Agenda item

Public participation

 

Mr T Allen, agent, spoke in support of the application

Mr W Grant, applicant, spoke in support of the application

Mrs S Grant, applicant, spoke in support of the application

 

The Planning Officer introduced the report, which recommended approval, and drew attention to the late correspondence which included revised conditions.

 

During the debate the issue of retention of the trees near the entrance was discussed.

 

It was therefore

 

Resolved:

 

That the decision to grant planning permission be delegated to officers following negotiations with the applicant to retain all the roadside trees and amend condition no.18 accordingly.  The reason as follows:

 

The principle of the general redevelopment of the site as proposed has already been agreed and, subject to conditions, it is not considered that the revisions now proposed would result in any significant additional impacts which would make the development unacceptable in planning terms. The development would therefore accord with the aims and objectives of the development plan and other material Government guidance, having particular regard to saved policies G1, G2, G4, H30, E21, CN21, CN22, C2, C6, C8, C12, TR11, TR14, R1C and PPS1, PPS4, PPS5, PPS7, PPS25, PPG13.

 

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 Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2)    This decision relates to documents/plans submitted with the application, listed below:

 

Plan Ref….368-01 Rev.E...                      

Plan Ref….Gws/wd/02A...                                  

Plan Ref….Gws/wd/03A...                                  

Plan Ref….Proposed stable block details...              

Plan Ref….Proposed secure store details...             

Plan Ref….Proposed office details...              

 

Reason: For the avoidance of doubt.

 

3)    Notwithstanding the information originally submitted with the application, no development shall take place until details of the timing of demolition works for all existing buildings on the site have been submitted to and agreed in writing by the local planning authority. The buildings shall be demolished in accordance with the agreed details, unless otherwise agreed in writing by the local planning authority.

 

Reason: To ensure that the visual benefits of removing existing buildings, which are essential to the development’s overall acceptability, are secured within a reasonable timeframe.

 

Policy: C6

 

4)    No development (other than the menage and northern access already completed) shall take place until details and samples of all external facing and roofing materials (including the colour of any timber stain) to be used in the construction of the replacement dwelling, stable block/store building, office building and storage building hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The 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: C6

 

5)    No development (other than the menage and northern access already completed) shall take place, including site clearance, until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include indications of all existing trees, hedgerows and other site features and details of any to be retained together with measures for their protection in the course of development and proposed finished levels or contours. The details of the hard landscaping of the site shall include details of the surfacing materials and colours of all hard surfaces and where so required by the Local Planning Authority, samples of such materials and finishes.

 

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

 

Policy: C6

 

6)    Soft landscape works shall include planting plans and full written specifications and schedules of plants, including species, plant sizes, numbers/densities and positions. If within a period of 5 years from the date of the planting or establishment of any tree, shrub or plant, that tree, shrub or plant or any replacement is removed, uprooted or destroyed or dies or becomes seriously damaged or defective another tree or shrub or plant of the same species and size as that originally planted shall be planted at the same place unless the Local Planning Authority gives its written consent to any variation.

 

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

 

Policy: C6

 

7)    No development (other than the menage and northern access already completed) shall take place until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved schedule.

 

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

 

Policy: C6

 

8)    No development (other than the menage and northern access already completed) shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with a timetable agreed in writing with 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: C6

 

9)    No development (other than the menage and northern access already completed) shall take place until further details of the ecological mitigation measures have been submitted to and agreed in writing by the local planning authority. Details shall include drawings to demonstrate that the mitigation measures detailed within sections 6.1, 6.2 and 6.5 of the submitted Survey for Protected Wildlife Species (Country Contracts, May 2010) can and will be incorporated into the development design, and a timetable for implementation. The development shall be carried out in accordance with the agreed details.

 

Reason: In the interests of protected species

 

Policy C12

 

10)No work shall be undertaken to demolish any building during the period 1^st March to 31^st August, unless otherwise agreed in writing by the local planning authority.

 

Reason: In order to protect nesting birds

 

Policy: C12

 

11)The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (ref: Brimble Lea & Partners / Development Partnerships Ltd - August 2006).

 

Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site.

 

Policy: PPS25

 

12)No development (other than the menage and northern access already completed) shall take place until the detailed design of the revised surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include details of the proposed soakaways and clarification of any overland flow routes in an exceedance event.

 

Reason: To prevent the risk of surface water flooding.

 

Policy: PPS25

 

13)No development (other than the menage and northern access already completed) shall take place until a scheme of water efficiency measures to reduce the water consumption of the replacement dwelling, stable block/store building, office building and storage building, hereby approved, has been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented and thereafter retained in accordance with the approved details.

 

Reason: In the interests of the conservation of water and energy resources.

 

Policy: G1

 

14)No development (other than the menage and northern access already completed) shall take place until a scheme for the discharge of foul water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out prior to the first commencement of the use of the buildings hereby approved and shall be retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the proposal is provided with a satisfactory means of drainage.

 

Policy: G2, G5

 

15)No development (other than the menage and northern access already completed) shall take place until a method statement detailing the potential risks from pollution, such as the storage of oils, fuels and chemicals to include mitigation measures during and after construction to the river system, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

Reason: To minimise the risk of pollution of the water environment.

 

Policy: G2, C18

 

 

16)No development (other than the menage and northern access already completed) shall commence within the area indicated (proposed development site) until:

 

·         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

 

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

 

Reason: To enable the recording of any matters of archaeological interest.

 

Policy: CN22

 

17)No development (other than the menage and northern access already completed) shall take place until a Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall include targets and objectives for the minimisation and recycling of any waste or materials generated during the demolition and construction phases. The development shall be carried out in accordance with the approved details.

 

Reason: In the interests of ensuring sustainable development

 

Policy: G1

 

18)No part of the development (other than the menage) shall be first brought into use/occupied until:

 

·         a scheme has been submitted to and agreed in writing by the local planning authority detailing possible improvements to visibility at the southern access which do not require the significant removal of trees to the site frontage; and any improvements agreed have been provided;

 

·         visibility splays of 4.5m x 75m measured from the centre line of the northern access have been provided across the site frontage with no obstruction to visibility at or above a height of 300mm above the nearside carriageway level.

 

The visibility splays shall be maintained free of obstruction at all times thereafter.

 

Reason: In the interests of highway safety. 

 

Policy: G2

 

19)The extent of the area of land related to the employment use, hereby approved, shall be limited to that area of land as illustrated within the blue line on submitted plan (drawing AP/001/RevA received on 23.06.11) and the residential curtilage associated with the replacement dwelling hereby approved, shall be limited to that area of land contained within the red line as illustrated on this plan.

 

Reason: In the interests of highways safety and the amenity of the area.

 

Policy: G2

 

20)Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Amendment) Order 1987 and the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re-enactments thereof, the office building hereby approved shall enure solely for the benefit of Fox Grant Ltd and shall be used as office accommodation and ancillary storage and for no other use including any other purpose in Class B1 of the Town and Country Planning (Use Classes (Amendment) Order 1987 or any subsequent re-enactment, without formal planning permission first being obtained.

 

Reason: The proposed use is acceptable but the Local Planning Authority wish to consider any future proposal for a change of use having regard to the circumstances of the case.

 

Policy: G2

 

21)Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Amendment) Order 1987 and the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re-enactments thereof, the storage building hereby approved shall be used solely as an ancillary storage facility to the office use and menage hereby approved, and for no other use without formal planning permission first being obtained.

 

Reason: The proposed use is acceptable but the Local Planning Authority wish to consider any future proposal for a change of use having regard to the circumstances of the case.

 

Policy: G2

 

22)There shall be no external storage of any goods, plant or material associated with the employment use hereby approved.

 

Reason: In the interests of the appearance of the site and the amenities of the area.

 

Policy:  C6

 

23)No development (other than the menage and northern access already completed) shall take place until details of any external lighting, including lighting to the car parking area associated with the employment use hereby approved, has been submitted to and approved in writing by the Local Planning Authority. The 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: C6

 

24)The menage hereby permitted shall be used only for private and domestic purposes incidental to the enjoyment of the associated dwelling at Summerfield House and shall not be used on a commercial basis or for any other business or commercial use whatsoever.

 

Reason: In the interests of highway safety and/or to protect the living conditions of nearby residents.

 

Policy: G2

 

INFORMATIVES:

 

Condition 13 – Water efficiency

 

The development should include water efficient systems and fittings. These should include dual-flush toilets, water butts, water-saving taps, showers and baths, and appliances with the highest water efficiency rating (as a minimum). Greywater recycling and rainwater harvesting should be considered. Any submitted scheme should include detailed information (capacities, consumption rates etc) on proposed water saving measures, not manufacturer’s specifications. Applicants are advised to refer to the following for further guidance:

http://www.environment-agency.gov.uk/homeandleisure/drought/31755.aspx

http://www.savewatersavemoney.co.uk/

 

Conservation of Habitats and Species Regulations 2010

                                                                   

There is a risk that bats may occasionally roost in buildings due for demolition under this permission. Under the Conservation of Habitats and Species Regulations 2010, it is an offence to harm or disturb bats. Planning permission does not provide a defence against prosecution under this legislation. If bats are 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.

 

Environment Agency letter

 

The applicant’s attention is drawn to the information conatained within the Environment Agency’s letter of 05/05/11.