Agenda item

A report by the Case Officer is attached.

The Committee received a presentation by the Case Officer which set out the main issues in respect of the application.  The purpose of the report was to assess the merits of the proposal against the policies of the Development Plan and other material considerations and to consider the recommendation that the application be approved subject to conditions.

 

Members then had the opportunity to ask technical questions after which they heard statements from members of the public as follows:-

 

Mr Peter Dickson, a local resident, who spoke against the proposal.

Mr Geoff Naish, the applicant, who spoke in support of the proposal.

Mr Rob Henderson, the agent, who spoke in support of the proposal.

Cllr Robert Foster, representing Durnford Parish Council, who spoke against the proposal.

Cllr Peter Curtis, representing Woodford Parish Council, who spoke against the proposal.

 

Members then considered the written views of Cllr Mike Hewitt, the local Member, which were read out by the Case Officer and were similar to those received during consideration of the previous item. 

 

During the subsequent discussion, Members were advised that Woodford Valley was not part of an Area of Outstanding Natural Beauty (AONB) and was therefore not subject to the safeguards required of an AONB.  The Council’s Highways Officer raised no objections to increase in traffic that would be generated in the Woodford Valley.  The Panel noted that the Council’s Economic Development Team supported this application and considered that it did not conflict with the provisions of Core Policies 34 and 35.

 

It was noted that additional employment land was required in the area and it was considered by a number of Members present that the site at High Post was probably the most suitable site available.

 

On the recommendation of Cllr Fred Westmorland, which was seconded by Cllr Derek Brown,

 

Resolved:

 

To grant planning permission, 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. The development hereby permitted shall be carried out in accordance with

the approved plans:

P001   Site Location Plan

P002   Existing Site Plan 

P003   Rev D Proposed Site Plan

P004   Rev A Landscape Plan

P005   Proposed Block Plan

P100 Rev B Naish Ground Floor Plan

P101 Rev B Naish First Floor Plan

P102 Rev B Naish Roof Plan

P150 Rev B Wallgate Ground Floor Plan

P151 Rev B  Wallgate First Floor Plan

P152 Rev A Wallgate Roof Plan

P200 Rev A  Naish North and South Elevations

P201 Rev A Naish East and West Elevations

P250 Rev A Wallgate North and South Elevations

P251 Rev A  Wallgate East and West Elevations

P260   Site Sections

 

 

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

 

3.    No development shall commence on site until the exact 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

4. No development shallcommence on site above slab level until ascheme oflandscaping and ecological mitigation  has been submitted to and approved in writing by the Local Planning Authority, the details of which shall follow the principles set out in Drawing P004 and the recommendations set out in paragraph 4.2 of the ecological appraisal, but which shall make provision for a hedgerow along the new western boundary of the site with the remainder of the field.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development. 

 

5.    All soft landscaping and ecological mitigation measures comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the buildings 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.

 

6. No development shall commence within the area indicated (proposed development site) until:

 

·         A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

·         The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON: To enable the recording of any matters of archaeological interest.

        

7     No development shall commence on site until a scheme for the discharge of surface water from the site including SuDS (sustainable drainage systems) and all third-party approvals, has been submitted to and approved in writing by the Local Planning Authority. Scheme details shall include any required off-site capacity improvements needed to allow the site to be served, and to include a programme allowing sufficient time for the delivery of any required improvements.

 

REASON: To comply with Core Policy 67: Flood Risk within the Wiltshire Core Strategy (adopted January 2015) and to ensure that the development can be adequately drained without increasing flood risk to others.

 

8     No building shall be first occupied until surface water drainage, including any required off-site capacity improvements to allow the site to be served, have been constructed in accordance with the approved scheme.

 

REASON: To comply with Core Policy 67: Flood Risk within the Wiltshire Core Strategy (adopted January 2015) and to ensure that the development can be adequately drained without increasing flood risk to others.

 

9     The parking, cycling and turning facilities for the respective units shall be provided in accordance with the approved plans before that unit is first occupied, and these facilities shall thereafter be retained.  

 

REASON: To ensure the provision of adequate parking and turning facilities, in the interests of road safety.

 

10  No external lighting shall be installed prior to the submission of and approval in writing by the local planning authority of a lighting strategy. Any external lights shall be installed in accordance with this approve strategy.

 

REASON: To protect the character and appearance of the area.

 

11 No part of the development shall be brought into use, until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results.

 

REASON: In the interests of road safety and reducing vehicular traffic to the development

 

12.No operations shall commence on site until the applicant has submitted to the Local Planning Authority and received written approval of a Traffic Management Plan for the routing of HGV’s and other service and delivery vehicles to and from the site to ensure that said vehicles primarily use the local ‘A’ Class road network and avoid minor local roads, in particular through the Woodford Valley.

The Plan shall identify the arrangements for:

(a)  The monitoring of the approved arrangements, and

(b)  Ensure that all drivers of vehicles under the control of the applicant are made aware of the approved arrangements.

The approved Plan shall be implemented throughout the life of the development hereby approved.

 

REASON: To ensure that the scheme satisfactorily addresses the potential traffic impacts identified as part of the application.

 

 

            Informatives:

 

Archaeological evaluation excavation should be undertaken that may then highlight the need for further archaeological mitigation. The work should be conducted by a suitably experienced, professionally recognised archaeological contractor, in accordance with a Written Scheme of Investigation approved by this office and in line with the Standards and Guidance of the Chartered Institute for Archaeologists. There will be a financial implication for the applicant.