Agenda item

A site visit was held prior to the meeting.

The area team leader presented the report which recommended the application for an erection of one new attached dwelling, alterations to the existing dwelling, access, parking and demolition of outbuildings, be granted.

The key planning issues identified in the officer’s presentation were outlined and comprised: the principle of the development, impact on the conservation area/ heritage assets, impact on neighbouring amenity, impact on highways safety, impact on ecology and the impact on archaeology. The officer informed the committee that following the deferment on 23 November, the applicant had made material revisions to the application including the deletion of the originally proposed turntable to aid on-site parking and electric gates at the site frontage. The committee was also advised that an additional comparative site context plan had been submitted, which all formed part of the revised presentation.

Members of the Committee then had the opportunity to ask technical questions of the officer, key points included; clarification on planning notices on the site; at or near the site; the weight to be given to saved West Wiltshire District Plan Policy H18 in recognition that the development site is located within an area of minimum change.

Members of the public then had the opportunity to present their views to the Committee, as detailed below.

Public Participation

Robert Drower spoke in objection to the application.

Ian Berry spoke in objection to the application.

Glyn Woolley (applicant) spoke in support of the application.

Heather Woolley (applicant) spoke in support of the application.

A debate followed where a motion was then moved to approve the officer’s recommendation. Key points raised in the debate included; the removal of the turntable; the impact on the neighbouring property and area and Policy H18. In response to a member question about Policy H18 of the former West Wiltshire District Plan, the officer advised the committee that whilst it was a material consideration, due regard had to be given to the more recent adopted Core Strategy, the fact that the Council was unable to demonstrate a 5-year housing land supply and in accordance with NPPF paras 14 and 49, such restrictive housing policies cannot be given full weight.  In addition to the above, the officer informed the committee that after a thorough review of the proposals, the report considers the impacts of the development and whilst the restrictive nature of Policy H18 is duly referenced, the case officer’s appraisal concludes that the proposed development would be an acceptable form of sustainable development which can be supported.

Following the debate it was;

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

Existing Site Plan received 13 July 2016; Existing Context Site Plan received 13 July 2016; Existing Ground Floor Plan received 14 July 2016; Existing First Floor Plan received 13 July 2016; Existing South-East Elevation Plan received 13 July 2016; Existing South-West Elevation Plan received 13 July 2016; Existing North-East Elevation Plan received 13 July 2016; Proposed North-East Elevation Plan received 19 October 2016; Proposed South-East Elevation Plan received 19 October 2016; Proposed Cross Section received 19 October 2016; Proposed South-West Elevation Plan received 19 October 2016; Proposed First Floor Plan received 19 October 2016; Proposed Ground Floor Plan received 19 October 2016; Proposed Site Plan received 29 September 2016; Plot Sub-Division Plan received 4 November 2016.

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

3.       The mitigation measures recommended in Section 5 of the Preliminary Ecological Assessment and Emergence Survey for Bats by Johns Associates dated May 2016 shall be carried out in full accordance with the approved timetable detailed in the Ecological Assessment.

REASON: To mitigate against the loss of existing biodiversity and nature habitats.

4.       No works shall commence on site above ground floor slab level (except for the demolition works and site preparation including the foundations) until details of all new or replacement rainwater goods (which should 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 contains 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 Conservation Area.

5.       No works shall commence on site above ground floor slab level 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 contains 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 Conservation Area

6.       No external stonework shall be constructed on site, until a sample panel of stonework, not less than 1 metre square, has been constructed 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.       The dwelling house hereby permitted shall not be occupied until the access and parking spaces have been completed in accordance with the details shown on the approved plans. The access and parking areas shall be retained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

8.       The dwellinghouse hereby permitted shall not be occupied until the existing vehicular access along the site frontage has been blocked up using reclaimed stonework from the on-site wall/garage demolition and the finished wall shall match the existing bedding of stone, coursing, type of pointing and mortar mix.

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

9.       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), no windows, doors or other form of openings other than those shown on the approved plans, shall be inserted in the eastern rear elevation above ground floor ceiling level of the development hereby permitted.

REASON:  In the interests of residential amenity and privacy.

10.     The dwelling hereby approved shall achieve a level of energy performance at or equivalent to Level 4 of the Code for Sustainable Homes.  Within 6 months of the dwelling being occupied evidence shall be submitted to and approved in writing by the local planning authority certifying that the stated level or its equivalent has been achieved.

REASON: To ensure that the objectives of sustainable development equal or equivalent to those set out within Wiltshire Core Strategy CP41 are achieved.

INFORMATIVE TO APPLICANT:

The applicant is advised that the development hereby approved represents chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development.  Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/communityinfrastructurelevy.