Agenda item

Public participation

Mr Downes and Mr Stuchbury spoke in objection to the application.

Mr Stevens spoke in support of the application.

Cllr Pauline Lyons, Box Parish Council spoke in objection to the application.

 

The officer introduced the report which recommended planning permission be granted subject to conditions, and drew attention to the late observations tabled at the meeting. He highlighted the issues as being the principle of the development in the green belt, the impact on the openness of the green belt, the impact on the visual amenity of the street scene, the impact on the area of outstanding natural beauty, the impact on neighbouring amenity and land stability.  He noted that the existing dwelling was in a poor state of repair and explained that the proposed building had been re-orientated by approximately 15 degrees which allowed for views down the valley and meant that no windows looked directly into the neighbouring property’s lounge room. The Committee was reminded of paragraph 60 of the NPPF which stated that ‘decisions should not attempt to impose architectural styles and they should not stifle innovation, originality or initiative. It is, however, proper to seek to promote local distinctiveness.’

 

The Committee then had the opportunity to ask technical questions of the officer during which the 4m hedge height was queried and it was confirmed that this could be added as an informative or to the landscape management plan. The issue of subsidence was raised and it was explained that although there was no policy for it within the plan, the science was feasible, achievable and correct. Confirmation was given that the Council’s Building Control Officers had reviewed the proposals and considered them to be sound based on the available information.

 

Members of the public then had the opportunity to address the committee as detailed above.

 

The local member, Cllr Sheila Parker spoke in objection to the application, noting that the increase in volume of 25% would have an impact on the openness of the green belt; the design was not in keeping with others and raised concern over destabilisation.

 

In the ensuing debate the Committee noted that the existing building was in a poor state of repair being an insurance write off and that a 25% increase in volume was acceptable.

 

Resolved:

 

To GRANT planning permission for the following reason:

 

The proposed development will not be materially larger than the dwelling it will replace and will preserve the openness of the Green Belt. The proposal would have a contemporary design but would not cause harm to the area or the landscape character of the Area of Outstanding Natural Beauty. The proposal would also not result in the loss of neighbouring residential amenity.

 

The proposal therefore accords with Policies C3, H4, NE1, NE4 and NE14 of the adopted North Wiltshire Local Plan 2011 and Sections 7, 9 and 12 of the National Planning Policy Framework.

 

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 samples and full details of the stone, timber and sedum roofs to be used on the development 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- C3.

 

3.     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, B and E shall take place on the dwelling house(s) hereby permitted or within their curtilage.

 

REASON: In the interests of protecting the Green Belt from Inappropriate Development.

 

POLICY: National Planning Policy Framework.

 

4.     No demolition, site clearance or development shall commence on site, and; no equipment, machinery or materials shall be brought on to site for the purpose of development, until a Tree Protection Plan showing the exact position of each tree/s and their protective fencing in accordance with British Standard 5837: 2012: “Trees in Relation to Design, Demolition and Construction -Recommendations”; has been submitted to and approved in writing by the Local Planning Authority, and;

 

The protective fencing shall be erected in accordance with the approved details. The protective fencing shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations.

 

No retained tree/s shall be cut down, uprooted or destroyed, nor shall any retained tree/s be topped or lopped other than in accordance with the approved plans and particulars. Any topping or lopping approval shall be carried out in accordance British Standard 3998: 2010 “Tree Work – Recommendations” or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practise.

 

If any retained tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place, at a size and species and planted at such time, that must be agreed in writing with the Local Planning Authority.

 

No fires shall be lit within 15 metres of the furthest extent of the canopy of any retained trees or hedgerows or adjoining land and no concrete, oil, cement, bitumen or other chemicals shall be

mixed or stored within 10 metres of the trunk of any tree or group of trees to be retained on the site or adjoining land.

 

[In this condition “retained tree” means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs above shall have effect until the expiration of five years from the first occupation or the completion of the development, whichever is the later].

 

REASON: To enable the Local Planning Authority to ensure the retention of trees on the site in the interests of visual amenity.

 

POLICY- NE14.

 

5.     No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following:

 

a) the parking of vehicles of site operatives and visitors;

b) loading and unloading of plant and materials;

c) storage of plant and materials used in constructing the development;

d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

e) wheel washing facilities;

f) measures to control the emission of dust and dirt during construction;

g) a scheme for recycling/disposing of waste resulting from demolition and construction works; and

h) measures for the protection of the natural environment.

i) hours of construction, including deliveries;

 

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement.

 

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

POLICY – C3.

 

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

 

Design and Access Statement – Received 19 April 2013.

Location/Block Plan 316.01 B – Received 19 April 2013.

Existing Floor Plans 316.02 B – Received 19 April 2013.

Existing Elevations 316.03 B – Received 19 April 2013.

Proposed Upper and Lower Ground Floor Plans 316.04 B – Received 19 April 2013.

Proposed First Floor Plan and Roof Layout 316.05 B - Received 19 April 2013.

Proposed Elevations 316.06 B - Received 19 April 2013.

Proposed Site Sections 316.07 B - Received 19 April 2013.

Shared Access/Parking Cross Sections 316.08 A – Received 21 May 2013.

Land Stability Report – Received 6 June 2013.

Email from applicant – Received 12 July 2013.

 

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

 

POLICY- C3, H4, NE1, NE4 and NE14

 

To delegate to the Area Development Manager to add an informative for maintaining the hedge line at 4m.