Agenda item

Demolition of Stables Cottage and the erection of two dwellings with access and parking.

 

Public Participation

Mr John Pead,  spoke in objection to the application

Ms Ann Rudland,  spoke in objection to the application.

Ms Annie Griffiths, spoke in objection to the application.

Ms Stella Coulthurst, applicant, spoke in support of the application.

Mr Aaron Smithm Agent, spoke in support of the application.

Cllr Jim Haines of Chute Parish Council spoke in objection to the application.

Cllr Sue Stock of Chute Forest Parish Council spoke in objection to the application.

 

Development Management Team Leader, Karen Guest, introduced a report which recommended that the application for the demolition of Stables Cottage and the erection of two dwellings with access and parking be granted subject to conditions.

 

Attention was drawn to an error in paragraph 2 of the officer report, which stated that Collingbourne Ducis Parish Council had objected. In fact, it was Chute Parish Council and Chute Forest Parish Council who had objected. It was also noted that at the request of third parties, councillors had been provided with a full copy of the wording of Wiltshire Core Strategy policy CP2 (Delivery Strategy), as this had not been copied out in full in the officer report. In particular, attention was drawn to the section on Outside the Defined Limits of Development and the criteria that sets out when infill development would be acceptable in small villages.

 

Key details were stated to include the following:

 

The site was situated in the main built-up parameters of the village of Lower Chute, which was defined as a Small Village by Wiltshire Core Strategy policies CP1, CP2 and CP26. The site was situated within the Chute Cadley/Lower Chute Conservation Area. Whilst there were listed buildings in the vicinity of the site, none were situated immediately adjacent to or on the site. The site was also within the North Wessex Downs Area of Outstanding Natural Beauty (AONB). The application proposed the demolition of the existing bungalow on the site and it’s replacement with two new one-and-a-half storey dwellings.

 

It was stated that the principle of development was acceptable and would constitute ‘infill’. No objections had been raised by the conservation officer. It was stated that the application would not cause significant harm to neighbour amenity or highway safety, and that the ecologist had confirmed that the application would not cause harm to protected species. 

 

Members of the public then had the opportunity to present their views to the committee as detailed above.

 

The unitary division member, Cllr Blair-Pilling, spoke in objection to the application. Cllr Blair-Pilling stated that he had called the application in due to strength of public opinion against it in the local community. Once again the principle of infill development was the crux of the matter. It seemed that there was a degree of interpretation involved in determining whether a development was infill as defined in WCS CP2 and different people came to different conclusions.

 

Cllr Mark Connolly proposed a motion that the application be granted with conditions as per the officer recommendation. The motion was seconded by Cllr Paul Oatway, QPM.

 

A debate followed where the following issues were discussed:

 

Cllr Oatway, QPM stated that he felt that development near the site was quite dense, rather than sporadic or loose-knit and therefore that the planning officer had been right to determine that the application constituted infill development.

 

Cllr Dobson felt that Plot 1 was far too near the road and that he could not understand why the footprint of the existing cottage was not used. Therefore he would not be supporting the current motion.

 

The Chairman stated that the Committee had to look at the application before them and determine the application on planning grounds.

 

At the conclusion of the debate it was;

 

Resolved:

 

That planning permission be granted with 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:

 

            Application Form & Certificate

            Ref:  170127-01 A – Site & Location Plan.  Received – 11.12.2018

            Ref:  170127-03 – Design Scheme (Plot 2).  Received – 25.10.2018

            Ref:  170127-04 A – Street Scene.  Received – 11.12.2018

            Ref:  170127-05 – Design Scheme (Plot 1).  Received – 20.12.2018

 

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

 

3.         No development above slab level shall continue 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: In the interests of visual amenity and the character and appearance of the area.

 

4.         No development shall commence on site until full details of all eaves, verges, roof lights, windows (including head, sill and window reveal details), doors, porches, 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 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/conservation area.

 

5.         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:

 

·         finished levels and contours;

·         means of enclosure;

·         car park layouts;

·         other vehicle and pedestrian access and circulation areas;

·         all hard and soft surfacing materials;

 

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.

 

6.         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.

 

7.         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 north eastern or South western elevations of the development hereby permitted.

 

REASON:  In the interests of residential amenity and privacy.

 

8.         No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 on Mondays to Fridays and 08:00 to 13:00 on Saturdays.

 

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.

 

9.         The development hereby approved shall be carried out in strict accordance to the recommendations set out in the submitted Lindsay Carrington survey report (updated October 2018).

 

REASON: To ensure the protection and mitigate the impact for Protected Species

 

10.       No external lighting shall be installed on Plot 1 that is directed toward the retained garage

 

REASON: To ensure the protection and mitigate the impact for protected species and a known bat roost

 

11.       The development hereby permitted shall not be first occupied until the first five metres of the new access, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The accesses shall be maintained as such thereafter.

 

REASON: In the interests of highway safety

 

12.       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.

 

13.       The new access hereby approved shall not 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 900mm 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.

 

14.     INFORMATIVE TO APPLICANT:

 

The applicant is advised that the development hereby approved may represent 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.

 

15.   INFORMATIVE TO APPLICANT:

 

There is a low risk that bats may occur at the development site. Many species of bat depend on buildings for roosting, with each having its own preferred type of roost. Most species roost in crevices such as under ridge tiles, behind roofing felt or in cavity walls and are therefore not often seen in the roof space. Bat roosts are protected all times by the Conservation of Habitats and Species Regulations 2010 (as amended) even when bats are temporarily absent because, being creatures of habit, they usually return to the same roost site every year. Planning permission for development does not provide a defence against prosecution under this legislation or substitute for the need to obtain a bat licence if an offence is likely. If bats or evidence of bats is found during the works, the applicant is advised to stop work and follow advice from an independent ecologist or to contact the Bat Advice Service on 0845 1300 228, email enquiries@bats.org.uk or visit the Bat Conservation Trust website.

 

16.      INFORMATIVE TO APPLICANT:

 

The proposal includes alteration to the public highway and the consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a license may be 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.  Please contact the vehicle access team on telephone 01225 713352 or email vehicleaccess@wiltshire.gov.uk for further details.

 

At 5.20pm the Chairman temporarily adjourned the meeting for a comfort break. The meeting reconvened at 5.30pm.