Agenda item

Public participation

 

Mr Armishaw spoke in support of the application

 

Mr J Rainey spoke in support of the application

 

Cllr Tony Deane, representing the local member, spoke in support of the application

 

The Planning Officer introduced the report which was recommended for refusal.  He added that the principle concern of the planners was that the proposed dwelling was significantly larger than the existing one.  A debate ensued during which members discussed the scale of the development, the employment potential and the provision of two affordable cottages, following which it was

 

RESOLVED

 

Planning Permission be GRANTEDfor the following reason:

 

The replacement dwelling would be acceptable in principle, being of a high quality design and not having a significantly greater impact than the farmhouse and annexe it would replace. Although the proposals to subdivide Dairy Cottage would create a new dwelling within a countryside location, it is material that there would be no net increase in the total number of dwelling units on the overall site, and that the new dwelling would be created through the conversion of an existing building. Consequently there would be no significant additional impact upon the character of the countryside or increase in unsustainable travel movements. An archaeological investigation has been undertaken which concludes that the development would not impact upon significant archaeology. Subject to conditions, the development would be acceptable in ecological and flood risk terms. The proposal would therefore accord with the aims and objectives of the development plan and other Government guidance, having particular regard to Local Plan policies G1, G2, H30, H31, D3, CN5, C2, C6, C12, and PPS1, PPS3, PPS5, PPS7, PPS9, PPG13, PPS25.

 

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….11/1648/H/100F (Site Plan)...                                  Date Received….28.12.11….

 

Plan Ref….11/1648/H/101D (Ground Floor Plan 1)...   Date Received….18.11.11….

Plan Ref….11/1648/H/102D (Ground Floor Plan 2)...   Date Received….18.11.11….

Plan Ref….11/1648/H/103D (First Floor Plan)...                       Date Received….18.11.11….

Plan Ref….11/1648/H/104D (Second Floor Plan)...                 Date Received….18.11.11….

Plan Ref….11/1648/105E (Roof Plan)...                         Date Received….28.12.11….

Plan Ref….11/1648/106D (N & S Elevations)...             Date Received….28.12.11….

Plan Ref….11/1648/107D (E & W Elevations)...                        Date Received….28.12.11….

Plan Ref….11/1648/108C (Section A-A)...                                  Date Received….03.01.11….

Plan Ref….11/1648/109B (Section B-B)...                                  Date Received….03.01.11….

Plan Ref….11/1648/110D (Section C-C)...                                 Date Received….04.01.11….

           

Plan Ref….11/1648/111A (Garaging N & S Elevations)...       Date Received….23.09.11….

Plan Ref….11/1648/112A (Garaging E & W Elevations)...       Date Received….23.09.11….

Plan Ref….11/1648/113A (Car Barn S & E Elevations)...        Date Received….23.09.11….

Plan Ref….11/1648/114A (Car Barn N & W Elevations)...       Date Received….23.09.11….

Plan Ref….11/1648/115C (Walled Garden)...                Date Received….17.01.12….

 

Plan Ref….10/1648/C/102a (Cottage Elevations)...                  Date Received….23.11.11….

Plan Ref….10/1648/C/103a (Cottage Roof Plan)...                   Date Received….23.11.11….

Plan Ref….10/1648/C/104 (Cottage Floor Plans)...                   Date Received….23.11.11….

 

Reason: For the avoidance of doubt.

 

 

 

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: G2, C6, H30

 

4)    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 where necessary;

(c) details of new planting including species;

(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, signs, lighting etc);

 

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

 

Policy: G2, C6

 

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

 

Policy: G2, C6

 

6)    The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (ref: PM 10.8.11) and the flood mitigation measures detailed within this document.

 

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

 

Policy: PPS25

7)    No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details.

 

Reason: In the interests of sustainable development and prudent use of natural resources.

 

Policy: G1, PPS1

 

8)    No works shall commence on site until details have been submitted to and approved in writing by the local planning authority demonstrating how the loft space in drawing 11/1648/110D will be designed to accommodate bats, including details of access points and design of the roof void. The development shall be carried out in accordance with the approved details prior to the first occupation of the dwelling, and the loft space and access points shall thereafter be permanently maintained for the purposes of a bat roost.

 

Reason: In the interests of biodiversity.

 

Policy: PPS9

 

9)    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), other than those hereby permitted, no garages, sheds, greenhouses and other ancillary domestic outbuildings shall be erected anywhere on the site on the approved plans, unless otherwise agreed through a new planning permission.

 

Reason: To safeguard the character and appearance of the area.

 

Policy: C6

 

 

INFORMATIVES:-

 

Flood Defence Consent

 

All works offering an obstruction to flow within an Ordinary Watercourse, such as the adjacent channel, will require prior Flood Defence Consent from the Environment Agency in addition to planning permission. Such consent is required in accordance with s23 of the Water Resources Act. Further guidance is available from their Development & Flood Risk Officer - Daniel Griffin (01258 483351). Should you require any further clarification of the position on flood risk, please contact their Development & Flood Risk Engineer, Gary Cleaver on 01258 483434.

 

Water efficiencies measures

 

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. Manufacturer’s specifications should not be submitted. 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/