(s) of the development hereby permitted.

REASON: In the interests of residential and general amenity.

 

POLICY-[G1,CN8 Salisbury District Local Plan]

 

(14) No development shall commence on site until all the existing buildings on site have been permanently demolished and all of the demolition materials and debris resulting there from has been removed from the site.

 

REASON: In the interests of the character and appearance of the area [and neighbouring amenities].

 

POLICY-CN8,CN9 Salisbury District local Plan

 

(15) The development hereby permitted shall not be occupied until the approved sewage disposal drainage works have been completed in accordance with the submitted and approved details.

 

REASON: To ensure that the development is provided with a satisfactory means of drainage.

 

POLICY- [G6, G8 Salisbury District Local Plan]

 

(16) 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 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.

 

POLICY- [G6, G8 Salisbury District Local Plan]

 

(17) The development hereby approved shall be carried out in strict accordance with the documents and plans submitted with the application set out in the list below. No variation from the approved documents should be made without the prior approval of this Council. Amendments may require the submission of a further application.

 

Covering letter dated 31^st August 2010

Location Plan: Drawing No 1114/26A and 1114/17B

Roof Plan: Drawing No: 1114/23C

West and East Facing Elevations Drawing No: 1114/21B and 1114/22D

Ground and First Floor Plans House 1,2,3,4 Drawing No: 1114/14/F

South Facing Elevation Drawing No: 1114/12H

North Facing Elevation Drawing No: 1114/16F

Site Sections Drawing No: 1114/27C

Site Plan Drawing No: 1114/20K

 

Reason: For the avoidance of any doubt as to the approved plans and details.

 

INFORMATIVE

 

If a new septic tank/ Treatment plant is the only feasible option for the disposal of foul water, or of there is an increase in effluent volume in to the existing system, an Environmental Permit may be required. This must be obtained from us before any discharge occurs and before any development commences. The process can take up to four months to complete and no guarantee can be given regarding the eventual outcome of an application. The applicant is advised to contact us on 08708506506 for further details on Environmental Permits or visit http:/www.environment-agency.gov.uk/business/topics/permitting/default.aspx.

 

NOTE TO APPLICANT

 

If you want to discharge treated sewage effluent, to a river, stream, estuary or the sea and the volume is 5 cubic meters per day or less, you might be eligible for an exemption rather than a permit. Similarly, if you want to discharge sewage to ground water via a drainage field or infiltration system, and the volume is 2 cubic metres per day or less, you may be eligible for an exemption rather than a permit. Please not this Environmental Permit may be subject to an Appropriate Assessment under the Habitat Directive, which would involve consultation with, and agreement from, Natural England. This is likely to apply if it is proposed to discharge in to a water course that is within or up to 3 km upstream of a SAC, SPA, Ramsar or SSSI. This may also apply if it is proposed to discharge into the ground (1) within 250m of a SAC, Ramsar or SSSI.

 

INFORMATIVE

 

Regarding  water supply  there is a water main in the vicinity of the proposal  It will be necessary for the developer to agree a point of connection onto the system for the satisfactory supply of water for the proposal  This can be agreed at the detail design stage

It is recommended that the developer should agree with Wessex Water prior to the commencement of any works on site

The developer should also be aware of the importance of checking with Wessex Water to ascertain whether there may be any uncharted sewers or water mains within or very near to the site If any such apparatus exists applicants should plot the exact position on the design site layout to assess the implications.  Please note that the grant of planning permission does not  where apparatus will be affected  change Wessex Water s ability to seek agreement as to the carrying out of diversionary

and or conditioned protection works at the applicant s expense or  in default of such agreement  the right to prevent the carrying out of any such development proposals as may affect its apparatus.

 

Wessex Water, Claverton Down Bath BA2 7WW Telephone 01225 526000