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Agenda item

14/07756/FUL & 14/07876/LBC, Box House, Bath Road, Box, Corsham, Wiltshire, SN13 8AA

Minutes:

Public Participation

Mr Richard Grigsby spoke in objection to the application.

Mrs Pauline Lyons spoke in objection to the application.

Mr Charles Tull, applicant, spoke in support of the application.

Mr Graham Bell, agent, spoke in support of the application.

Mrs Margaret Cary on behalf of Box Parish Council, spoke in objection to the application.

 

Lee Burman, Area Team Leader, presented a report which recommended that permission be granted for a series of extensive development works at Box House, including demolition of the current Coach House, erection of new function suites and other building structures for new guest bedrooms, storage areas, site accesses and meeting spaces and other works as detailed in the agenda. Listed building consent would also be required due to listed buildings on or near to the site, as well as delegation to the Head of Development Management to grant the permission subject to the signing of a section 106 legal agreement.

 

Key issues were stated to include the principle of the development and its impact on the listed buildings, the conservation area, scheduled ancient moment, Green Belt and area of outstanding natural beauty. A correction was made to the report in the section detailing the impact upon the openness of the Green Belt, where the referenced applications should have been listed as N/88/0212/FUL and N/88/02111/LBC.

 

Details were also provided on previous permissions for extensive development on the site, including extant consent for an extension of hotel use on the site involving considerable development, and also on the level of and response to consultations that had been undertaken with appropriate consultees.

 

Members of the Committee then had the opportunity to ask technical questions of the officers.


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

 

The unitary division member, Councillor Sheila Parker, then spoke in support of the application, highlighting the benefit to the site but also the village for the long term viability improvement of the site.

 

In response to questions raised, it was stated there had been an enforcement issue regarding a garden storage space that had not been constructed within regulation, but in considering the wider application and its benefits it was felt these outweighed any harm due to securing the site and listed building’s maintenance and viability. It was also confirmed it was not intended there be events held every day at the site, but that there be flexibility to arrange dates and times.

 

A debate followed, where members discussed the extent of the proposals and their impact, including the impact of noise from any events, the nature of previously granted permissions

 

Councillor Toby Sturgis moved the officer’s recommendation to delegate to the Head of Development Management to approve subject to the signing of a legal agreement, with the addition of a condition restricting sound amplifying equipment in external areas. Councillor Chuck Berry seconded the motion. Following a vote as resolved below, Councillor Berry moved approval for Listed Building Consent, seconded by Councillor Peter Hutton.

 

Resolved:

 

To Delegate authority to the Head of Development Management to GRANT planning Permission and subject to the signing of a Section 106 agreement to restrict further development within the curtilage of the Listed building; and subject to the conditions set out below within six months of the date of the committee resolution.

 

To Grant Listed Building Consent for the works proposed subject to the conditions set out below.

 

Conditions Full Planning Permission 14/07756/FUL

 

WA1   FULL PLANNING PERMISSION -COMMENCEMENT 3 YEARS

 

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.

 

WM13 APPROVED PLANS

 

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

 

Site

 

Site Location Plan

 

3131/BH1C

Block Plan

Proposed

3131/BH21E

Site Plan with Trees

 

3131/BH60

Function Room

 

Proposed ground floor/ mezzanine plans

 

3131/FR1-2C

Proposed roof plan

 

3131/FR3B

Proposed section/ elevation A & B

 

3131/FR4-5C

Proposed sketch

 

3131/FR6

Wedding Function Plan

 

3131/FR9

CGI

-        Photomontage

3131/FR10

 

 

-        Isometric

3131/FR11

Coach House

 

Proposed Plans

 

3131/CH101

Proposed Elevations

 

3131/CH102

Proposed Elevations

 

3131/CH103

Existing Plans and Elevations

 

3131/CH1 (ex)

Archaeology Section through  Coach House

 

CH200

 

 

Pool House

 

Proposed ground floor plan

 

3131/PH1B

Proposed elevations

 

3131/PH2B

 

Greenhouse

 

Proposed plan and elevations

 

3131/GH1A

Proposed elevations

 

3131/GH2A

 

Bridal Suite

 

Proposed plan and elevation

 

3131/BS1

Photographs

 

3131/BS2

 

Guest Suites

 

Proposed plan

 

3131/GA1A

Proposed elevations

 

3131/GA2A

Proposed elevations

 

3131/GA3A

Sketch

 

3131/GA4

 

Croquet Shed

 

Existing Plan

 

3131/CS1

Proposed Plan

 

3131/CS3

Proposed Elevs

 

3131/CS4

Existing Elevations

 

3131/CS2

 

Plan/section through undercroft

 

CS5

Double Garage

 

As built plans

 

3131/DG1A

As built elevations

 

3131/DG2

 

Gardeners Store

 

As built plans and elevations

 

3131/GS1

Block/roof plan

 

3131/GS2A

 

Gardener's Store As Built

 

3131/GS4

Site Plan

 

3131/GS11

Car Park

 

Proposed plan and section

 

3131/CP1

Vehicular Access

 

Existing Plan 1:500

 

3131/FA1

Proposed Plan 1:500

 

3131/FA2A

Roof Over Compound

 

Proposed Section 1:100

 

3131/FA3

Bothy

 

Existing Plans & Elevs 1:100

 

3131/BK1

Proposed Plans 1:100

 

3131/BK2A

Proposed Elevations 1:100

 

3131/BK3A

 

 

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

 

The development hereby permitted will be implemented as an alternative to and replace the development granted Full Planning Permission and Listed Building Consent under references N/00/00113/FUL & N/00/00114/LBC.

 

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

 

WA12 DEMOLITION OF EXISTING BUILDINGS

 

No part of the development hereby permitted shall be first brought into use until  a scheme for the demolition of the Coach House including proposals for the re-use of material within the site has been submitted to and approved in writing by the Local Planning Authority and the Coach House has been permanently demolished.

 

REASON:  In the interests of the character and appearance of the area [and neighbouring amenities].

 

No development shall commence on site until details of all roof, wall, fenestration, rainwater goods and hard surfacing materials to be used on the development 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

WB9   SUBMISSION OF NATURAL STONE DETAILS

 

No external stonework shall be constructed on site, until details of  the  external  stonework,  including  type,  dressing,  coursing  and bedding  of  the  natural  stone,  type  of  pointing  and  mortar  mix,  have  been submitted to  and  approved in  writing  by the Local Planning  Authority.    The external stonework shall constructed in accordance with the approved details.

 

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

 

WB14ARCHITECTURALDETAILS TO BE AGREED

 

No development shall commence on site until details of all eaves, verges, windows (including head, sill and window reveal details), doors, rainwater goods, chimneys, dormers and canopies 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission andthe matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

WC1   APPROVAL OF LANDSCAPING BEFORE COMMENCEMENT

 

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);

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

         retained historic landscape features and proposed restoration, where relevant.

         tree(s), of a size and species and in a location to be agreed in writing with the Local Planning Authority, shall be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

WC2   LANDSCAPING TO BE CARRIED OUT & MAINTAINED

 

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.

 

WC6 PROTECTION OF RETAINED TREES

 

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 first occupation or the completion of the development, whichever is the later].

 

REASON: The matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to enable the Local Planning Authority to ensure the retention of trees on the site in the interests of visual amenity.

No part of the development shall be first brought into use until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 1m above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

 

REASON: In the interests of highway safety

 

The consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a license is 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.

 

REASON: In the interests of highway safety

 

WC7   SUBMISSION OF DETAILS OF EARTHWORKS

 

No development shall commence on site until details of all earthworks have been submitted to and approved in writing by the Local Planning Authority.  These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, and the nature and source of the material, showing the relationship of proposed mounding to existing vegetation and surrounding landform. The development shall not be [occupied/first brought into use] until such time as the earthworks have been carried out in accordance with the details approved under this condition.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure a satisfactory landscaped setting for the development.

 

WC8   SUBMISSION OF LANDSCAPE MANAGEMENT PLAN

 

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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure the proper management of the landscaped areas in the interests of visual amenity.

 

WE15 USE OF GARAGE

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted development) (England) Order 2015 (or any Order revoking or re- enacting or amending that Order with or without modification), the garage(s) hereby permitted shall not be converted to habitable accommodation.

 

REASON:  To secure the retention of adequate parking provision, in the interests of highway safety.

 

WF4   RESTRICT TO (SPECIFIED) USE CLASS

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re- enacting or amending that Order with or without modification), the site shall be used solely for purposes described and listed below within Class(es) C3, Sui Generis, B1 & D1 of the Schedule to the Town and  Country  Planning  (Use  Classes)  Order  1987  (as  amended)(or  in  an yprovisions equivalent to that class in any statutory instrument revoking or re- enacting that Order with or without modification).

 

“The Bothy” will be for B1 Office and/or Overnight Wedding Guest Accommodation

“The Gardeners Store” Site maintenance vehicle, plant and materials storage

“Coach House” B1 Offices and C3 Residential Accommodation at Basement Level.

 

“Conservatory/Orangery” - wedding receptions and functions.

 

“Function Suites” - wedding receptions and functions. Ancillary structures and uses would include WCs, Stairs, Lift and small kitchen space.

 

“Croquet Shed” – wedding receptions and functions to include a WC, Seating Area and store.

Undercroft” - To provide additional function space used in conjunction with the wedding activities and functions.

 

Pool House - To provide pool changing facilities, games room, store, orangery and a multi use space available to the local community for use in association with the adjacent Church.

 

“Greenhouse” – Food Production for use on site no retail sales.

 

“Bridal Suite” - Accommodation for Wedding night stays.

 

“5 Bedroom Suites” - Accommodation for Wedding night stays.

 

“Double Garage” - Provides for Vehicular parking and secure Soil laboratory/store.

 

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 and for the avoidance of doubt and in the interests of proper planning.

 

WG2  SURFACE WATER DRAINAGE

 

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 brought into use until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure that the development can be adequately drained.

 

WG3  DISPOSAL OF SEWERAGE-SUBMITTED & IMPLEMENTED

 

No  development  shall  commence  on  site  until  details  of  the  works  for  the disposal of sewerage including the point of connection to the existing public sewer have been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until the approved sewerage details have been fully implemented in accordance with the approved plans.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure that the proposal is provided with a satisfactory means of drainage and does not increase the risk of flooding or pose a risk to public health or the environment.

 

WG4  DISPOSAL OF SEWERAGE -IMPLEMENTED

 

The development hereby permitted shall not be occupied until the approved [sewage   disposal]   [drainage]   works   proposed   have   been   completed   in accordance with the submitted and approved details.

 

REASON: To ensure that the development is provided with a satisfactory means of drainage.

 

WF16  DETAILSOF EXTERNALLIGHTING

 

No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage 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)”, have been submitted to and approved in writing by the Local Planning Authority.  The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed.

 

REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

 

WF15  VENTILATIONEQUIPMENT

 

No part of the development shall be brought into use, until full details (including details of noise attenuation) of extraction, ventilation and filtration equipment to suppress and disperse any fumes and/or smell created from the cooking operations on the premises have been submitted to and approved in writing by the Local Planning Authority, and; the approved equipment has been fully installed in accordance with the approved details. The approved ventilation and extraction equipment shall thereafter be maintained in a serviceable condition in accordance with the approved details.

 

REASON: In order to safeguard the amenities of the area in which the development is located.

 

WF11  RESTRICT HOURS OF USE

 

The Wedding Venue Function use hereby permitted shall only take place between the hours of 10am in the morning and 1pm in the evening from Mondays to Sundays.  The use shall not take place at any time on Bank or Public Holidays.

 

REASON:  To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

 

The development hereby approved shall be carried out in accordance with the recommendations made in Section 5 ‘ Mitigation Plans’ (pages 7 to 8), Appendix D (page 15) and Appendix E (page 16) of the Bat Survey report dated October 2014 prepared by David Leach Ecology Ltd Environmental Consultants for ‘Box House, Bath Road, Corsham, Wiltshire’.

 

REASON: To ensure adequate protection and mitigation for protected species, in the interests of biodiversity.

 

Before development takes place, architectural plans showing the bat mitigation measures to be incorporated into the Pool House building shall be submitted to the Local Planning Authority for approval. These plans shall show location, size, dimensions, materials, access point types and a cross section through the roost / roof space. Bitumen felt only shall be used within the roof space to be dedicated as a bat roost.

 

REASON: To provide compensation for the loss of a bat roost.

 

Before development takes place, details of the provision of nesting swallows shall be submitted to the Local Planning Authority for approval. The approved details shall be implemented before the new dwelling is first occupied and retained for the lifetime of the development.

 

REASON: To ensure mitigation/compensation for priority species present on the application site, in the interests of biodiversity.

 

WL26  SECURE ARCHAEOLOGICAL INVESTIGATION

 

No development shall commence within the red line area, both within and outside of the Scheduled Monument, until:

 

a)    A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

b)    The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON:  To enable the recording and monitoring of archaeological interest across all areas of ground disturbance relating to this development, including all areas of the development and any trenches dug for services or drainage.

 

 

WL26  SECURE ARCHAEOLOGICAL INVESTIGATION

 

No development shall commence within the lawn area adjacent to the Coach House until:

 

a)    A mitigation strategy for the investigation, recording and preservation in situ of the Roman remains in this location has been agreed and approved.

 

b)    The approved programme of work has been carried out in accordance with the approved details.

 

REASON:  To enable the recording and preservation in situ of the Roman remains in this location

 

 

WM1  AGREE GROUND FLOOR SLAB LEVELS

 

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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity.

 

WM4  CONSTRUCTION METHOD STATEMENT

 

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) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

e)  wheel washing facilities;

f)   measures to control the emission of dust and dirt during construction;

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

h)  measures for the protection of the natural environment.

i)   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. This condition should be read in conjunction with condition 2 attached to this decision notice.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, 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:

 

WP6   ALTERATIONS TO APPROVED PLANS

 

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

WP8   REFERENCE TO SECTION 106 AGREEMENTS

 

This permission shall be read in conjunction with an Agreement made under Section  106  of  the  Town  and  Country  Planning  Act,  1990  and  dated  the [INSERT].

 

WP13 PUBLIC SEWERS

 

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer.  Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.

 

WP16 REQUIREMENT TO NOTIFY ON DEMOLITION OF LISTED BUILDING

 

Your attention is drawn to the requirement to notify Historic England with at least one month’s notice of your intention to execute the works and that you should allow reasonable access to the building for members or officers of the archive, for the purpose of recording it.

 

WP17 COST OF BUILDING RECORDING/ARCHAEOLOGICAL WORK

 

The  applicant  should  note  that  the  costs  of  carrying  out  a  programme of building recording and/or watching brief and/or archaeological investigation will fall to the applicant or their successors in title. The Local Planning Authority cannot be held responsible for any costs incurred.

 

WP18 PERMISSION          NOT   AUTHORISING WORK      ON    LAND OUTSIDE THE APPLICANT'S CONTROL & PARTY WALL ACT

 

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.

 

Artificial nest provision for swallows is recommended due to the unsuitability of some modern materials for natural nest construction. Swallow nests should be placed inside an appropriate structure/building leaving a distance of at least 6cm between the top of the nest and the ceiling/roof/beam; the birds must have constant access through the open frontage, and with at least 1 metre intervals between nests. The applicant/agent should also refer to: Gunnell, K., Murphy, B. and Williams, C. (2013) Designing for Biodiversity – a technical guide for new and existing buildings Second Edition. RIBA and the Bat Conservation Trust. ISBN 9781859464915 for more technical details. Where provision is made for nesting birds in the form of artificial nesting sites, this should be appropriate and effective; the advice of a professional Ecological Consultant should be obtained to ensure the most appropriate type of boxes and locations are selected. Here are a few examples of suppliers for artificial swallow nests:

 

Swallow nesting platforms can also be hand-made for modern farm buildings or an eaves/ridge overhang box with an open bottom and ledges for swallows to nest on (see photo examples below). Visit http://www.richardgreenecology.co.uk/news?blogEntry=35 for more information. Provision can also be made in open-fronted log-sheds, car ports. porches or stables. A ‘droppings board’ may be necessary in some circumstances, such as the one available to purchase from http://wildlifeshop.co.uk/acatalog/Woodcrete_boxes.html (other suppliers are available).

 

No sound-amplifying equipment, loudspeaker, or public address system shall be installed/operated or music played within the external areas and grounds of the development hereby approved.

 

REASON:  To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

 

Also for the Section 106 agreement to include provisions for the rescinding and removal of extant planning permission for the Erection of a Marquee (N/96/00158/FUL).

 

Conditions Listed Building Consent 14/07876/LBC

 

WA5   LISTED BUILDING CONSENT -COMMENCEMENT 3 YEARS

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.

WM13 APPROVED PLANS

 

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

 

Site

 

Site Location Plan

 

3131/BH1C

Block Plan

Proposed

3131/BH21E

Site Plan with Trees

 

3131/BH60

Function Room

 

Proposed ground floor/ mezzanine plans

 

3131/FR1-2C

Proposed roof plan

 

3131/FR3B

Proposed section/ elevation A & B

 

3131/FR4-5C

Proposed sketch

 

3131/FR6

Wedding Function Plan

 

3131/FR9

CGI

-        Photomontage

3131/FR10

 

 

-        Isometric

3131/FR11

Coach House

 

Proposed Plans

 

3131/CH101

Proposed Elevations

 

3131/CH102

Proposed Elevations

 

3131/CH103

Existing Plans and Elevations

 

3131/CH1 (ex)

Archaeology Section through  Coach House

 

CH200

 

 

Pool House

 

Proposed ground floor plan

 

3131/PH1B

Proposed elevations

 

3131/PH2B

 

Greenhouse

 

Proposed plan and elevations

 

3131/GH1A

Proposed elevations

 

3131/GH2A

 

Bridal Suite

 

Proposed plan and elevation

 

3131/BS1

Photographs

 

3131/BS2

 

Guest Suites

 

Proposed plan

 

3131/GA1A

Proposed elevations

 

3131/GA2A

Proposed elevations

 

3131/GA3A

Sketch

 

3131/GA4

 

Croquet Shed

 

Existing Plan

 

3131/CS1

Proposed Plan

 

3131/CS3

Proposed Elevs

 

3131/CS4

Existing Elevations

 

3131/CS2

 

Plan/section through undercroft

 

CS5

Double Garage

 

As built plans

 

3131/DG1A

As built elevations

 

3131/DG2

 

Gardeners Store

 

As built plans and elevations

 

3131/GS1

Block/roof plan

 

3131/GS2A

 

Gardener's Store As Built

 

3131/GS4

Site Plan

 

3131/GS11

Car Park

 

Proposed plan and section

 

3131/CP1

Vehicular Access

 

Existing Plan 1:500

 

3131/FA1

Proposed Plan 1:500

 

3131/FA2A

Roof Over Compound

 

Proposed Section 1:100

 

3131/FA3

Bothy

 

Existing Plans & Elevs 1:100

 

3131/BK1

Proposed Plans 1:100

 

3131/BK2A

Proposed Elevations 1:100

 

3131/BK3A

 

 

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

 

The development hereby permitted will be implemented as an alternative to and replace the development granted Full Planning Permission and Listed Building Consent under references N/00/00113/FUL & N/00/00114/LBC.

 

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

 

WL1   FURTHER DETAILS REQUIRED

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  external  joinery  including  metal-framed glazing (1:5 elevation, 1:2 section) including vertical and horizontal cross-sections  through  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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL4   DETAILS OF CHIMNEYS, FLUES, EXTRACT DUCTS, VENTS, ETC

No works shall commence on site until details of all new or replacement external chimneys, flues, extract ducts, vents, grilles and meter housings 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL5   DETAILS OF RAINWATER GOODS

No works shall commence on site until details of all new or replacement rainwater goods (which shall be of cast 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL6   EXTERNAL JOINERY DETAILS

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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL16  FIRE & SOUNDPROOFING/INSULATION DETAILS & IMPLEMENTATION

No works shall commence on site until details of the methods of fire protection, sound proofing and insulation for the walls, floors, ceilings and doors, including:-

1:5 sections through walls and ceilings, 1:20 elevations of doors and 1:1 scale moulding sections have been submitted to and approved in writing by the Local Planning Authority.  All existing original doors shall be retained and where they are required to be upgraded a schedule and specification of works shall be submitted to and approved in writing by the Local Planning Authority. Self-closing mechanisms, if required, shall be of the concealed mortice type. The works of fire protection, sound proofing and insulation shall be carried out in accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL18  BUILDING RECORDING

No works shall commence on site until an appropriate programme of building recording (including architectural/historical analysis) has been carried out in respect of the building concerned. This record shall be carried out by an archaeologist/building recorder or an organisation with acknowledged experience in the recording of standing buildings which is acceptable to the Local Planning Authority. The recording shall be carried out in accordance with a written specification, and presented in a form and to a timetable, which has first been agreed in writing with the Local Planning Authority.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to secure the proper recording of the listed building.

 

WL19  BUILDING WATCHING BRIEF

No works shall commence on site until a watching brief has been arranged to be maintained during the course of the works affecting the historic fabric of the building.  The watching brief shall be carried out in accordance with a written specification which shall have been first agreed in writing by the Local Planning Authority, by a professional archaeologist/building recorder or an organisation with acknowledged experience in the recording of standing buildings which is acceptable to the Local Planning Authority.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to safeguard the identification and recording of features of historic and/or archaeological interest associated with the fabric of the building.

 

WL20  PROTECTION OF EXISTING ARCHITECTURAL / HISTORIC FEATURES

No works shall commence on site until a scheme for the protection of existing architectural / historic features in situ (including plasterwork, ironwork, cupboards, fireplaces, doors, windows, staircases, staircase balustrading and other woodwork) has 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of preserving the character and appearance of the listed building and its setting.

 

WL21  MAKING GOOD

Within  6 month(s)  of  the  Function Suite, Coach House and Pool House works being  carried  out,  all  adjoining surfaces which have been disturbed by the works (including brickwork, plaster and floor tiles) shall be made good with materials and finishes to match those of existing undisturbed areas surrounding the new opening.

 

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

 

WL22 RE-USE MATERIALS

All Stone and Tiles on the Coach House and pool House shall be carefully dismantled and stored in a dry and secure place for re-use in the works to the listed building. The materials shall not be disposed of or otherwise taken off-site without the prior written approval of the Local Planning Authority.

 

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

 

INFORMATIVES:

WP6   ALTERATIONS TO APPROVED PLANS

 

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

WP13 PUBLIC SEWERS

 

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer.  Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.

 

WP16 REQUIREMENT TO NOTIFY ON DEMOLITION OF LISTED BUILDING

 

Your attention is drawn to the requirement to notify Historic England with at least one month’s notice of your intention to execute the works and that you should allow reasonable access to the building for members or officers of the archive, for the purpose of recording it.

 

WP17 COST OF BUILDING RECORDING/ARCHAEOLOGICAL WORK

 

The  applicant  should  note  that  the  costs  of  carrying  out  a  programme of building recording and/or watching brief and/or archaeological investigation will fall to the applicant or their successors in title. The Local Planning Authority cannot be held responsible for any costs incurred.

 

WP18 PERMISSION          NOT   AUTHORISING WORK      ON    LAND OUTSIDE THE APPLICANT'S CONTROL & PARTY WALL ACT

 

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.

 

Supporting documents: