Agenda item

Public Participation

Mr Richard Cosker spoke in support of the Application.

 

The Development Control Team Leader (Central Area) outlined the Officers report which recommended the application for refusal. The site was outlined and the wider location of the application was identified. The application sought to demolish the existing dwelling on the site and to replace it with two detached four bedroom dwellings with access and parking. Cllr Terry Chivers had called the application to committee following the recommendation to refuse.

 

The Development Control Team Leader (Central Area) outlined the relevant planning policy for consideration including the West Wiltshire Local Plan, Policies: C1 – Countryside Protection, C31a- Design, C38 – Nuisance, H1 – Further Developments within Towns and H19 Developments in Open Countryside.

 

The Committee were then invited to ask technical questions of the application. Members questioned the location of the site, and its finite definition as open countryside or as falling outside the village settlement boundary.

 

Members of the public were then given the opportunity to speak, as listed above.

 

Cllr Chivers stated that there was no local objection to the development, and that members should be mindful of this when making their decision. Cllr Chivers also cited previous developments in the area which had been approved.

 

Members debated the wording of open countryside, and the relevance to the application, and also discussed the impact of a decision against policy.

 

Following the debate, a motion to refuse the application was tabled and defeated. It was then:

 

Resolved:

 

To GRANT planning permission for the application 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.

 

3.   Prior to the occupation of the dwellings hereby approved the windows in the first floor side elevations serving the bathroom shall be glazed with obscure glass.

 

           REASON:  In the interests of residential amenity and privacy.

 

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) finished levels and contours;

           b) means of enclosure;

           c) car park layouts;

           d) other vehicle and pedestrian access and circulation areas;

           e) all hard and soft surfacing materials;

 

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

 

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;  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.

 

6.   The development hereby approved shall be carried out in accordance with the Flood Risk Assessment dated March 2013 received by the Local Planning Authority on 24th September 2013

 

           REASON: To minimise the risk of flooding

 

7.   The development hereby approved shall be carried out in accordance with the bat roost inspection dated 12th February 2013 received by the Local Planning Authority on 24th September 2013.

 

           REASON: To ensure that protected species are not harmed

 

8.   The development hereby permitted shall not be first brought into use until the first five metres of the access, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

 

           REASON: In the interests of highway safety.

 

9.   The dwellings hereby approved shall not be occupied until the access, turning area 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.

 

10.The development hereby permitted shall not be occupied or first brought into use until the area between the nearside carriageway edge and a line drawn 2.0 metres parallel thereto over the entire site frontage has been cleared of any obstruction to visibility at and above a height of 900mm above the nearside carriageway level. That area shall be maintained free of obstruction at all times thereafter.

 

           REASON: In the interests of highway safety.

 

11.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 first brought into use until surface water drainage has been constructed in accordance with the approved scheme.

               

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

 

12. Any gates shall be set back 4.5 metres from the edge of the carriageway, such gates to open inwards only.

 

           REASON: In the interests of highway safety.

 

13. No development shall commence on site until the soakaway design for the discharge of surface water from the site, incorporating percolation tests, soakaway details and calculations(in accordance with BRE Digest 365), has been submitted to and approved in writing by the Local Planning Authority.  The development hereby approved shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained to soakaways in accordance with BRE Digest 365.

 

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

           TK/pk received on 24th September 2013

 

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

 

It is important for the applicant to note the following informatives requested by the Environment Agency:

 

INFORMATIVE: Including flood-proofing methods within the construction of the new homes will further protect the buildings from potential flood damage. The applicant can refer to the publication at the following link for further guidance: https://www.gov.uk/government/publications/flood-resilient-construction-of-new-buildings

 

INFORMATIVE: The surface water soakaways may require the approval of the Local Authority's Building Control Department and should be constructed in accordance with the BRE Digest No 365 or CIRIA Report 156 "Infiltration Drainage, Manual of Good Practice". Only clean, uncontaminated surface water should be discharged to soakaway.

 

 

Cllr Ernie Clark and Cllr Christopher Newbury requested that their vote against the application be recorded.