Agenda item

Erection of 4 terraced dwellings with parking, amenity areas and new access road

Public Participation

Caroline Everette (Agent) spoke in support of the application

Trudi Dean spoke on behalf of Laverstock & Ford PC

 

The Senior Planning Officer, Lynda King, drew attention to the late correspondence circulated at the meeting, giving a summary of the content before presenting the application for the erection of 4 terraced dwellings with parking, amenity areas and a new access road.

 

There were no objections from the statutory consultees, however Ecology, had requested an amended condition, and Highways, had requested a southern drop kerb be included.

 

The application was recommended for Approval with conditions, as set out in the report and late correspondence.

 

Material considerations detailed in the report included:

 

·         Principle

·         Highway safety

·         Drainage

·         Layout

·         Impact on residential amenities of adjacent commercial operation

 

It was noted that it was a brown field site, just outside of the urban area, suitable for redevelopment.

 

The land sloped down at the rear, with a section of the site to be retained for continued use as a coach business, with office and parking. A section of coach parking would be removed, and the two existing dwellings would be retained.

 

The proposal was of a contemporary design, in keeping with the other development on the Old Sarum development. It was noted that the site would not be particularly visible from the road.

 

There was existing approval for a development of 6 dwellings, granted in 2021.

 

Members then had the opportunity to ask technical questions of the Officer,

where it was clarified that the previously granted permission for 6 dwellings was still valid. If this application was granted, the applicant would have the option to build either permission.

 

The footpath between plots 1 and 2 would allow access to the rear of the properties.

 

Electric charging points were included on each of the new parking spaces as well as on the spaces for the existing two properties.

 

The current application was for four 3 bed units, whereas the previously approved was for six 4 bed units.

 

Members of the public as detailed above, then had the opportunity to speak on

the application, some of the main points related to the design, quality of materials, retained employment use, protection of the amenity area, comparison to other local mixed-use sites.

 

It was noted that the flooding concerns raised related to fields which were in the ownership of a local farmer, and not part of the development site.

 

The Laverstock & Ford parish council representative spoke in objection, noting flooding, access, design, and the impact of mixed use on residents.

 

The statement of Local Member Cllr Andy Oliver, who had given apologies, was read by Cllr Hocking. It focused on the areas of objection which had been put forward by Laverstock & Ford PC, which were noise, design, safety, and flooding.

 

Cllr Hocking then moved the motion of refusal for the reasons given above. This was seconded by Cllr Mclennan.

 

The Committee then discussed the application where it was noted that the reasons for refusal had been addressed by means of the conditions.

 

The provision of a zebra crossing, for 4 dwellings was advised as unlikely, as it was not within the power of the applicant to agree to.

 

The Committee then voted on the motion of refusal. The motion failed.

 

Cllr Wayman then moved the motion of approval, in line with Officer recommendation. This was seconded by Cllr Wright.

 

With no further discussion, the Committee voted on the motion of approval with conditions.

 

It was,

 

Resolved:

 

That application PL/2022/01048 be Approved, 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:

Proposed location and block plan – Drw. No. P20-033 02-02-003 Dated Jan 2022, received on 9th Feb 2022

Proposed Site Plan – Drw. No P21-090 02-02-004A dated Jan 2022, received on 24th March 2022

Proposed Elevations Plot 1 – Drw. No. P21-090 02-02-001 Dated Jan 2022,

received on 9th Feb 2022

Proposed Elevations Plots 2 – 4 – Drw. No. P21-090 02-05-002 Dated Jan 2022, received on 9th Feb 2022

Proposed Bin/Bike stores – Drw. No. P21-090 02-05-003 Dated Jan 2022, received on 9th Feb 2022

Proposed Floor Plans Plot 1 – Drw. No. P21-090 02-03-001 Dated Jan 2022,

received on 9th Feb 2022

Proposed Floor Plans Plots 2 and 3 – Drw. No. P21-090 02-03-002 Dated Jan 2022, received on 9th Feb 2022

Proposed Floor Plans Plot 4 – Drw. No. P21-090 02-03-003 Dated Jan 2022,

received on 9th Feb 2022

 

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

 

3) No development shall commence above slab level 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) The dwellings hereby approved shall not be occupied until the Building Regulations Optional requirement of maximum water use of 110 litres per person per day has been complied with.

 

Reason: To avoid any adverse effects upon the integrity of the River Avon Special Area of Conservation (SAC).

 

5) 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;

·         finished levels and contours;

·         means of enclosure;

·         car park layouts;

·         other vehicle and pedestrian access and circulation areas;

·         all hard and soft surfacing materials;

·         minor artefacts and structures (e.g. 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 and the protection of existing important landscape features.

 

6) 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.

 

7) The development shall only be carried out in accordance with the approved Drainage Documents

4288-SARU-13-001-BR-01.001-Infiltration Rate

4288-SARU-ICS-01-XX-P02 Storm Simulations

4288-SARU-ICS-01-XX- M2-C-0205-P01-S2_Exceedance Routing

4288-SARU-ICS-01-XX- M2-C-0300-P01-S2_Surface Finishes

4288-SARU-ICS-01-XX- M2-C-0100-P01-S2_Levels Design

4288-SARU-ICS-01-XX- M2-C-0200-P02-S2_Drainage Design

and the Surface Water Drainage Strategy contained within it.

 

REASON: To ensure that the development can be adequately drained without increasing flood risk to others.

 

8) No development shall commence within the area indicated within the red line of

the application site (2021/01048) until:

a) 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

b) The approved programme of archaeological work has been 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, to enable the recording of any matters of archaeological interest.

 

9) Prior to the commencement of any works, including ground preparation or vegetation removal, the details of the proposed biodiversity enhancement scheme, including the number, design and locations of bat roosts and opportunities for birds, hedgehogs and insects and hedgerow planting specification in accordance with the ‘Ecology Report’ KP Ecology, 1st June 2020, shall be submitted to the local authority for

approval. The scheme shall be informed by the findings of an updated Extended Phase 1 Habitat Survey (dating no more than 24 months earlier than the scheme). The approved details shall be implemented before occupation of the final works. This condition will be discharged once photographic evidence of installed features has been submitted to and approved by the local planning authority.

 

REASON: To provide mitigation /enhancement for biodiversity.

 

10) Prior to first occupation at section of footway shall be provided across the site frontage (as per drawing P21-090 02-02-004), together with a dropped kerb opposite, in accordance with details which shall first be submitted to and approved by the LPA.

 

REASON: In the interests of sustainable travel.

 

11) No development shall commence on site until visibility splays have been provided between the edge of the carriageway and a line extending from a point 2.4 metres back from the edge of the carriageway, measured along the centre line of the access, to the points on the edge of the carriageway 115 metres to the right (west) and 125 metres to the left (east) from the centre of the access in accordance with the approved plans. Such splays shall thereafter be permanently maintained free from

obstruction to vision above a height of 900mm above the level of the adjacent carriageway.

 

Reason: In the interests of highway safety

 

12) Notwithstanding the submitted details, the proposed development shall not be occupied until means/works have been implemented to avoid private water from entering the highway.

 

Reason: To ensure that the highway is not inundated with private water.

 

13) No part of the development hereby permitted shall be occupied until the access, turning area and parking spaces (including the parking spaces for Old Sarum Cottages) have been completed in accordance with the details shown on the approved plans. The areas shall always be maintained for those purposes thereafter and maintained free from the storage of materials.

 

REASON: In the interests of highway safety.

 

14) The development hereby permitted shall not be first 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

 

15) Prior to the occupation of the first dwelling, details of the charging points infrastructure shall be submitted to and approved in writing by the local planning authority. No individual dwelling shall be occupied until the

points have been installed in accordance with the approved details.

 

REASON: In the interests of reducing the carbon footprint of the development.

 

Informative

 

The development involves work to provide a new footway across the site frontage on land which is existing public highway. A S278 legal agreement is necessary with the Highway Authority to facilitate this work.

Please note that Council offices do not have the facility to receive material

samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

 

The development hereby approved could be subject to the Community

Infrastructure Levy. Wiltshire Council has now adopted a Community Infrastructure Levy (CIL) charging schedule. CIL is a charge that local authorities can place on new development in their area. The money generated through CIL will contribute to the funding of infrastructure to support growth.

 

More information and the charging schedule for CIL can be found using the following link:

http://www.wiltshire.gov.uk/planninganddevelopment/dmcommunityinfrastructurelevy.htm