Agenda item

George Brown, Janet Jones, and Alison Butler spoke in objection to the application.

 

Robert Elkins spoke in support of the application.

 

Ashley Juniper, Biddestone and Slaughterford Parish Council spoke in objection to the application.

 

The planning officer introduced the report which recommended that planning permission be granted, subject to conditions, as amended by the late observations. It was explained the application fell within a conservation area and only infill development was acceptable in this location. A location plan and photographs of the site were shown alongside a description of nearby listed building and access to the site.  Attention was drawn to the late observations and photographs of the street scene and proposed elevations of the dwelling were presented. It was noted the conservation officer had expressed concerns over the design of the dwelling.

 

The Committee then had the opportunity to ask technical questions and it was confirmed the finished floor level of the property would ensure the height of the property would be as shown on the street scene elevation. The officer confirmed the use of high quality building materials and details of materials for car parking areas could be secured by condition. Condition 10 would require details of surface water drainage to be approved.

 

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

 

Following statements from the public it was confirmed the difference in ridge height from the proposed dwelling and a neighbouring property was 10cm. The officer advised that the Local Planning Authority had been told the parking area outlined was within the ownership of the applicant. If the number of bedrooms in the property was to increase it would have to meet the standard of parking required by the planning authority.

 

Cllr Toby Sturgis, spoke on behalf of the local member Cllr Jane Scott OBE. The Councillor sympathised with privacy concerns, however considered neighbours would still have adequate privacy and the height of the proposed dwelling was acceptable in relation to the rest of the street scene.

 

In the debate that followed the Committee expressed confidence in the officer’s report, agreed the proposed dwelling was not overbearing and found no planning reasons for refusal.

 

Resolved:

 

To GRANT 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.    No development shall commence on site until all the existing buildings on site have been permanently demolished and all of the demolition materials and debris resulting there from has been removed from the site.

 

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

 

3.    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.

 

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:-

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) means of enclosure;

e) all hard and soft surfacing materials;

f) minor artefacts and structures

 

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 development hereby permitted shall not be occupied until the the access and parking area has been consolidated and surfaced (not loose stone or gravel). The access and parking shall be maintained as such thereafter for the parking of vehicles associated with the use of the dwelling hereby approved.

REASON: In the interests of highway safety.

 

7.    No development shall commence on site until visibility splays have been provided between the edge of the carriageway and a line extending from a point 2.4 metres back from the edge of the carriageway, measured along the centre line of the access, to the points on the edge of the carriageway 43 metres in either direction from the centre of the access in accordance with the approved plans. Such splays shall thereafter be permanently maintained free from obstruction to vision above a height of 900mm above the level of the adjacent carriageway.

 

REASON: In the interests of highway safety

 

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-F shall take place on the dwellinghouse 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.

 

9.    No development shall commence on site until details of the storage of refuse, including details of location, size, means of enclosure and materials, have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the approved refuse storage has been completed and made available for use in accordance with the approved details and it shall be subsequently maintained in accordance with the approved details thereafter.

 

REASON: In the interests of public health and safety.

 

10.  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: To ensure that the development can be adequately drained.

 

11.  No works shall commence on site until details of all rainwater goods 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 conservation area.

 

12.  No development shall commence on site until details of the proposed ground floor slab levels have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved levels details.

 

REASON: In the interests of visual amenity.

 

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

Drg No: 436/PL/S/1a

Drg No: 436/PL/3c

Drg No: 436/PL/7a

Drg No: 436/PL/8a

Drg No: 436/PL/D1

Drg No: 436/PL/D2

Drg No: 436/PL/D3

Drg No: 436/PL/D4

 

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

 

14.  Before the development hereby permitted is first occupied the window in the first floor east elevation shall be glazed with obscure glass only and the windows shall be permanently maintained with obscure glazing in perpetuity.

 

REASON: In the interests of residential amenity and privacy.

 

15.  Nodevelopmentshallcommenceon siteuntila samplewallpanel,not lessthan 1 metre square,has been constructed on site,inspected and approved in writing bytheLocal PlanningAuthority.   Thepanel shallthenbe leftinpositionfor comparison whilstthe developmentiscarried out.  Developmentshall becarried outinaccordancewith theapprovedsample.

 

REASON:Intheinterestsof visualamenity andthecharacterand appearanceof thearea.

 

 

INFORMATIVE TO APPLICANT:

 

The applicant is requested to note that this permission does not affect any private

property rights and therefore does not authorise the carrying out of any work on land

outside their control. If such works are required it will be necessary for the applicant to

obtain the landowners consent before such works commence.

If you intend carrying out works in the vicinity of the site boundary, you are also

advised that it may be expedient to seek your own advice with regard to the

requirements of the Party Wall Act 1996.

 

INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples.

Please deliver material samples to site and inform the Planning Officer where they are

to be found.