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Agenda item

17.03545.FUL - Land at Frog Lane, Great Somerford, Chippenham

Minutes:

As announced under Declarations of Interest, Cllr Toby Sturgis left the Committee Room, prior to commencing this item.

 

Members of the public Mr Hardwick spoke against the application. The applicant’s agent Ben Pearce spoke in favour of the application.

 

The Team Leader introduced the application for the erection of two detached dwellings with ancillary garaging and associated landscaping. Attention was drawn towards the updates in the Late Items. Photographs were shown of the existing site, along with the proposed plans. It was explained that the application related to land that had been used for storage of motor vehicles and informally as a turning- circle at the gift of the landowner but that this informal turning space could be closed at any time. Objections had been raised, regarding a lack of turning provision if the site was developed but the Planning Officer explained that this was not wholly a responsibility of the applicant in terms of existing adjacent dwellings and their requirements. It was also noted that a previous application for permission, which had been refused, was 17 years ago, and there were material considerations, such as policy changes, for the Officer’s recommendation for approval, subject to conditions, including a Construction Method Statement, which was added in the Late Items, mentioned above. Policy changes included the adoption of the NPPF; Wiltshire Core Strategy and preparation of the emerging neighbourhood plan which proposed to allocate the site for residential development.

 

Members were invited to ask technical questions and Members sought clarity on what matters could be added to the Construction Method Statement. Possible options were discussed such as no burning of fires on site, during construction, and an impact assessment to be carried out on the road after construction with an obligation on the developer to address any issues. Officers advised that both matters could be addressed.

 

Members of the public spoke as detailed above.

 

In the debate that followed, Cllr Peter Hutton proposed the Officer’s recommendation for approval, with two additional elements were added to the Construction Method Statement: no burning on site, during construction, and an impact assessment to be carried out on the road, before and after construction, with an obligation on the developer to address any issues identified. This was seconded by Cllr Mollie Groom and passed by the majority.

 

Resolved:

 

To GRANT planning permission, as per recommendation and additional condition included in late items, subject to amendment to inclusion of the additional two matters as follows:-

 

-           No burning of fires on site during construction

-           Survey of the condition of the access road prior to and post construction, the developer to address any harm/impact to the road identified through this survey.

 

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 the exact 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: 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

 

3 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 detailed planting specification showing all plant species, supply and planting sizes and planting densities;

finished levels and contours;

means of enclosure;

retained historic landscape features and proposed restoration, where relevant.

Hard surfacing materials

Bin storage facilities

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.

 

4 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.

 

5 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 the Tree Protection Plan (Plan number 14B) has been 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.

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 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.

 

7 No dwelling shall be occupied until the parking space(s) 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.

 

8 Any gates shall open inwards only, this shall be retained in perpetuity.

REASON: In the interests of highway safety.

 

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), the car ports hereby permitted shall not be extended, altered or converted to habitable accommodation and shall be left free for the parking of vehicles.

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

 

10 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 gates, fences, walls or other means of enclosure, other than those shown on the approved plans, shall be erected anywhere on the site.

 

REASON: In the interests of visual amenity.

11 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 occupied 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.

 

12 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 (if applicable) have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be first occupied 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.

 

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

01- Location Plan- Received 11 April 2017

03- Proposed site plan- Received 11 April 2017

04A- Proposed Floor Plans Dwelling 01 Received 11 April 2017

05- Proposed Elevations Dwelling 01 Received 11 April 2017

06- Proposed Floor Plans Dwelling 02 Received 11 April 2017

07- Proposed Elevations Dwelling 02 Received 11 April 2017

08- Proposed Elevations Dwelling 02 Received 11 April 2017

09- Proposed Plans & Elevations Car Port for Dwelling 02 Received 11 April 2017

10B- Proposed site location plan Received 07 June 2017

13A- Landscape Plan Received 07 June 2017

14B- Tree Protection Plan Received 07 June 2017

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

 

14 The dwellings hereby approved shall achieve a level of energy performance at or equivalent to Level 4 of the Code for Sustainable Homes. No dwelling shall be occupied until evidence has been issued and submitted to, and approved in writing by, the local planning authority certifying that this level or equivalent has been achieved.

REASON: To ensure that the objectives of sustainable development equal or

equivalent to those set out in Policy CP41 of the Wiltshire Core Strategy are achieved.

 

15 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) wheel washing facilities;

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

f) 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.

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 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.

 

16 INFORMATIVE TO APPLICANT:

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.

 

17 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.

 

18 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.

 

19 INFORMATIVE TO APPLICANT:

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.

 

 

 

 

Supporting documents:

 

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