Agenda item

Public Participation

 

Mr Richard Sparks, on behalf of the neighbourhood group residing in Kingston Road, Mill Lane and Silver Street, spoke in objection to the application.

 

Leigh Denis, on behalf of Nash Partnership, spoke in support of the application.

 

Robert Moore, on behalf of the building owner, The Osborne Group, spoke in support of the application.

 

Natasha Bray, on behalf of Dan Tapscott at the Neighbourly Matters department at Rapleys property consultants, spoke in support of the application.

 

Steven Sims, Senior Planning Officer, introduced a report which recommended approving the application, subject to conditions, for alterations and extensions to existing office building including erection of mansard storey on north wing to accommodate additional B1 office floor space and the change of use of central building and southern wing from B1 offices to form 2 dwellings (C3).

 

The application had been deferred at the 22 July 2020 Western Area Planning Committee to enable the Councillors to attend a site visit which took place on the morning of 19 August 2020.

 

Three late representations had been received, including: a daylight and sunlight report submitted by the applicant, an additional letter of objection from neighbouring residents and an additional letter of representation from a company advising that they were no longer looking to lease Manvers House.

 

Key issues highlighted included: principle of development, impact on the setting of the listed building/conservation area/adjacent listed buildings, impact on the living conditions of adjacent residents, highway issues/parking and other issues.

 

Members of the Committee had the opportunity to ask technical questions of the officer. Reference was made to the daylight and sunlight report submitted by the applicant which stated 1-2 Kingston Road was commercial; officers acknowledged that it was in fact residential. Other points of focus were the mansard roof element and its relation to the stairway as detailed in the report. Officers noted the planning condition of installing obscurely glazed windows in the south-east facing second floor.

 

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

 

The meeting was adjourned from 15:37pm to 15:42pm due to technical difficulties. The meeting resumed and confirmed all members present were in attendance

 

The local Unitary Member Councillor Sarah Gibson spoke in support of the application, with the key points focussing on the positive impacts associated with the conversion of the property. Councillor Gibson raised concerns of the application, specifically surrounding the sunlight and daylight report’s findings and the impact on neighbouring residents’ privacy with the height of the proposed second storey.

 

A motion to defer the application to allow the applicant time to consider and consult upon extending the mansard roof towards the stairwell was moved by Councillor Sarah Gibson.

 

The motion of deferral fell.

 

Councillor Gibson then proposed a series of conditions if the application were to be approved. Councillor David Halik moved to approve the application, subject to said additional conditions, seconded by Councillor Peter Fuller.

 

The additional conditions related to the proposed outdoor planters to ensure they were maintained in good condition in perpetuity and not to be removed, and to ensure the windows on the mansard roof and onto the stairwell are non-openable in addition to being obscurely glazed.

 

In the debate that ensued, members discussed concerns surrounding ventilation, fire safety and maintenance of the planters. It was suggested that the window associated with the planters should have a key system that is used for maintenance purposes only.

 

Following the debate, the Committee voted on the approval of the application in accordance with officer recommendations with the additional conditions as detailed.

 

During the vote each member confirmed they had been able to hear and where possible, see all relevant materials.

 

Therefore, it was,

 

 

Resolved

 

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

 

19044_NP-XX-XX-DR-A-1001-C Location Plan

19044_NP-XX-XX-DR-A-1002-D Existing Site Plan

19044_NP-XX-00-DR-A-1003-B Existing Ground Floor Plan

19044_NP-XX-01-DR-A-1004-B Existing First Floor Plan

19044_NP-XX-02-DR-A-1005-B Existing Second Floor Plan

19044_NP-01-00-DR-A-1006-B North Wing Existing Ground Floor Plan

19044_NP-01-01-DR-A-1007-B North Wing Existing First Floor Plan

19044_NP-01-02-DR-A-1008-B North Wing Existing Roof Plan

19044_NP-02-00-DR-A-1009-B Main House Existing Ground Floor Plan

19044_NP-02-01-DR-A-1010-B Main House Existing First Floor Plan

19044_NP-02-02-DR-A-1011-B Main House Existing Second Floor Plan

19044_NP-03-00-DR-A-1012-B South Wing Existing and Proposed Ground Floor Plan

19044_NP-03-01-DR-A-1013-B South Wing Existing and Proposed First Floor Plan

19044_NP-01-00-DR-A-1016-B North Wing Proposed Ground Floor Plan

19044_NP-01-01-DR-A-1017-B North Wing Proposed First Floor Plan

19044_NP-XX-00-DR-A-1018-C North Wing Proposed Second Floor Plan

19044_NP-02-00-DR-A-1019-B Main House Proposed Ground Floor Plan

19044_NP-02-01-DR-A-1020-B Main House Proposed First Floor Plan

19044_NP-02-02-DR-A-1021-B Main House Proposed Second Floor Plan

19044_NP-XX-XX-DR-A-1022-E Proposed Site Plan

19044_NP-XX-00-DR-A-1023-B Proposed Ground Floor Plan

19044_NP-XX-01-DR-A-1024-B Proposed First Floor Plan

19044_NP-XX-02-DR-A-1025-C Proposed Second Floor Plan

19044_NP-XX-XX-DR-A-2001-B Existing and Proposed Street Elevation

19044_NP-XX-XX-DR-A-2002-D Existing SE Elevation

19044_NP-XX-XX-DR-A-2003-D Existing-Proposed Rear Elevation

19044_NP-XX-XX-DR-A-3001-A Existing Section A-A

19044_NP-XX-XX-DR-A-3002-B Existing and Proposed Sections B-B, C-C and D-D

19044_NP-XX-XX-DR-A-3021-C Proposed Section A-A

19044_NP-XX-XX-DR-A-4001-B Door Architraves and Skirtings Detail

19044_NP-XX-XX-DR-A-4004-B French Door Detail

19044_NP-XX-XX-DR-A-4005-A Rooflight Detail

19044_T05_001_A_Door Schedule

 

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

 

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: -

 

·       a detailed planting specification showing all plant species, supply and planting sizes and planting densities;

·       details of methods to protect the tree subject to a TPO located to the rear of 6 Mill Lane during construction works. These methods shall be in accordance with British Standard 5837 (2012): “Trees in Relation to Design, Demolition and Construction -Recommendations” and shall be maintained for the duration of the works;

·       means of enclosure;

·       all hard and soft surfacing materials;

·       minor artefacts and structures (e.g. bin stores, cycle shelters, furniture, play equipment, refuse and other storage units, signs, lighting etc).

 

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, protection of existing important landscape features, in the interests of the character and appearance of the Conservation Area and preserving the character and appearance of the listed building.

 

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. Before the development hereby permitted is first occupied the windows in the northeast and southeast elevations of the new second floor mansard roof serving the WC and stairway and the eastern most northeast facing window of the new mansard roof serving the new office space and the windows in the north elevation serving the en-suite and bathroom at first floor level of the Main House shall be glazed with obscure glass only [to an obscurity level of no less than level 4] and the windows shall be maintained with obscure glazing in perpetuity.

 

REASON: In the interests of residential amenity and privacy.

 

6. No part of the development hereby approved shall be occupied until the parking area shown on the approved plans (Dwg No. 1022 rev E) has been consolidated, surfaced and laid out in accordance with the approved details. The parking area shall provide two parking spaces to be allocated to the new 6-bed dwelling, one space for the new 3-bed maisonette and 7 spaces for the office use. Thereafter, the parking area shall be maintained and remain only available for such use in perpetuity.

 

REASON: To ensure that adequate provision is made for parking within the site in the interests of highway safety.

 

7. No part of the office development shall be occupied until the cycle parking facilities shown on the approved plans (Dwg No. 1022 rev E) have been provided in full and made available for use. The cycle parking facilities shall be retained for use in accordance with the approved details at all times thereafter.

 

REASON: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car.

 

8. No part of the office development shall be occupied until a Green 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 with the results being 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.

 

9. The planters detailed in drawing no. 1018 rev C to the new second floor north wing extension shall remain and shall be maintained in good condition in perpetuity.

 

REASON: In the interests of the visual amenity of the area.

 

10. The dormer window on the northeast elevation to the new second floor north wing extension adjacent and directly to the northwest of the WC and the new windows on the southeast elevation to the new second floor north wing extension shall be nonopenable (except for the dormer window which shall be openable for maintenance purposes only).

 

 REASON: In the interests of the amenity of neighbouring residents

 

Informatives

 

1.             The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development. Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website:

 

www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/communityinfrastructurelevy

 

2.             The applicant is advised to make contact with Wessex Water to ensure the site is served by appropriate water and foul water connections.

 

Following which, a motion to approve the Listed Building Consent was moved by Councillor Trevor Carbin and seconded by Councillor Pip Ridout. During the vote each member confirmed they had been able to hear and where possible, see all relevant materials.

 

Therefore, it was:

 

Resolved

 

To approve the Listed Building Consent, subject to the following conditions:

 

 

1. The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

 

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) 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 following approved plans:

 

19044_NP-XX-XX-DR-A-1001-C Location Plan

19044_NP-XX-XX-DR-A-1002-D Existing Site Plan

19044_NP-XX-00-DR-A-1003-B Existing Ground Floor Plan

19044_NP-XX-01-DR-A-1004-B Existing First Floor Plan

19044_NP-XX-02-DR-A-1005-B Existing Second Floor Plan

19044_NP-01-00-DR-A-1006-B North Wing Existing Ground Floor Plan

19044_NP-01-01-DR-A-1007-B North Wing Existing First Floor Plan

19044_NP-01-02-DR-A-1008-B North Wing Existing Roof Plan

19044_NP-02-00-DR-A-1009-B Main House Existing Ground Floor Plan

19044_NP-02-01-DR-A-1010-B Main House Existing First Floor Plan

19044_NP-02-02-DR-A-1011-B Main House Existing Second Floor Plan

19044_NP-03-00-DR-A-1012-B South Wing Existing and Proposed Ground Floor Plan

19044_NP-03-01-DR-A-1013-B South Wing Existing and Proposed First Floor Plan

19044_NP-01-00-DR-A-1016-B North Wing Proposed Ground Floor Plan

19044_NP-01-01-DR-A-1017-B North Wing Proposed First Floor Plan

19044_NP-XX-00-DR-A-1018-C North Wing Proposed Second Floor Plan

19044_NP-02-00-DR-A-1019-B Main House Proposed Ground Floor Plan

19044_NP-02-01-DR-A-1020-B Main House Proposed First Floor Plan

19044_NP-02-02-DR-A-1021-B Main House Proposed Second Floor Plan

19044_NP-XX-XX-DR-A-1022-E Proposed Site Plan

19044_NP-XX-00-DR-A-1023-B Proposed Ground Floor Plan

19044_NP-XX-01-DR-A-1024-B Proposed First Floor Plan

19044_NP-XX-02-DR-A-1025-C Proposed Second Floor Plan

19044_NP-XX-XX-DR-A-2001-B Existing and Proposed Street Elevation

19044_NP-XX-XX-DR-A-2002-D Existing SE Elevation

19044_NP-XX-XX-DR-A-2003-D Existing-Proposed Rear Elevation

19044_NP-XX-XX-DR-A-3001-A Existing Section A-A

19044_NP-XX-XX-DR-A-3002-B Existing and Proposed Sections B-B, C-C and D-D

19044_NP-XX-XX-DR-A-3021-C Proposed Section A-A

19044_NP-XX-XX-DR-A-4001-B Door Architraves and Skirtings Detail

19044_NP-XX-XX-DR-A-4004-B French Door Detail

19044_NP-XX-XX-DR-A-4005-A Rooflight Detail

19044_T05_001_A_Door Schedule

 

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

 

3. Notwithstanding the approved drawings, no works shall commence until details of the following have been submitted to and approved in writing by the Local Planning Authority:

 

·       Samples of external materials

·       Large scale details of all external joinery including metal-framed glazing (1:5 elevation, 1:2 section) including vertical and horizontal cross-sections through openings to show the positions of joinery within openings, depth of reveal, heads, sills and lintels;

·       Large scale details of all internal joinery (1:5 elevation, 1:2 section);

·       Full details of external flues, background and mechanical ventilation, soil/vent pipes and their exits to the open air;

·       Details of all new or replacement rainwater goods

 

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 preserving the character and appearance of the listed building and its setting.