Agenda item

Full planning application for the conversion of a rural building to create a single dwelling (resubmission) and the erection of a bat house.

Public Participation

 

·       Mr Chris Powell – spoke in support of the application.

 

Senior Planning Officer, Olivia Tresise, introduced a report which recommended that the full planning application for the conversion of a rural dwelling to create a two bedroomed dwelling and the erection of a bat house, be approved, subject to conditions. Key details were stated to include the principle of development, impact on heritage assets and ecology findings. The Senior Planning Officer noted that the application was a resubmission of a similar application in 2021, but with the removal of the previously proposed byre extension and the addition of a bat house. The changes to the 2021 application, outlined on page 48 of the agenda pack, had addressed concerns from Wiltshire Council’s Conservation Officer.

 

The Committee then had the opportunity to ask technical questions to the Senior Planning Officer.

 

The member of the public had the chance to present their views to the Committee as listed above.

 

The Unitary Division Member, Cllr Martin Smith, then made a statement noting that he had called the original application in due to privacy concerns from the local parish council. He also noted that there had been changes since the original application.

 

So the Committee had something to debate, Cllr Smith, seconded by Cllr Chuck Berry, proposed that the application be approved subject to the conditions outlined in the report. At the conclusion of the debate, it was:

 

RESOLVED:

 

To GRANT full planning permission in accordance with officer recommendation including the following conditions:

 

1 Time Limit for Implementation

 

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 List of Approved Plans and Drawings

 

The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

 

- Location Plan, Drawing No.01 Revision C, Project No. LDC.2284A,

- Site Plan and Landscaping, Drawing No. 1689/SP 1ARevision A,

- Bat House Floor Plan, Drawing No. 3, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd,

- Bat House North and East Elevation, Drawing No. 4, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd, and

- Bat House South and West Elevation, Drawing No. 5, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd,

- Proposed Site Plan, Drawing No. 6, Project No: LDC.2284A, Date: March 2021 by Land, Development & Planning Consultants Ltd, all received by the Council on 3 October 2022

- Revised Proposed Plan & Elevation, Drawing No. 9 Revision A Project No: LDC.2284A, received by the Council on 30 October 2023, by Land, Development & Planning Consultants Ltd

- The measures outlined in Section 5 of the ecology report: Bat Survey Report, Barn at Forge House, Ref: 2020-070, Version: 1, Date: 11 July 2022 by Smart Ecology Ltd.

 

REASON: For the avoidance of doubt, the protection, mitigation and enhancement of biodiversity, and in the interests of proper planning.

 

3 Provision of New Bat Roost

 

Bat roosts and bat access points shall be strictly incorporated into the development in accordance with:

 

-Drawing: Bat House Plan, Drawing No. 3, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd.

-Drawing: Bat House Elevation, Drawing No. 4, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd.

-Drawing: Bat House Elevation, Drawing No. 5, Project No: LDC.2284A, Date: July 2022 by Land, Development & Planning Consultants Ltd.

-Drawing: Proposed Site Plan, Drawing No. 6, Project No: LDC.2284A, Date: March 2021 by Land, Development & Planning Consultants Ltd.

 

or as otherwise specified in a relevant European Protected Species Licence superseding this permission. The installation of these bat roosts and access features shall be supervised by a professional ecologist and this part of the condition will only be discharged when photographic evidence of installed features have been submitted to and approved in writing by the Local Planning Authority. These bat roosts and access points will continue to be available for bats for the lifetime of the development.

 

REASON: To mitigate for impacts to bats arising from the development.

 

4 Details of Surface Water Drainage Disposal Methods (Pre-Commencement Condition)

 

Notwithstanding the submitted details, no development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable 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: This is a pre-commencement condition to ensure that drainage disposal method has been made available prior to the construction of the approved dwelling, and to minimise the flood risk to the locality.

 

5 Details of Foul Sewage Disposal Methods (Pre-Commencement Condition)

 

Notwithstanding the submitted details, no development shall commence on site until details of the works for the disposal of sewerage, including the point of connection to the existing public sewer have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be first occupied until the approved sewerage details have been fully implemented in accordance with the approved details.

 

REASON: This is a pre-commencement condition to ensure that the proposal is provided with a satisfactory means of drainage and does not increase the risk of flooding or pose a risk to public health or the environment.

 

6 Further Design Details (Pre-Commencement Condition)

 

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:

 

(i) Large scale details of all external joinery and shutters 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;

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

(iii) Full details of proposed rooflights, which shall be set in plane with the roof covering;

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

(v) Full details of proposed meter and alarm boxes;

(vi) Large scale details of proposed eaves and verges (1:5section);

(vii) Full details of proposed internal service routes;

(viii) A full schedule and specification of repairs including:

(ix) a structural engineer’s report setting out the nature of, and suggested remedial work to, structural defects

(x) proposed timber and damp proof treatment

(xi) proposed method of cleaning/paint removal from historic fabric

(xii) a full schedule of internal finishes to walls, ceilings and floors

(xiii) Full details of external decoration to render, joinery and metalwork; and

(xiv) Full details and samples of external materials.

 

The works 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 works commence in order that the works are undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

7 Material (Pre-commencement condition)

 

No development shall commence on site until details of the roof tiles, bricks, stone and timber cladding to be used on the development 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.

 

8 Sample Wall Panel (Pre-Commencement Condition)

 

No development shall commence on site until a sample wall panel, not less than 0.5 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

 

REASON: In the interests of visual amenity and the character and appearance of the area.

 

9 Sample Render Panel (Pre-Commencement Condition)

 

No development shall commence on site until a sample panel of the render to be used on the external walls not less than 0.5 metre square, has been made available on site, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

 

REASON: In the interests of visual amenity and the character and appearance of the area.

 

10 Arboricultural Impact Assessment (Pre-Commencement Condition)

 

No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by a qualified arboricultural consultant providing comprehensive details of construction works in relation to trees has been submitted to, and approved in writing by, the Local Planning Authority. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:

 

- A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2013 and a plan indicating the alignment of the protective fencing;

- A specification for scaffolding and ground protection within tree protection zones in accordance with British Standard 5837: 2013;

- A schedule of tree works conforming to British Standard 3998: 2010;

- Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;

- Plans and particulars showing the siting of the service and piping infrastructure;

- A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification;

- Details of the works requiring arboricultural supervision to be carried out by the developer’s arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and

- Details of all other activities, which have implications for trees on or adjacent to the site.

- In order that trees to be retained on-site are not damaged during the construction works and to ensure that as far as possible the work is carried no demolition, site clearance or development should commence on site until a pre-commencement site meeting has been held, attended by the developer’s arboricultural consultant, the designated site foreman and a representative from the Local Planning Authority, to discuss details of the proposed work and working procedures.

- Subsequently and until the completion of all site works, site visits should be carried out on a monthly basis by the developer’s arboricultural consultant. A report detailing the results of site supervision and any necessary remedial works undertaken or required should then be submitted to the Local Planning Authority. Any approved remedial works shall subsequently be carried out under strict supervision by the arboricultural consultant following that approval.

 

REASON: In order that the Local Planning Authority may be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

 

11 Details of Rainwater Goods

 

No works to add or replace rainwater goods shall commence on site until details of all new or replacement rainwater goods (which shall be of cast metal construction and finished in a colour to be agreed) and their means of fixing to the building have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

 

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

 

12 Landscaping Scheme

 

Notwithstanding the submitted Site Plan and Landscaping, Drawing No. 1689/SP 1A Revision A, within three months following the commencement of development 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;

-means of enclosure;

-all hard and soft surfacing materials

-number of trees, of a size and species and in allocation to be agreed in writing with the Local Planning Authority, shall be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428-

 

REASON: To ensure a satisfactory landscaped setting for the development.

 

13 Removal of Permitted Development Rights – Additions and Extensions

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions/extensions or external alterations to 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 external alterations.

 

14 Removal of Permitted Development Rights – no Windows, Dormers or Rooflights

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), no window, dormer window, or rooflight, shall be inserted in any part of the roof slope of the development hereby permitted.

 

REASON: In the interests of residential amenity and privacy, preserving the character and appearance of the listed building and its setting.

 

15 Removal of Permitted Development Rights – No Garages/ Outbuildings

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (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; preserving the character and appearance of the listed building and its setting.

 

16 Lighting Scheme

 

No new external artificial lighting shall be installed at the site unless otherwise agreed in writing by the Local Planning Authority. For the avoidance of doubt, any new external artificial lighting as part of this development should only be for the purposes of security and safe access. Any new lighting should be in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication GN01:2021, ‘Guidance for the Reduction of Obtrusive Light’ (ILP, 2021), and Guidance note GN08-18 “Bats and artificial lighting in the UK”, issued by the Bat Conservation Trust and Institution of Lighting Professionals.

 

REASON: In the interests of conserving biodiversity and the amenity of the neighbouring properties.

 

17 Hours for Demolition and Construction

 

No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 08:00 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

REASON: Ensuring high design and place shaping such that appropriate levels of amenity are achievable.

 

18 Use of Bat House

 

The proposed bat house hereby permitted shall only be used for bat roosting space and shall not be converted to habitable accommodation or used for no other purposes.

 

REASON: To mitigate for impacts to bats arising from the development.