Agenda item

Public Participation

 

Mr Peter Urquhart spoke in objection to the application

Mrs Mary Corrie spoke in support of the application

Mr Richard Longfox, on behalf of Teffont Parish Council, spoke in support of the application.

 

The Planning Officer introduced the report and drew attention to the late correspondence,  A debate ensued during which issues such as retention of the Ash tree, overdevelopment, housing restraint area and impact on adjoining properties.

 

Resolved:

 

That subject to the applicant entering into a section 106 legal agreement to secure the appropriate financial contribution towards off-site recreational open space

 

Planning Permission be GRANTED for the following reason:

 

The proposed dwelling would be of an appropriate scale and design to the locality, preserving the character of the Conservation Area and Housing Restraint Area. There would be no significant adverse impacts upon the amenities of neighbours and appropriate  access, parking and turning facilities would be provided so that the development would be acceptable in highway terms. Subject to conditions the development would be safe from flooding and would not harm archaeological or ecological interests. The development would therefore accord with the aims and objectives of the development plan and other Government guidance, having particular regard to saved Local Plan policies G1, G2, G5, H19, D2, C4, C5, C12, C13, C17, C18, CN8, CN10, CN11, CN21, CN22, TR11, TR14, R2 and PPS3, PPS5, PPS9, PPS25.

 

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)    The development shall only be undertaken in accordance with the following approved plans:

 

Plan Ref….C/719/3...                 Date Received….15.12.10….

Plan Ref….C/719/4...                 Date Received….15.12.10….

Plan Ref….C/719/6...                 Date Received….09.02.11….

Plan Ref….C/719/7...                 Date Received….09.02.11….

 

Reason: For the avoidance of doubt.

 

3)    Before development is commenced, a schedule of external facing materials shall be submitted, and, where so required by the Local Planning Authority, sample panels of the external finishes shall be constructed on the site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

Reason: To secure a harmonious form of development.

 

Policy: D2, H19, CN8, C5

 

4)    Before development is commenced, details of all new windows and external doors shall be submitted to and approved in writing by the Local Planning Authority. Detailed sections and elevations of all new windows shall be submitted to at least 1:5 scale, and detailed sections and elevations of all new doors shall be submitted to at least 1:10 scale. Development shall be carried out in accordance with the approved details.

 

Reason: In the interests of the visual amenity of the development.

 

Policy: CN8

 

5)    Before development is commenced, details of all new rainwater goods shall 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 the visual amenity of the development.

 

Policy: CN8

 

6)    Before development is commenced, details of the eaves of the dwelling shall be submitted to and approved in writing by the Local Planning Authority. Detailed sections of the eaves shall be submitted to at least 1:2 scale. Development shall be carried out in accordance with the approved details.

 

Reason: In the interests of the visual amenity of the development.

 

Policy: CN8

 

7)    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 proposed species, planting sizes and planting densities;

(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;

(i) minor artefacts and structures (e.g. refuse and other storage units, lighting etc);

 

Reason: In the interests of the visual amenity of the development, and to ensure the adeqaute retention of privacy to neighbouring dwellings.

 

Policy: G2, H19, CN8, C5

 

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. 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: In the interests of the visual amenity of the development, and to ensure the adequate retention of privacy to neighbouring dwellings.

 

Policy: G2, H19, CN8, C5

 

9)    No development shall commence until:

 

a)    A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

b)    The approved programme of archaeological work has been carried out in accordance with the approved details.

 

Reason: In the interests of recording archaeological artefacts that may be present within the site.

 

Policy: CN22

 

10)The development hereby permitted shall only be carried out in accordance with the approved Flood Risk Assessment (dated January 2011) and the following mitigation measures detailed within including:

 

·       Finished floor levels are to be set no lower than 91.7mabove Ordnance Datum (AOD).

 

·       Flood-proofing measures related to a sealed damp proof membrane and the elevation of electrics within the proposed dwelling.

 

Reason: To reduce the impact of flooding on the proposed development and future occupants.

 

Policy: PPS25

 

11)No development shall commence on site until a scheme for the discharge of surface water from the site, incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be 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: G5, PPS25

 

12)Before development is commenced a construction method statement, detailing measures to minimise the risks of pollution to the adjacent watercourse during the construction process, shall be submitted to and agreed in writing by the Local Planning Authority. The statement shall include details to show that the stream will be protected by Heras fencing for the entire duration of the construction works. The construction works shall be undertaken in accordance with the approved method statement unless otherwise agreed in writing by the local planning authority

 

Reason: To avoid pollution of the river system.

 

Policy: C18, PPS9

 

13)Before development is commenced an ecological mitigation and enhancement plan, showing the location of ecological enhancements and including the species of trees to be planted and the profile of the new pond, shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed details before the first occupation of the dwelling.

 

Reason: In the interests of ecology and biodiversity.

 

Policy: C13, PPS9

 

14) Trees and shrubs shall only be felled or cleared outside the bird breeding season 1^st March to 31^st August.

 

Reason: In the interests of nesting birds.

 

Policy: C12

 

15)Notwithstanding the provisions of Classes A to E of Schedule 2 (Part 1) to the Town and Country Planning (General Permitted Development) Order 1995, (or any Order revoking and re-enacting that Order with or without modification), there shall be no extensions to the dwelling nor the erection of any structures within the curtilage unless otherwise agreed in writing by the Local Planning Authority upon submission of a planning application in that behalf.

 

Reason: In the interests of visual and neighbouring amenity.

 

Policy: G2, H19, CN8

 

16)Before the development hereby permitted is first occupied the en-suite window in the south-east elevation shall be glazed with obscure glass only and the window shall be permanently maintained with obscure glazing at all times thereafter.

 

Reason: To ensure the adequate retention of privacy to the neighbouring dwelling.

 

Policy: G2

 

17)No construction or demolition work shall take place on Sundays or public holidays or outside the hours of 0800 to 1800 weekdays and 0800 to 1300 on Saturdays. This condition shall not apply to the internal fitting out of the building.

 

Reason: In the interests neighbouring amenity.

 

Policy: G2

 

 

INFORMATIVE:

 

There is a risk that bats may roost in trees due to be felled at the development site. Under the Conservation of Habitats and Species Regulations 2010, it is an offence to harm or disturb any species of bat. Planning permission does not provide a defence against prosecution under these pieces of legislation. If a bat is found during the works, the applicant is advised to stop work and follow advice from their own Ecologist or to contact an Ecologist at Wiltshire Council (01225 718478) before proceeding further.

 

INFORMATIVE:

 

Landscaping condition

 

It will be expected that all trees within the development site will be shown as being retained within the proposed scheme of soft landscaping, unless otherwise adequately justified for removal by an appropriately qualified arboricultorist.