Proposed erection of three dwellings and construction of associated works.

The application was approved in accordance with the Case Officer’s recommendation.

(Proposed erection of three dwellings and construction of associated works.)

 

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

 

In accordance with the Council’s Constitution, the local ward member, Councillor PD Newman, spoke on the application.

 

He commented that whilst the Parish Council had initially had some concerns about the proposal these had now been overcome and the Parish Council had no objections..  He supported their view.  Whilst technically outside the defined settlement boundary the development felt connected to the village.

 

In discussion of the application an observation was made on the importance of consistency in language used in reports and the interpretation and wording of policies. The reference to the site being “very close to the defined settlement boundary” and being in a “relatively sustainable location.”, and the reference to design being of a high standard were highlighted.

 

The local ward member was given the opportunity to close the debate.  He had no additional comment.

 

RESOLVED: that planning permission be granted subject to the following conditions:

 

1.         The development shall not commence until approval of the following reserved matter has been obtained from the Local Planning Authority:-

 

• Appearance in the form of a written schedule and samples of all external materials.

 

            An application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

            The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last reserved matters to be approved, whichever is the later.

 

            Reason: No such details have been submitted and in accordance with Section 92 of the Town and Country Planning Act 1990.

           

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

 

• Application Site Plan (Scale 1:1250) received 6 February 2015

• Site Plan & Entrance Detail - Drawing number 772.03 Rev. C (Scale 1:500) received 6 May  2015

• Landscaping Plan – Drawing number 2015/02/1B (Scale 1:500) and accompanying Landscape Management Plan received 14 April 2014

• Dwelling 1 (4 bedroomed detached)  - Drawing number 772.04 (Scale 1:100) received 6 February 2015

• Dwelling 2 (2 x 3 bedroomed semi-detached) - Drawing number 772.05 (Scale 1:100) received 6 February 2015 and

• Street Elevation – Proposed – Drawing number 772.06 (Scale 1:100) received 6 February 2015

 

            except where stipulated by conditions attached to this permission.

 

            Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development in accordance with Policy DR1 of the Herefordshire Unitary Development Plan 2007 and the National Planning Policy Framework.

 

3.         Prior to commencement of the development hereby permitted the following matters shall be submitted to the Local Planning Authority for their written approval:-

 

• Full details of surface water drainage arrangements including supporting calculations and detailed drawings

• Full details of permeable materials to be used in relation to the driveway, vehicle parking areas and vehicle manoeuvring areas

• Full details of all external lighting (if any)

• Full details of all boundary treatments (i.e. gates, walls, fences or other means of enclosure).

 

            The development shall not commence until the Local Planning authority has given such written approval. The development shall be carried out in strict accordance with the approved detail and thereafter maintained as such;

 

Reasons:

 

a) To ensure that there are adequate surface water drainage arrangements that do not result in the discharge of surface water arising from the development outside the confines of the development site, in accordance with Policy DR4 of the Herefordshire Unitary Development Plan 2007.

 

b) To ensure that the landscape  hereabouts is not adversely affected by light pollution, in accordance with Policies LA1 and DR14 of the Herefordshire Unitary Development Plan 2007.

 

c) To ensure a satisfactory appearance to the development in the landscape in accordance with Policy LA1 of the Herefordshire Unitary Development Plan 2007.

 

4.         The finished floor levels of the dwellinghouses hereby permitted shall be set no lower than 25.12 metres above ordnance datum (AOD), which is 600mm above the 1 in 100 year plus climate change River Wye flood level of 24.52m AOD as identified in Section 6 of the Hydro-Logic’s FRA Revision 1, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason:  To protect the dwellinghouses from flood risk for the lifetime of the development, in accordance with Policy DR7 of the Herefordshire Unitary Development Plan 2007.

 

5.         Development shall not commence until details of a safe exit route, not adversely affecting the flood  regime, to land outside the 1 in 100  year plus climate change flood plain, has been submitted to and agreed in writing by the Local Planning Authority. The route must be in place before any occupancy of the dwellinghouses.

 

Reason:  To prove safe access and egress during flood events and reduce reliance on emergency services, in accordance with Policy DR7 of the Herefordshire Unitary Development Plan 2007.

 

6.         Prior to the first occupation of any of the dwellinghouses hereby permitted visibility splays of 2m x 50 m in a north-westerly direction and 2m x 90m in a south-easterly direction shall be provided and keep free of obstruction above 0.9 metre measured from ground level. Thereafter these visibility splays shall be maintained free of

obstruction.

 

Reason: In the interests of highway safety, in accordance with Policy DR3 of the Herefordshire Unitary Development Plan 2007.

 

7.         Prior to the first occupation of any of the dwellinghouses hereby permitted the garages and parking spaces together with the cycle link shown upon the approved plan shall be provided. Thereafter these garages and car parking spaces shall be kept free of obstruction and available for use free from any obstruction.

 

Reason: To ensure adequate on-site parking / garaging is provided preventing on-street parking in the interests of highway safety and in accordance with Policies DR3 and T11 of the Herefordshire Unitary Development Plan 2007.

 

8.         The recommendations for species and habitat enhancements set out in Section 4 of the ecologist’s report from Wider Ecology dated July 2014 shall be followed unless otherwise agreed in writing by the Local Planning Authority and the scheme shall be carried out as approved. On completion of  the enhancement measures, confirmation shall be made to the Local Planning Authority in writing together with

photographic evidence of the measures implemented.

 

Reasons:

 

a) To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of the Herefordshire Unitary Development Plan 2007.

 

b) To comply with Policies NC8 and NC9 in relation to Nature Conservation and Biodiversity and to meet the requirements of the National Planning Policy Framework and the NERC Act 2006.

 

9.         An appropriately qualified and experienced ecological clerk of works shall be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation works.

 

Reasons:

 

a) To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of the Herefordshire Unitary Development Plan 2007.

 

b) To comply with Policies NC8 and NC9 in relation to Nature Conservation and Biodiversity and to meet the requirements of the National Planning Policy Framework and the NERC Act 2006.

 

10.       The initial 6 metres of the access shall not have a gradient exceeding 1 in 12. Thereafter the access shall not exceed 1 in 8.

 

            Reason: To ensure a satisfactory vehicular access, in accordance with Policy DR3 of the Herefordshire Unitary Development Plan 2007.

 

11.       No gates shall be erected within 6 metres of the public highway.

 

Reason: To ensure a satisfactory vehicular access, in accordance with Policy DR3 of the Herefordshire Unitary Development Plan 2007.

 

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

 

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

 

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

 

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

 

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

           

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

 

15.       All planting, seeding and turfing in the approved details of landscaping (i.e. Landscaping Plan – Drawing number 2015/02/1B (Scale 1:500) and accompanying Landscape Management Plan received 14 April 2014) shall be carried out in the first planting and seeding seasons following the first occupation of  any of the dwellinghouses hereby permitted or on completion of the development (whichever is the sooner). Any trees or plants which are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.

 

            Reason: To ensure that the development is satisfactorily integrated into the locality in accordance with Policy LA6 of the Herefordshire Unitary Development Plan 2007.

 

16.       Other than any external lighting approved pursuant to condition 3) above, no external lighting shall be placed on-site or attached  on any building without the express consent of the Local Planning Authority.

 

            Reason: To safeguard the character and appearance of this rural area in accordance with Policies LA1 and DR14 of the Herefordshire Unitary Development Plan 2007.

 

17.       Other than development permitted by this permission, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no development normally permitted by Classes A, B, C, D, E, F and G of part 1 and Classes A and C of part 2 of schedule 2 of Article 3 shall be carried out without the express consent of the Local Planning Authority.

 

            Reasons:

 

a) To secure the integrity of this high quality design in accordance with Policy DR1 of the Herefordshire Unitary Development Plan 2007 and the National Planning Policy Framework; and

b) To ensure a satisfactory appearance to the development in the landscape in accordance with Policy LA1 of the Herefordshire Unitary development Plan 2007 and the National Planning Policy Framework.

 

Informatives

 

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

 

2.         HN01 Mud on highway

 

3.         HN04 Private apparatus within highway

 

4.         HN05 Works within the highway

 

5.         HN10 No drainage to discharge to highway