Agenda item

Two storey side extension.

Public Participation

Mrs Catherine Senior, local resident, spoke in objection to the application.

Ms Fiona Gaunt, local resident, spoke in objection to the application.

Ms Elizabeth Berrett, local resident, spoke in objection to the application.

Mr Ben Rule, applicant, spoke in support of the application.

Angela Ellis, as the Planning Officer, presented the report which recommended that the Committee granted planning permission for a two-storey side extension.

Key material conditions were identified including the principle of development; design and visual amenity; residential amenity; highways; ecology; and flood risk and drainage.

There being no technical questions from Members of the Committee, the named public speakers as detailed above then had the opportunity to present their views to the Committee.

Following the public forum, officers emphasised the precedent of similar developments in the immediate vicinity, the lack of objections from other consultees, and clarified that the proposed gap between the development and the neighbouring property would be on the applicant’s land, but that the maintenance of that gap was a matter for the applicant to discuss with said neighbour.

Cllr Jo Trigg, as the Local Unitary Member, then spoke to the application where she acknowledged the concerns raised by neighbouring residents, the significant revisions that had been made from the original plan, and the impact of the development on the character of the street and adjoining properties.

A debate then followed where Members discussed the street scene of the site and the inclusion of a condition relating to the timing of movement of constructions vehicles around the site. Although it was acknowledged that a development of this scale did not warrant a Construction Management Plan, Members noted the proximity of a Primary School to the site and the potential risks during busier times of the day while construction was being undertaken. 

At the conclusion of the debate, Cllr Stewart Palmen moved to approve the application in line with officer recommendations, with the addition of a condition requiring a Construction Management Statement to limit the timing of the movement of construction vehicles around the site, which was seconded by Cllr Suzanne Wickham.

Following a vote on the motion, it was then:

Resolved:

The Committee GRANTED planning permission, 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 and documents:

·         Location Plan – received 24/10/2024

·         Revised Proposed and Existing Elevations and Floor Plans – received 18/11/2024 Revised Site Plan, incl revised parking – received 25/11/2024

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

3. The development hereby permitted shall not be first brought into use until a splay has been provided on the west side of the access to the rear of the existing footway based on co-ordinates of 2.4m x 2.4m. The splays shall always be kept free of obstruction above a height of 600mm.

REASON: In the interests of highway safety.

4. The proposed development shall not be first brought into use until means/works have been implemented to avoid surface water from entering the highway.

REASON: To ensure that surface water does not enter the highway

5. The development hereby permitted shall not be first brought into use 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.

6. No part of the development hereby permitted shall be first brought into use until the access & parking spaces (3) 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.

7. The vehicle access and parking spaces shall remain ungated.

REASON: In the interests of highway safety.

CONSTRUCTION MANAGEMENT STATEMENT:

8. No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following:

a) the parking of vehicles of site operatives and visitors;

b) loading and unloading of plant and materials;

c) storage of plant and materials used in constructing the development;

d) a scheme for recycling/disposing of waste resulting from demolition and construction works; and

e) hours of construction, including deliveries;

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The

development shall not be carried out otherwise than in accordance with the approved construction method statement.

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

Informatives:

The application involves an extension 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 reminded that the highway shall be kept clear of all building materials and construction vehicles during development and the public highway should not be blocked at any time.

There is a very low risk that bats may occur at the development site. The council considers it would be unreasonable to require the applicant to submit a bat survey because this could be considered disproportionate to the scale of development. Furthermore, given the nature of this development, the council considers that if bats were found, mitigation would probably not require further planning permission and a European Protected Species Licence would be forthcoming. Nevertheless, anyone undertaking this development should be aware that bats and their roosting places are protected at all times by the Conservation of Habitats and Species Regulations 2010. Planning permission for development does not provide a defence against prosecution under this legislation or substitute for the need to obtain a bat licence if an offence is likely. Consideration should be given to obtaining a survey from a professional ecologist before commencing work. If bats or evidence of bats is found at any stage of development, the applicant is advised to follow the advice of a professional ecologist or to contact Natural England’s Batline through the internet.