Agenda item

Public Participation

Mr Robert William Lane spoke in objection to the application.

Mr Geoffrey Hyatt, Steeple Ashton Parish Council, spoke in objection to the application.

Mr George Menzies, agent, spoke in support of the application.

 

The Area Team Leader introduced a report which recommended that permission be granted. The key issues were stated to include the scale of the proposed development, visual impact upon the surrounding area and highways impacts. It was also noted that there were permitted development rights in relation to the site, which would not require planning permission, unlike the current proposal.

 

The Committee then had the opportunity to ask technical questions of the officer. Details were sought about the extent of the application site, and the current lack of access arrangements from the site.

 

Members of the public then had the opportunity to present their views to the Committee, as detailed above.

 

The Local Member, Councillor Jonathon Seed, then spoke in objection to the application.

 

A debate followed, where the issue of ‘garden grabbing’ and potential harm to the amenity and character of the area was raised, along with issues in relation to access and highways safety. It was noted in response that Highways officers had raised no objections. Whether the application constituted overdevelopment was also discussed.

 

At the conclusion of debate, it was,

 

Resolution:

 

That Planning Permission be GRANTED for the following reason:

 

The proposed windfall development is located within the defined Village Policy Limits of Steeple Ashton and as a consequence is considered a sustainable development proposal with good access to village amenities and services, including public transport links. The proposal would not demonstrably cause any harm to the street scene, character of the area and nor would it detrimentally harm third party amenities or privacy levels. The one-house development would make a modest contribution to meeting local housing need. 

 

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 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.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a.

 

3       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:-

 

          Location and current canopy spread of all existing trees and hedgerows on the land;

 

          Full details of all trees and hedgerows to be retained;

 

          Where the existing hedgerows are to be retained and where there are gaps requiring infill planting, these areas must be clearly identified on a detailed plan including a hedgerow planting specification, together with measures for their protection in the course of development;

 

          A detailed planting specification showing all new plant species, the supply and planting sizes and planting densities;

 

          Finished levels and contours;

 

          All hard and soft surfacing materials;

 

          Proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc);

 

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

 

 

4       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.

 

5       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 occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

          REASON: To ensure that the development can be adequately drained.

 

6       No part of the development hereby permitted shall be occupied until the access and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

          REASON: In the interests of highway safety.

 

7       No part of the development shall be first occupied, until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 900mm 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

 

8       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 those Orders with or without modification), no development within Part 1, Classes A-E shall take place on the dwellinghouse(s) hereby permitted or within their curtilage.

 

          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 enlargements.

 

          POLICY: West Wiltshire District Plan 1st Alteration 2004 - policies C31a and C38

 

9       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: West Wiltshire District Plan 1st Alteration 2004 - Policies C31a and C32

 

10     No development shall commence on site until details of the proposed ground floor slab levels have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved levels details.

 

          REASON: In the interests of visual amenity.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and C38

 

11     During the construction stages, no site deliveries shall take place and no plant machinery or equipment shall be operated or repaired (so as to be audible at the site boundaries) outside the hours of 0800 to 1800 Mondays to Fridays and 0830 to 1300 on Saturdays; and with no works audible at the site boundary to take place on Sundays or Public Holidays.

 

          REASON: In order to safeguard the amenities of the area in terms of noise disturbance, nuisance and congestion caused by construction traffic and plant equipment.

 

          POLICY: West Wiltshire District Plan - 1st Alteration Policy C38.

 

12     The development hereby permitted shall be carried out in accordance with the following approved plans:

 

          LOCATION PLAN – received 29.01.2013

          VISIBILITY PLAN – Drawing No 1300 1-2 – received 14.03.2013

          SITE PLAN, FLOOR PLAN AND ELEVATIONS – Drawing No 13001 Rev A – received 14.03.2013

 

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

 

Informatives:

 

1       Wiltshire Fire & Rescue Service's core objectives include the reduction of deaths, injuries and property damage caused by fire. The following recommendations are made with this in mind and, whilst not requirements, may be taken on board during the formal Building Regulations consultation process and are made without prejudice to that process.

 

          A core objective of the Wiltshire Fire and Rescue Service is to support and encourage an increase in the provision of residential sprinklers in domestic properties throughout the County.

 

          There are several good reasons to install residential sprinkler systems:

 

          1. Sprinklers work from a standard main, although a 32mm connection is required;

          2. They are inexpensive to install, particularly in new buildings;

          3. They do not activate by accident – causing unwanted damage;

          4. They only operate through individually activated heads, not the whole system;

          5. They can be fitted flush into ceilings behind a flat cover;

          6. They cause less water damage in a fire event than normal fire fighting apparatus; and

          7. They significantly reduce fire and smoke damage.

 

 

2       The applicant is advised that the application site holds potential for protected species. Under the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place.  Please note that this consent does not override the statutory protection afforded to any such species.  In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works.  Please see Natural England’s website for further information on protected species.