Agenda item

Construction of single storey detached dwelling and associated PTP together with provision of replacement PTP for existing dwelling.

Public Participation

Mr Brian Edgeley spoke in objection to the application

Mr David Smith spoke in objection to the application

Mr Alan Wood spoke in support of the application

Catherine Purves, Clerk to Firsdown Parish Council spoke in objection to the application.

 

The Senior Planning Officer, Julie Mitchell, introduced a report which recommended that the application for the construction of a single storey detached dwelling and associated PTP together with provision of replacement PTP for existing dwelling be approved subject to conditions.

 

Key details were stated to include:

 

1. Principle of development

2. Character of the area

3. Residential amenity

4. Highway issues

5. Drainage

6. Ecology (Nitrates)

7. Other issues raised

 

A previous permission was granted in 2019, this had now lapsed, but was noted as a consideration, as was broadly of the same design, with a different position to the boundary. The boundary was made up of wall and fence with existing access on to a highway which would be maintained and used.

 

Members of the committee then had the opportunity to ask technical questions of the officer. There were no technical questions.

 

Members of the public then had the opportunity to present their views to the committee as detailed above.

 

The Parish Council representative, spoke in objection to the application, noting that the proximity of new development to the junction and bus stop would create a lack of clear sight line, hindering the use of the utility boxes which were sited opposite the development site, and vehicles parking on the site would not be able to turn to exit, but would need to reverse out on to the junction.

 

The unitary division member, Councillor Rich Rogers, who was on the Committee then spoke in objection to the application and noted his concern over highways safety and the negative impact on the character of Firsdown. 

 

Cllr Rogers stated that although the previous application on the site had been approved, he believed there to have been a flaw with some of the information at that time.

 

The site access, close to the proximity of the road junction was stated as a significant risk to motorists and pedestrians, with part of the pavement regularly in use as a bus stop. 

Firs Road was reported as being used as a thoroughfare for traffic accessing the A30, with evidence of speeding.

 

Cllr Rogers noted that although the application proposed 2 parking spaces, he believed that a single vehicle would have difficulties using the space available.

 

Cllr Rogers moved the motion of refusal against Officer recommendation stating the reasons as CP2, CP57 and CP61. 

 

This was seconded by Cllr Nabil Najjar.

 

The Committee then discussed the application, the main points included that the site had previously been granted planning permission, the distance of yellow lines on the road and the bus stop to the junction were not considered to be directly on the junction. The position of the proposed dwelling in relation to the street scene, and the driveway of the property on the opposite side of the junction were compared.

 

The Committee then voted on the motion of refusal for the reasons stated above. The motion failed.

Cllr Brian Dalton then moved the motion of approval in line with Officer recommendation, this was seconded by Cllr Bridget Wayman.

 

 

The Committee noted that there were no objections by Highways.

 

The Committee then voted on the motion of Approval, in line with Officer recommendation.

 

It was;

 

Resolved

 

That planning permission for application PL/2022/08374be granted, subject to the following conditions:

 

Conditions: (12)

 

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:

 

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

planning.

 

3          No development shall commence above ground floor slab level 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: In the interests of visual amenity and the character and appearance of the area.

 

4          The proposed package treatment plants and associated drainage fields shall be installed, maintained and operated in accordance with the submitted specification and details hereby approved, namely the Rewaltec Solido Smart system. Any subsequent replacements shall have an equivalent or improved performance specification. The package treatment plants and drainage fields shall be installed, connected and available for use before the new dwelling is occupied and shall be maintained and operated thereafter for the lifetime of the development.

 

REASON: To provide ongoing and adequate nutrient mitigation for the Solent Protected Sites catchment for the life of the development and to ensure that any future PTP is of an equivalent or improved standard.

 

5          The overnight development hereby approved shall be designed to ensure it does not exceed 110 litres per person per day water consumption levels (which includes external water usage) and a water efficiency assessment should be submitted. Before the development is brought into use, a water efficiency report certifying that this standard has been achieved shall be submitted to the local planning authority for its written approval.

 

REASON: To ensure compliance with the prevailing mitigation strategy for nutrient neutrality in the water catchment within which this development is located.

 

6          The development hereby permitted shall not be occupied until the whole of the boundary treatment over the entire site frontage has been cleared of any obstruction to visibility at and above a height of 600mm above the nearside carriageway level, and maintained as such thereafter.

 

REASON: In the interests of highway safety.

 

7          The development hereby permitted shall not be occupied until the first 5m of the access, measured from the edge of the carriageway and/or whole of the parking area, 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.

 

8          No part of the development hereby permitted shall be occupied until the access & parking area 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.

 

9          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.

 

10        The vehicle access and parking area shall remain ungated.

 

REASON: In the interests of highway safety.

 

11        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions to, or extensions or enlargements of any building forming part of the development hereby permitted.

 

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.

 

12        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no window, dormer window or rooflight, other than those shown on the approved plans, shall be inserted above ground-floor ceiling height.

 

REASON: In the interests of residential amenity and privacy.

 

13        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no buildings or structures, or gate, wall, fence or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site on the approved plans.

 

REASON: To safeguard the character and appearance of the area and

visibility.

 

14        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no garages, sheds, greenhouses and other ancillary domestic outbuildings shall be erected anywhere on the site on the approved plans.

 

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

 

 

Informatives: (6)

 

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.

 

If the application involves an alteration to the existing vehicle access/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 or visit their website at http://wiltshire.gov.uk/highways-streets to make an application.

 

The applicant is advised that, if it is proposed to drain this development directly into the river or carry out any work within 8 metres of the watercourse then a Land Drainage Consent is required from the Environment Agency. For further information see www.environment-agency.gov.uk

           

A non-mains sewerage system is proposed.  Primary responsibility for ensuring sewage systems for new developments are adequate lies with the Building Control Department. We would recommend you satisfy yourself that a non-mains sewerage system is appropriate and practicable in the circumstances taking into account ground water conditions throughout the year and need for compliance with Building Regulations. For further guidance see the National Planning Practice Guidance “Water supply, wastewater and water quality”. Any installation of a Package Treatment Plant also needs to meet approval of the Environment Agency’s requirements under their permitting role.

 

The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place. Please note that this consent does not override the statutory protection afforded to any such species. In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works. Please see Natural England's website for further information on protected species.

           

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.