Agenda item

18/07128/FUL & 18/07246/LBC - Manor Farm, The Street, Grittleton

Meeting of Northern Area Planning Committee, Wednesday 27 March 2019 3.00 pm (Item 28.)

Minutes:

Public participation

Peter McGarrick, local resident, spoke in objection to the application.

Mark Judge, local resident, spoke in objection to the application.

Julian Brunt, the applicant, spoke in support to the application.

Simon Chambers, the agent, spoke in support to the application.

Cllr Johnny Walker, Grittleton Parish Council, spoke in support to the application.

The Planning Officer, Richard Sewell, introduced a report which recommended granting planning permission, subject to conditions, for the conversion of existing agricultural buildings to form 8 new dwellings and erection of 6 new dwellings and associated access, engineering and landscaping works.

Key issues highlighted included: principle of development; impact on heritage assets; design, scale, materials and layout of proposed new dwellings; residential amenity; impact on ecology; impact on highways and impact on drainage.

There were no technical questions.

Members of the public then had the opportunity to address the Committee, as

detailed above.

Cllr Toby Sturgis, on behalf of the Division Member, spoke regarding the application with the main points focusing: on the relocation of the farm; the size of the new build; the footprint of the new build; the changes made from the previous refusal and the considerable support for the application in the village.

At the start of the debate a proposal was moved by Cllr Toby Sturgis, seconded by Cllr Howard Greenman to grant planning permission for 18/07128/FUL subject to additional conditions.

A second proposal was moved by Cllr Peter Hutton, seconded by Cllr Gavin Grant to grant planning permission for 18/07246/LBC as detailed in the report.

During the debate the main points raised were: the relocation of the farm; the balance of jobs, services, facilities and homes in the local area; the sustainability of the village; the desire for development within the village; the accumulate impact of the construction of the properties; the appropriateness of the farm’s location and the impact on local amenity.

Resolved

Contrary to the Officer recommendation, that planning permission is approved for the following reason:

Taking account of the nature of the site as one not fit for modern agricultural purposes, the proposal would constitute infill development in accordance with Policy CP2 (i), (ii) and (iii) of the Wiltshire Core Strategy.

And subject to the following conditions:

18/07128/FUL

3 YR COMMENCEMENT

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.

APPROVED PLANS

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

Location Plan 16.1367/00 Rev B received 26.08.18

Typical Glazing Detail as Proposed 16.1367/28 received 26.08.18

Area B/ Building 1 Elevations as Proposed 16.1367/19 Rev B received 04.02.19

Area B/ Building 1 Plans as Proposed 16.1367/15 Rev B received 04.02.19

Area B/ Building 2 & 3 Elevations as Proposed 16.1367/20 Rev B received 04.02.19

Area B/ Building 2 & 3 Plans as Proposed 16.1367/16 Rev B received 04.02.19

Area B/ Building 4 & 5 Elevations as Proposed 16.1367/21 Rev B received 04.02.19

Area B/ Building 4 & 5 Plans as Proposed 16.1367/17 Rev B received 04.02.19

Area B/ Building 6 Elevations as Proposed 16.1367/22 Rev B received 04.02.19

Area B/ Building 6 Plans as Proposed 16.1367/18 Rev B received 04.02.19

Area B/ Building 7 & 8 Elevations as Proposed 16.1367/14 Rev B received 04.02.19

Area B/ Building 7 & 8 Plans as Proposed 16.1367/12 Rev B received 04.02.19

New Barns as Proposed 16.1367/48 Rev A received 04.02.19

Dutch Barn as Proposed 16.1367/49 Rev A received 04.02.19

Site Plan as Proposed 16.1367/24 Rev G received 04.02.19

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

REMOVAL OF AGRICULTURAL BUILDINGS AND RESTORATION OF AGRICULTURAL LAND

No part of the development hereby approved shall be first occupied until the existing agricultural buildings as shown in dotted red outline on the Proposed Site Plan 16.1367/24 received 04.02.19 have been demolished and removed from site entirely and the land to the north of the proposal site restored to agricultural pasture land

REASON: In the interest of interests of the character and appearance of the area and residential amenity

BOUNDARY WALL STONEWORK

The natural stonework to be used externally on the proposed boundary wall forming the western vehicle access to the development shall match that of the existing wall in terms of type, colour, size, dressing and 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.

CONSOLIDATED ACCESS

The development hereby permitted shall not be first brought into use until the first five metres of the access(s), 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.

PARKING AND TURNING SPACES

No part of the development hereby permitted shall be brought into use until the access(s), turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

VISIBILTY SPLAYS

No part of the development shall be 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 0.9m 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

PD REMOVAL FOR ALTERATIONS AND EXTENSIONS

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), there shall be no additions/extensions or external alterations to any building forming part of the development hereby permitted.

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 external alterations.

PD REMOVAL FOR MEANS OF ENCLOSURE

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 buildings or structures, or gate, wall, fence or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site on the approved plans.

REASON: To safeguard the character and appearance of the area.

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.

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.

HARD+SOFT LANDSCAPING

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;

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.

HARD+SOFT LANDSCAPING IMPLEMENTATION

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.

FOUL DRAINAGE

No development shall commence on site until a detailed scheme for the discharge of foul water from the site, including all relevant permissions and consents, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until foul water drainage has been constructed in accordance with the approved scheme.

REASON: To ensure that the development can be adequately drained

SURFACE WATER DRAINAGE

No development shall commence on site until a detailed scheme for the discharge of surface water from the site (including surface water from the access / driveway), incorporating sustainable drainage details together with permeability test results to BRE365, 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

ECOLOGY

All development shall be carried out in accordance with the submitted Bat Survey Report (TP Ecology, 2016). All bat roost mitigation features shall be installed in accordance with the details set out in that report and shown on the approved plans, and shall be retained as such unless agreed in writing by the Local Planning Authority.

REASON: To ensure appropriate and adequate protection and mitigation for ecological receptors including protected and priority species is implemented in accordance with the NPPF and CP50 of the Wiltshire Core Strategy (Adopted January 2015), and to ensure compliance with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and Section 40 of the NERC Act (2006).

EXTERNAL LIGHTING STRATEGY

Prior to commencement of development, a Lighting Strategy shall be submitted to and approved in writing by the Local Planning Authority. The approved Lighting Strategy will include details of all proposed external lighting including luminaires, heights and positions of fittings, direction and other features, e.g. cowls, louvres or baffles, and a lux plot showing light levels resulting from the proposed lighting. All external lighting shall be installed in accordance with the details set out in the Lighting Strategy, and shall be maintained thereafter in accordance with the approved Lighting Strategy.

REASON: To minimise light spill and illumination of habitats utilised by protected species, including bats and barn owl, and to maintain dark foraging and commuting areas and corridors; and to ensure compliance with Core Policy 50 of the Wiltshire Core Strategy.

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.

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.

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:

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.

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.

18/07246/LBC

3 YR COMMENCEMENT

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.

STONEWORK

The natural stonework to be used externally on the proposed development shall match that of the existing building in terms of type, colour, size, dressing and 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.

ADDITIONAL DETAILS

Notwithstanding the approved drawings, no works shall commence until details of the following have been submitted to and approved in writing by the Local Planning Authority:

(a) 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;

(b) Large scale details of all internal joinery (1:5 elevation, 1:2 section);

(d) Full details of external flues, background and mechanical ventilation, soil/vent pipes and their exits to the open air;

(e) Full details of proposed meter and alarm boxes;

(f) Large scale details of proposed eaves and verges (1:5 section);

(g) Full details of proposed internal service routes;

(h) A full schedule and specification of repairs including:

(i) a structural engineer’s report setting out the nature of, and suggested remedial work to, structural defects

(j) proposed timber and damp proof treatment

(k) proposed method of cleaning/paint removal from historic fabric

(l) a full schedule of internal finishes to walls, ceilings and floors

(m) Full details of external decoration to render, joinery and metalwork; and

(n) Full details and samples of external materials.

The works shall be carried out in accordance with the approved details.

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

APPROVED PLANS

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