Agenda item

Anne Henshaw, representing Campaign for the Protection of Rural England, spoke in objection to the application

 

Roger Scully, Jamal Khanfer and Daryl Watkins (speaking on behalf of Gordon Chivers) spoke in support of the application.

 

The officer introduced the report which recommended to delegate authority to grant planning permission and listed building consent to the Area Development Manager subject to the signing of a Section 106 agreement and conditions. Attention was brought to the late observations and it was explained that the development would create 46 dwellings. Aerial photographs and photographs of the aircraft hangars were shown, the site was described as including significant listed buildings and being on the outskirts of Yatesbury. It was explained that previous planning permission on the site was not completed due to finance. Indicative interior layouts were presented and the business viability of the site and its effect on the section 106 heads of terms was explained.

 

The Committee then had the opportunity to ask technical questions of the officer and it was confirmed that the development would be phased, as such English Heritage had no objection to the scheme. Additionally, conversion inside the buildings would be sensitive to their original style.

 

Members of the public then addressed the Committee as detailed above.

 

Officers responded to issues raised by members of the public, including the reason for including only one hanger in the landscaping scheme. It was highlighted why the application was permitted under the National Planning Policy Framework despite being unsustainable; moreover, water and sewage concerns had been addressed in conditions.

 

Cllr Christine Crisp spoke on behalf of the local member Cllr Alan Hill in support of the application, acknowledging that although it was not an ideal development for the site it would be very beneficial.

 

In the debate that followed some members noted with concern that the development would not be sustainable however others felt this was a good opportunity to save the site and complemented Mr Chivers on his impassioned statement.

 

Resolved:

 

To DELEGATE authority to grant planning permission to the Area Development Manager, subject to the signing of a Section 106 agreement and the conditions set out below:

 

The heads of terms for the s106 agreement will be dependent on the outcome of the viability assessment. Irrespective of the above a s106 agreement will be required to control the restoration works to the hangar and the phasing of the enabling development.

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 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.

 

3.    No development shall commence on site until details of the following matters have been submitted to, and approved in writing by, the local planning authority:

Walls, fences gates and other means of enclosure

ground surfacing materials

finished floor levels of all buildings

finished levels across the site

any external chimneys, vents or other ventilation equipment

Refuse/recycling provision on the site

Cycle parking facilities

Development shall be carried out in accordance with the approved details prior to the development being occupied / brought into use.

 

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

 

4.    No works shall commence on site until details of all new or replacement rainwater goods (which shall be of metal construction and finished in black) 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.

 

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

b) full details of any to be retained, together with measures for their protection in the course of development;

c) a detailed planting specification showing all plant species, supply and planting sizes and planting densities

d) car park layouts;

e) other vehicle and pedestrian access and circulation areas;

f) all hard and soft surfacing materials;

g) external lighting to all areas including lumination levels and light spillage in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication "Guidance Notes for the Reduction of Obtrusive Light" (ILE, 2005)",

h) Signage

i) Details of the new pedestrian access onto Juggler’s Lane including gate

The development shall be carried out in accordance with the approved details.

 

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

 

6.    No development shall commence on site until a scheme to deal with any contamination of the site has been submitted to, and approved in writing by, the local planning authority. The scheme shall include an investigation and assessment to identify the extent of any contamination, the measures to be taken to avoid risk to the public, buildings and the environment when the site is developed, and a programme for implementation. No parts of the development shall be occupied until the measures approved in the scheme have been implemented and a completion report has been submitted to the local planning authority.

 

REASON: To avoid harm to the health and well being of future occupiers and to ensure that the site is free from contamination.

 

7.    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.

 

8.    No demolition, site clearance or development shall commence on site, and; no equipment, machinery or materials shall be brought on to site for the purpose of development, until a Tree Protection Plan showing the exact position of each tree/s and their protective fencing in accordance with British Standard 5837: 2012: "Trees in Relation to Design, Demolition and Construction -Recommendations"; has been submitted to and approved in writing by the Local Planning Authority, and; The protective fencing shall be erected in accordance with the approved details. The protective fencing shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations.

 

No retained tree/s shall be cut down, uprooted or destroyed, nor shall any retained tree/s be topped or lopped other than in accordance with the approved plans and particulars. Any topping or lopping approval shall be carried out in accordance British Standard 3998: 2010 "Tree Work - Recommendations" or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practise.

 

If any retained tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place, at a size and species and planted at such time, that must be agreed in writing with the Local Planning Authority. No fires shall be lit within 15 metres of the furthest extent of the canopy of any retained trees or hedgerows or adjoining land and no concrete, oil, cement, bitumen or other chemicals shall be mixed or stored within 10 metres of the trunk of any tree or group of trees to be retained on the site or adjoining land.

 

[In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs above shall have effect until the expiration of five years from the date of first occupation of the last unit]

 

REASON: To ensure the proper protection and retention of trees within the site and in the interests of visual amenity.

 

9.    No development shall commence on site until a landscape management plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscape areas (other than small, privately owned, domestic gardens) has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved in accordance with the approved details.

 

REASON: To ensure the proper management of the landscaped areas in the interests of visual amenity.

 

10.No development shall commence on site until provision has been made for open space, allotment and amenity areas in accordance with a plan to be submitted to and approved in writing by the local planning authority.

 

REASON: To ensure a satisfactory provision of open space and community space throughout the development in the interests of the amenity of future residents.

 

11.The development hereby permitted shall not be first brought into use/occupied until the first five metres 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.

 

12.No dwelling shall be occupied until the parking spaces together with the access thereto, have been provided in accordance with the approved plans.

 

REASON: In the interests of highway safety and the amenity of future occupants.

 

13.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 shall take place on the dwellinghouse(s) hereby permitted or within their 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.

 

 

14.No materials, goods, plant, machinery, equipment, finished or unfinished products/parts of any description, skips, crates, containers, waste or any other item associated with the use of the hanger shall be placed, stacked, deposited or stored outside any building on the site.

 

REASON: In the interests of the appearance of the site and the amenities of the area and setting of the listed building.

15.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 internal and external works to the hangar jincluding vertical and horizontal cross-sections through the building to 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 (1:5 section);

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

 

16.No development shall commence within the site until:

a)The survey and recording of any archaeological, military or built heritage features within the red line area (including the pill box), has been submitted approved in writing by the local planning Authority; and

b) A watching brief on any ground works associated new the development.

 

REASON: To enable the recording of any matters of archaeological interest.

 

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

1219/37/02_92

1219/37/02_93

1219/38/02_101

1219/39/02_110

1219/40/02_121

1219/41/02_131

1219/NH/02_140

1219/NH/02_141

1219/DT/02_150

1219/DT/02_152

1219/DT/02_153

1219/DT/02_154

1219/DT/02_155

1219/DT/02_156

1219/DT/02_157

1219/DT/02_158

1219/ 02_001

1219/ 02_002 Revision A

1219/NH/ 02_141

1219/04/ 02_013

1219/04/ 02_014

1219/05/ 02_022

1219/05/ 02_023

1219/05/ 02_024

1219/07/ 02_030

1219/21/ 02_051

1219/23/ 02_071

1219/27/ 02_081

Landscape Strategy

Arboricultural Impact Assessment

Design & Access Statement

 

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

 

18.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting or amending that Order with or without modification), the hangar shall be used solely for purposes within Classes A1, A2, A3, B1(a), B1(b), D1 & D2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended by the Town and Country Planning (Use Classes) (Amendment)(England) Order 2005 (or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification).

 

REASON: The proposed use is acceptable but the Local Planning Authority wish to consider any future proposal for a change of use, other than a use within the same class(es), having regard to the circumstances of the case.

 

19.No satellite dish or apparatus shall be installed on any building or within the curtilage of any property or building or within the application site without first obtaining formal consent from the Local Planning Authority.

 

REASON: To allow control of satellite dishes within the site ensuring there is not an over proliferation of these and in the interest of the setting of the listed buildings & character of the area.

 

20.The development shall not be commenced until a foul water drainage strategy is submitted and approved in writing by the local Planning Authority in consultation with Wessex Water acting as the sewerage undertaker

·         A drainage scheme shall include appropriate arrangements for the agreed points of connection and the capacity improvements required to serve the proposed development phasing

·         The drainage scheme shall be completed in accordance with the approved details and to a timetable agreed with the local planning authority.

 

REASON: To ensure that proper provision is made for sewerage of the site and that the development does not increase the risk of sewer flooding of downstream properties.

 

21. Prior to the commencement of development full details of the proposed soakaways and their locations shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with these details.

 

REASON: To ensure that the development does not result in localise flooding

 

 

To DELEGATE authority to grant listed building consent to the Area Development Manager, subject to the signing of a Section 106 agreement and the conditions set out below:

 

The heads of terms for the s106 agreement will be dependent on the outcome of the viability assessment. Irrespective of the above a s106 agreement will be required to control the restoration works to the hangar and the phasing of the enabling development.

 

1.    The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

 

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by the Planning and

Compulsory Purchase Act 2004.

 

2.    No works shall commence on site until a full schedule and specification of the proposed hangar repair and reinstatement works, including a schedule of surviving fittings to be repaired/reinstated and finishes to walls, ceilings and floors. The schedule is to be supported large scale drawings to show proposed alterations to all features. Works shall be carried out in accordance with the approved details.

 

REASON: To ensure the preservation of the Grade II* Listed Building.

 

3.    No works shall commence on site until a full schedule and specification of the proposed hangar conversion works has been submitted to and approved in writing by the local planning authority. The schedule is to be supported by large scale drawings to show proposed alterations to all features including means of fixing, flues and internal services. Works shall be carried out in accordance with the approved details.

 

REASON: To ensure the preservation of the Grade II* Listed Building.

 

4.    No development shall commence on site until 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.

 

5.    No works shall commence on site until details of all new external window and door joinery and/or metal framed glazing have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include depth of reveal, details of heads, sills and lintels, elevations at a scale of not less than 1:10 and horizontal/vertical frame sections (including sections through glazing bars) at not less than 1:2. 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.

 

6.    No development shall commence on site until a sample panel of the render to be used on the external walls not less than 1 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.

 

7.    No development shall commence of site until full details of proposed flues, means of providing ventilation, meter, alarm and letter boxes, internal services have been submitted to and approved in writing by the local planning authority.

 

REASON: In the interest of protecting the historic fabric of the listed buildings.