Agenda item

Removal of existing garage/kitchen extension & erection of three-bedroom end terrace dwelling.

Steven Vellance, Planning Officer, introduced the report which recommended that the Committee approve the application, subject to conditions, for the removal of an existing garage/kitchen extension and erection of a three-bedroom end terrace dwelling.

 

Reference was made to the presentation slides (Agenda Supplement 1) and officers stated that they were satisfied that both properties would continue to have adequate garden space and that there would be a designated space between the two dwellings to access the garden from the front. It was further explained that the existing access point would be utilised, and off-road parking would be created on the application site to mitigate highways concerns. Proposed elevations and street scenes were then detailed, and it was noted that the proposed dwelling was designed to compliment the existing houses in the area and as such, officers were satisfied that there would be no overbuilding. The sewer pipe route was displayed, and officers explained that Wessex Water were consulted and had no objections to the application. Additionally, it was noted that the applicant was aware of the route and would do on-site water drainage.

 

Key issues highlighted were: principle of development; the impact on the character of the area; impacts on neighbouring amenity for existing and future occupiers; and highway safety.

 

Members of the Committee were then given the opportunity to ask technical questions to the officer. The main points of focus included: property valuations and if the development would lead to a loss in the value of neighbouring properties. Officers explained that property valuations were not a sincere planning policy and as such should have no impact on the decision.

 

Cllr Trevor Carbin moved to approve the application in line with officer recommendations, which was seconded by Cllr Christopher Newbury.

 

During the debate Members noted that they felt the development would improve the street scene rather than mar it.

 

At the conclusion of the debate a vote was taken on the motion to approve in line with officer recommendations.

 

Following which, it was:

 

Resolved

 

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

 

Existing ground floor plan & elevations received on 02.07.2021. Site location plan & block plan, proposed floor plans, proposed elevations received on 17.11.2021. Proposed street scene, proposed block plan with car parking received on 18.01.2022.

 

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

 

3.       No development shall commence above ground floor slab level 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.

 

4.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no development within Schedule 2, Part 1, Class A, shall take place on the dwelling house 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.

 

5.       No development shall commence above ground floor slab level until a scheme for the discharge of surface water from the site (including surface water from the access for the new dwelling), incorporatingsustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development 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.

 

6.       The development hereby approved shall not be brought into use until the requisite off-site foul water drainage connections have been secured and is ready for use.

REASON: To define the terms of this planning permission.

 

 

7.       No development shall commence above ground floor slab level 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 on the land;

•                  full details of all existing trees to be retained, together with measures for their protection in the course of development;

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

•                  all means of enclosure;

•                  all hard and soft surfacing materials;

 

REASON: In order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

8.       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.

 

9        No part of the development hereby permitted shall be occupied until the access & parking spaces have been completed in accordance with the details shown on the approved plans. Thereafter, it shall be maintained for those purposes and kept free from obstruction.

 

REASON: In the interests of highway safety.

 

10      The development hereby permitted shall not be occupied until the first 5m 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.

 

INFORMATIVES TO APPLICANT:

 

1.               The applicant is advised that the development hereby approved represents 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 been submitted, it should be submitted now so that the Council can determine the CIL liability.

 

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:

 

https://www.wiltshire.gov.uk/dmcommunityinfrastructurelevy

 

2.               Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

3.               The application may involve the need for a new dropped kerb. The consent hereby granted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence will be required from Wiltshire's Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact our Vehicle Crossing Team on: vehicleaccess@wiltshire.gov.uk  and/or 01225 713352.

 

4.               The applicant is required to contact Wessex Water and to enter into a ‘Sewer Build over Agreement’ pursuant to the proposed development and existing underground sewer infrastructure.