Agenda item

Public Participation:

•      Sabrina Goddard, local resident, spoke in objection to the application

•      Michael Bailey, local resident, spoke in objection to the application

•      Barry Webster, local resident, spoke in objection to the application

•      Colin Humphrey, applicant on behalf of himself and his wife, spoke in support of the application

 

The Area Planning Manager introduced the report which recommended planning permission be granted subject to conditions. He explained that the planning application was for the erection of a 2 bedroom bungalow.

 

The key issues were stated to include the principle of the development, the impact on the character of the surrounding area, the setting of the Grade II listed Conigre House, neighbour amenity, whether it was inappropriate backland development, whether there was a loss of an important visual gap, connection to services, nature conservation interests and access, highway safety and parking.

 

Members then raised a number of technical issues in relation to the planting of a hedge to separate the proposed dwelling from 3B.

 

Members of the public then had the opportunity to address the Committee with their views, as detailed above.

 

The local member, Councillor Rosemary Brown, then spoke to the application.

 

The Committee then considered the application and debated a number of

Issues including the location of the chimney in relation to neighbouring properties and landscaping.

 

Resolved:

To approve the application for the following reason(s):

 

The decision to grant planning permission has been taken on the grounds that the proposed development would not cause any significant harm to interests of acknowledged importance and having regard to the National Planning Policy Framework and the following policies in the West Wiltshire District Plan 1st Alteration (2004), namely Policies C31a, C32, C38, H1, U1a and U2.

 

In accordance with paragraph 187 of the National Planning Policy Framework, Wiltshire Council has worked proactively to secure this development to improve the economic, social and environmental conditions of the area.

 

 

Subject to the following condition(s):

 

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       No development shall commence on site until a final 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: To ensure that the development can be adequately drained.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: U2

 

3       No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by an 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 sighting 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 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;

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

·       Day and sunlight calculations must be submitted in accordance with Building Research Establishment guidance and British standards 8206 Part 2:1992 Light for buildings Part 2 -code of practice for daylighting;

·       In order that trees to be retained are not damaged during the construction works and to ensure that as far as possible the work is carried out satisfactorily 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.; and

·       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.

 

4       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:-

 

·        location and current canopy spread of all existing trees and hedgerows on the land;

·        full details of any 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;

·        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); and

·        proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc).

 

          REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

5       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.

 

6       The window(s) in the south elevation serving the living room shall be glazed with obscure glass only [to an obscurity level of no less than level 4] and permanently fixed shut prior to the first occupation of the development hereby permitted and shall be permanently maintained in perpetuity.

 

          REASON:  In the interests of residential amenity and privacy.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C38.

 

7       No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

          REASON: In the interests of highway safety.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and H1.

 

8       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending those Orders with or without modification), no development within Part 1, Classes A-E shall take place on the dwellinghouse hereby permitted or within its 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.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: H1, C31a and C38.

9       The development shall be carried out in accordance with the hereby approved plans:

 

          Drawing: 1030 – SLP Revision B;

          Drawing: 1030 – BP Revision B;

          Drawing: 1030 – SK1 Revision A;

          Drawing: 1030 – SK2;

          Drawing: 1030 – SK3; and

          Drawing: 1030 – SK4.

 

          REASON: In order to define the terms of this permission.

 

Informative(s):

 

1       The developer is advised to contact Wessex Water at an early stage regarding the potential presence of Wessex Water infrastructure (public sewer) under the site and the potential need for diversion works and/or easement in order to facilitate the development. Wessex Water can be contacted on 01225 526000.