Conversion of redundant village hall to one dwelling.

Conversion of redundant village hall to one dwelling.

 

The Principal Planning Officer reported the following update from Cusop Parish Council:

 

At para 6.7 you state that "visibility of approximately 60 metres in the westerly direction can be achieved". According to the applicant's drawing 'Visibility Splay to the West from Proposed New Vehicular Access' dated June 2009 (which you kindly sent me), it appears that this sightline crosses third-party land, although at para 6.6 you state that "The Traffic Manager is concerned by the fact that visibility to the west is across land in third party ownership".

 

Even though the 60m sightline does not stray far into the third-party land and even though that land falls away sharply towards the brook, you would see from a site inspection that this sightline cannot be guaranteed to remain clear for its full length. For example, ash saplings are growing on the upper slopes of the third-party land right up to the highway boundary (adjacent to the field gate shown on the June 2009 drawing) and these are already starting to impinge on the sightline at this point. From the drawing it appears that the longest sightline that can be guaranteed without straying onto third-party land is about 50-55 metres.

 

The speed survey submitted with the application should have enabled the Traffic Manager to calculate the minimum visibility requirements for this stretch of road.  In view of the Parish Council's concern, the visibility requirements are "unspecific and seemingly inadequate".  This matter should be clarified before the Sub-Committee makes its decision.

 

The Principal Planning Officer also advised Members that 3 standard conditions had been recommended by Welsh Water but had been omitted from the report. He therefore requested that these conditions be added to the recommendation.

 

Councillor PD Price, the Local Ward Member, advised Members that the application had been the subject of a great deal of local debate due to the traffic issues and the splay.

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

1       The development hereby permitted shall be begun before the expiration of one year from the date of this permission.

 

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2       B01 (Development in accordance with the approved plans )

 

         Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

3       C05 (Alterations made good )

 

         Reason: To maintain the appearance of the building so as to ensure that the development complies with the requirements of Policy DR1 of the Herefordshire Unitary Development Plan.

 

4       Notwithstanding the approved details included in the application, additional drawings and specifications in respect of the following matters shall be submitted to the local planning authority before the commencement of any works. The works to which they relate shall subsequently only be carried out in accordance with the details which have been approved by the local planning authority in writing beforehand:

 

(a)  details of windows and doors and their external finishes.

 

Reason: In the interests of maintaining the appearance of the development in accordance with the requirements of Policies DR1 and HBA8 of the Herefordshire Unitary Development Plan.

 

5       G09 (Details of boundary treatments )

 

         Reason: In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

 

6       G10 (Landscaping scheme)

 

         Reason:  In order to maintain the visual amenities of the area and to conform with Policy LA6 of the Herefordshire Unitary Development Plan.

 

7       G11 (Landscaping scheme – implementation)

 

         Reason:  In order to maintain the visual amenities of the area and to conform with Policy LA6 of the Herefordshire Unitary Development Plan.

 

8       Prior to the commencement of development, unless otherwise agreed in writing, visibility splays shall be provided in accordance with the plan received on 26 June 2009.  Nothing shall be planted, erected and/or allowed to grow on the area of land so formed that would obstruct the visibility of the area.

 

Reason:  In the interests of highway safety and to conform with the requirements of Policy DR3 of the Herefordshire Unitary Development Plan.

 

9       H13 (Access, turning area and parking )

 

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of the Herefordshire Unitary Development Plan.

 

10     H05 (Access gates ) (5 metres)

 

         Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of the Herefordshire Unitary Development Plan.

 

11     H27 (Parking for site operatives)

 

         Reason:  To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of the Herefordshire Unitary Development Plan.

 

12     Foul and surface water discharges shall be drained separately from the site.

 

Reason: To protect the integrity of the public sewerage system.

 

13     No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system unless approved in writing by the Local Planning Authority.

 

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

 

14     Land drainage run–off shall not be permitted to discharge, either directly or non-directly, into the public sewerage system.

 

Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

Informatives:

 

1        HN04 - Private apparatus within highway

 

2        HN05 - Works within the highway

 

3        HN13 - Protection of visibility splays on private land

 

4        N19 - Avoidance of doubt - Approved Plans

 

5        N15 - Reason(s) for the Grant of Planning Permission