Agenda item
14/05847/FUL Manor Farm, West Overton, Marlborough, SN8 4ER
Minutes:
Public participation
Mr Huw Roberts spoke in opposition to the application.
Mr Martin Roberts spoke in opposition to the application.
Dr Mike Bishop spoke in opposition to the application.
Mr Aaron Smith spoke in support of the application.
Mr Bob Green spoke in support of the application.
Mike Morrissy spoke on behalf of Fyfield and West Overton Parish Council.
The Area Development Manager introduced the application which recommended the application be delegated to the Area Development Manager to approve, subject to conditions and the prior completion of a Section 106 legal agreement. Key issues were stated to include: impact on the visual amenities of the area including the North Wessex Downs Area of Outstanding Natural Beauty; and whether the proposal would preserve or enhance the setting of heritage assets including grade II-listed Manor Farm and the setting of nearby Scheduled Monuments and Avebury World Heritage Site.
Members of the Committee then had the opportunity to ask technical questions of the officer. It was asked whether changes of use to agricultural sites required permission. In explanation it was stated that anyone wanting to redevelop farmyard sites of this nature should come up with proposals after discussing with the community and parish and that planning permission was required for the erection of the buildings themselves, not a change of use only.
Members of the public then had the opportunity to present their views to the Committee, as detailed above.
The local member, Cllr Jemima Milton, then spoke on the application. Cllr Milton expressed thanks to those who had all worked together in order to try and find a solution to the situation. Concerns were expressed by Cllr Milton on the level of provison of affordable housing, drainage for West Overton and the Kennet, and access to the main road (A4).
It was heard that the single lane track was not the only route to the A4 or in and out of the village. The Environment Agency and Thames Water had responded by requiring detailed schemes that needed to be approved and before development could begin and implemented before occupation. In response to questions on affordable housing it was explained that there had been an assessment of the viability of the scheme and that the Housing team had assessed that 20% was viable. It was stated that it was possible to defer and delegate on this issue to seek to negotiate an increase in the level of on-site provision to 30% within the section 106 agreements.
A debate followed where the issue of foul drainage was discussed. Reassurance was sought that this issue was covered. It was explained that recommended condition 7 was requested by Thames Water and recommended condition 6 was requested by the Environment Agency. These pre-commencement conditions should satisfactorily deal with the matter. The provision of affordable housing was debated. It was suggested that 30% would be a more appropriate rate given the development plan policy and the emerging Wiltshire Core Strategy. It was advised by a councillor that the Community Area Transport Manager would be the appropriate person to approach regarding provision of passing places on the road to the A4.
At the conclusion of debate it was,
Resolved
To delegate to the Area Development Manager to approve, subject to the conditions set out below, and subject to the prior completion of a Section 106 legal agreement to secure the necessary open space contribution, and to seek to increase the level of provision of affordable housing to 30%, in preference to the educational contribution originally sought.
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1. No demolition shall begin until details of a dust management plan have been submitted to and approved in writing by the local planning authority. The plan shall include details of the method for dealing with any materials containing asbestos on the site. The demolition shall be undertaken in accordance with the approved details.
REASON: To protect the amenity of nearby residents.
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2 |
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. |
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3 |
No development shall commence until: - a written programme of archaeological investigation, which should include on-site and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved in writing by the local planning authority; and - the approved programme of archaeological work has been carried out in accordance with the approved details. REASON: To enable the recording of any matters of archaeological interest. |
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4 |
No development shall commence on site until details and samples of the materials to be used for the road surfaces, external walls (including free standing walls); roofs; and joinery, and details of the proposed brick bonding to be used, 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. |
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5 |
No development shall commence on site until details of the slab levels for the new buildings have been submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved details. REASON: In the interests of visual amenity and the character and appearance of the area. |
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6 |
No development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy shall demonstrate the surface water run-off generated up to and including the 1 in 100 with an allowance for climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. Prior to occupation of any dwelling on the site the scheme shall be implemented in accordance with the approved details. The scheme shall also include details of how the scheme shall be maintained and managed after completion. REASON: To prevent the increased risk of flooding, both on and off site |
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7 |
No development shall commence until a drainage strategy detailing any on and off-site works has been submitted to and approved in writing by the local planning authority. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed in accordance with the details set out in that strategy. REASON: To ensure that sufficient capacity is provided to deal with the development, in order to avoid any adverse impact on the amenity of the area. |
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8 |
Before development is commenced, details shall be submitted to and approved in writing of the proposed location and design of any external bin stores. The stores shall be provided in accordance with the approved details before more than 50% of the dwellings are occupied. REASON: To ensure satisfactory provision of external bin storage, in the interests of the appearance of the area. |
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No development shall commence on site until the trees on the site which are shown as being retained have been enclosed by protective fencing, in accordance with British Standard 5837 (2005): Trees in Relation to Construction. Before the fence is erected its type and position shall be approved with the Local Planning Authority and after it has been erected, it shall be maintained for the duration of the works and no vehicle, plant, temporary building or materials, including raising and or, lowering of ground levels, shall be allowed within the protected areas(s). REASON: To enable the Local Planning Authority to ensure the protection of trees on the site in the interests of visual amenity. |
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10 |
The development shall be constructed in strict accordance with the recommendations given in the Ecological Appraisal and Bat Survey, Manor Farm, West Overton, Nr Marlborough, Wiltshire, August 2013, by Lindsay Carrington Ecological Services Ltd. REASON: In order to ensure no adverse effects on protected species or habitats either within the site or in immediate surrounding areas. |
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Before any dwelling is first occupied, the parking spaces and access to them shall be provided in accordance with the approved plans, and shall thereafter be retained for these purposes. REASON: To ensure the provision of adequate parking and access facilities for the dwellings. |
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No dwelling shall be first occupied until details of the maintenance arrangements for the private roads within the site, including management responsibilities, has been submitted to and approved in writing by the Local Planning Authority. The arrangements shall thereafter be retained in accordance with the approved details. REASON: To ensure the proper management of the private road areas. |
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Before the dwellings are first occupied, the footpath to the front of the site shall be provided. REASON: In the interests of road safety (Informative to applicant - this will require approval and a licence from the Council as local highway authority)
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14 |
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 new houses 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. |
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If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. REASON: Storage tanks were identified on site and groundwater lies some 6 m below ground level. Abstracted water may be used for private supply locally so groundwater is sensitive. |
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16 |
Any external flues shall be factory finished in matt black. REASON: To protect the appearance of the area. |
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The buildings marked as cartsheds; store(s) and garage; stables and home office shall be used for purposes ancillary to the residential use of Manor Farm only. REASON: To define the extent of the permission in the interests of clarity and to protect the amenity of the area. |
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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 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. |
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19 |
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), the workshops shall be used solely for purposes within Class B1 of the Town and Country Planning (Use Classes Order) and/or for purposes ancillary to the residential use of the dwelling known as Manor Farm and marked on the site plan, and for no other purposes. REASON: To ensure that the uses are properly regulated to ensure that the amenity of nearby dwellings is properly secured and the site is not overdeveloped. |
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20 |
No construction works shall take place on the site outside of the following hours: Monday- Friday 7:30am - 6pm; Saturday 7:30am -1pm. There shall be no construction work taking place on the site on Sundays and Bank holidays. REASON: To protect the amenity of the area. |
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The development hereby permitted shall be carried out in accordance with the approved plans. REASON: For the avoidance of doubt and in the interests of proper planning. |
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NOTES TO APPLICANT – Environment Agency Sustainable Construction Sustainable design and construction should be implemented across the proposed development. This is important in limiting the effects of and adapting to climate change. Running costs for occupants can also be significantly reduced. Pollution Prevention During Construction Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to our Pollution Prevention Guidelines, which can be found at: https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg Waste Management Should this proposal be granted planning permission, then in accordance with the waste hierarchy, we wish the applicant to consider reduction, reuse and recovery of waste in preference to offsite incineration and disposal to landfill during site construction. If any controlled waste is to be removed off site, then site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably authorised facility. If the applicant require more specific guidance it is available on our website https://www.gov.uk/how-to-classify-different-types-of-waste |
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Supporting documents:
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