Agenda item

Public Participation

Mr Peter Lawson, agent spoke in support of the application.

Ms Sheila Glass, from Ramsbury Parish Council spoke in support of the application.

 

The planning officer introduced the report which recommended the application be rejected. It was noted, in a correction to the report papers, that the application was for Outline permission only, and that specific details on scale and design were reserved. It was also clarified that the site did not meet the NPPF definition of brownfield sites.

 

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

 

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

 

The Local Member, Cllr Chris Humphries, then spoke in support of the application.

 

A debate then followed whereby Members discussed the interpretation of the policy guidance for isolated applications beyond the limits of development, sustainable developments and parish Neighbourhood Plans. The committee also discussed the contribution to affordable housing, the funding offered to provide a footpath for the village and the agreed funding for a play area in the town.

 

Following the discussion, it was,

 

Resolved

 

That planning permission be GRANTED subject to the following list of conditions and the prior completion of a S106 agreement to secure two affordable dwellings on site and a financial contribution towards children’s recreation.

 

Redevelopment would improve the appearance of this site which currently comprises unattractive former farm buildings and also secures planning benefits in terms of two affordable dwellings on-site, a contribution towards children’s recreation and a footway to Ramsbury.  The site does lie outside of the Limits of Development defined for Ramsbury in the adopted Kennet Local Plan 2011 and emerging Wiltshire Core Strategy but it is not isolated in planning terms, benefitting from a regular bus service and easy access to services and facilities in nearby Ramsbury.  As such, the proposal complies with Government policy contained in the NPPF which includes a presumption in favour of sustainable development.

 

 

1        The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.

 

REASON:

To comply with the provisions of Section 92 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 details of the following matters (in respect of which approval is expressly reserved) have been submitted to, and approved in writing by, the Local Planning Authority:

(a) The scale of the development;

(b) The layout of the development;

(c) The external appearance of the development;

(d) The landscaping of the site;

(e) The means of access to the site.

 

The development shall be carried out in accordance with the approved details.

 

REASON:

The application was made for outline planning permission and is granted to comply with the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995.

           

3        INFORMATIVE TO APPLICANT:

This permission shall be read in conjunction with an Agreement made under Section 106 of the Town and Country Planning Act, 1990 and dated the [INSERT].

           

4        This permission authorises a maximum of four residential units on the site.

 

REASON:

To define the extent of the permission and to ensure against the overdevelopment of the site.

           

5        No development shall commence on site until all the existing buildings (except the roadside building which is to be converted), including concrete hardstandings, have been demolished and all of the resulting demolition materials and debris have either been removed from the site or set aside for recycling as part of the construction works. Any materials set aside for recycling and not subsequently used for this purpose shall be removed from the site before any of the residential units are first occupied.

 

REASON:

In the interests of the character and appearance of the area.

           

6        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 dwellings 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.

           

7        Prior to first occupation of the development hereby permitted a kerbed footway to highway adoptable standards shall have been provided to achieve a surfaced pedestrian route between the southwestern end of the existing permissive path near Whittonditch crossroads and the existing highway footway at the eastern edge of Ramsbury village.

 

REASON:

In the interests of highway safety.

           

8        Construction of the footway referred to in condition 7 above shall not be commenced until full details have been submitted to the Local Planning Authority and been approved in writing, and until a Section 278 Agreement has been completed to secure the footway construction.

 

REASON:

In the interests of highway safety.

           

9        Prior to first occupation of the development hereby permitted the existing permissive path near Whittonditch crossroads shall have been surfaced in consolidated stone in accordance with details to be first submitted to and approved by the Local Planning Authority in writing.

 

REASON:

In the interests of highway safety.

           

10      The demolition of the existing buildings shall be carried out in accordance with the recommendations given in Section 4 of the Phase I Bat Scoping and Barn Owl Survey Report by Hankinson Duckett Associates, March 2013.

 

REASON:

To mitigate against the loss of existing biodiversity and nature habitats.

           

11      No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses has been carried out and all of the following steps have been complied with to the satisfaction of the Local Planning Authority:

Step (i) A written report has been submitted to and approved by the Local Planning Authority which shall include details of the previous uses of the site for at least the last 100 years and a description of the current condition of the site with regard to any activities that may have caused contamination. The report shall confirm whether or not it is likely that contamination may be present on the site.

Step (ii) If the above report indicates that contamination may be present on or under the site, or if evidence of contamination is found, a more detailed site investigation and risk assessment has been carried out in accordance with DEFRA and Environment Agency's "Model Procedures for the Management of Land Contamination CLR11" and other authoritative guidance and a report detailing the site investigation and risk assessment shall be submitted to and approved in writing by the Local Planning Authority.

Step (iii) If the report submitted pursuant to step (i) or (ii) indicates that remedial works are required, full details have been submitted to the Local Planning Authority and approved in writing and thereafter implemented prior to the commencement of the development or in accordance with a timetable that has been agreed in writing by the Local Planning Authority as part of the approved remediation scheme. On completion of any required remedial works the applicant shall provide written confirmation to the Local Planning Authority that the works have been completed in accordance with the agreed remediation strategy.

 

REASON:

To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved.

           

12      The development hereby permitted shall be carried out in accordance with the following approved plan: 1:1250 Site Location Plan received 07/02/13.

 

REASON:

For the avoidance of doubt and in the interests of proper planning.