Demolition of existing outbuildings and erection of new dwelling within landscaped setting.

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

(Demolition of existing outbuildings and erection of new dwelling within landscaped setting.)

The Senior Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Ms L Tucker, the applicant, spoke in support of her application.

In accordance with the Council’s Constitution, the local ward member, Councillor H Bramer, spoke on the application.  He noted that although the proposal was a departure from policy the Parish Council had no objection to the application. He considered that the proposal would represent betterment to the site and should be approved.

The applicant had outlined her personal circumstances in her speech to the Committee and Members reflected on a number of recent applications they had considered where it had been asserted that weight should be given to personal circumstances.  It was noted, however, that in this instance the report made no reference to the applicant’s personal circumstances.

The quality of design of the proposal and the example it set was stressed.  It was considered that the proposal would enhance the area.

The Acting Development Manager emphasised that the application was not founded on the applicant’s personal circumstances. The application had environmental benefits and paragraph 6.19 of the report summarised the reasons why officers supported approval of the application as a departure from policy.

The local ward member was given the opportunity to close the debate.  He reiterated his view that the proposal would represent a betterment of the site.

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

1.         C01 – Time limit for commencement (full permission)

2.         C07 – Development in accordance with approved plan and details

3.         CAD – Access Gates, 5m

4.         CAE – Vehicular access construction

5.         CAH – Driveway gradient

6.         CAK – Parking and turning

7.         CE6 – Water efficiency

8.         The recommendations (mitigation, protection and working methods) as identified in the ecological report by Clarke Webb Ecology dated June 2016 shall be fully implemented as stated, unless otherwise required to obtain a European Protected Species Mitigation Licence, and agreed in writing by the planning authority.

            Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policy LD2 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework. NERC Act 2006.

9.         Prior to commencement of the development, and based on the ecological report by Clarke Webb Ecology dated June 2016 and the outline landscape plan ref 15/768.27, a detailed habitat enhancement scheme integrated with a detailed landscape scheme and accompanied by a 10 year establishment and maintenance plan should be submitted to and be approved in writing by the local planning authority. The scheme shall be implemented as approved.

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policy LD2 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework, NERC 2006

10.       Prior to the commencement of the development hereby permitted, the following details shall be submitted to the Local Planning Authority for written approval –

•           Provision of a detailed drainage strategy that demonstrates that opportunities for the use of SUDS features have been maximised, where possible, including use of infiltration techniques and on-ground conveyance and storage features;

•           A detailed surface water drainage strategy with supporting calculations that demonstrates there will be no surface water flooding up to the 1 in 30 year event and allowing for the potential effects of climate change;

•           Details of proposed outfall structures. Any discharge of surface water or foul water to an ordinary watercourse will require Ordinary Watercourse Consent from Herefordshire Council prior to construction.

•           Results of infiltration testing undertaken in accordance with BRE365;

•           Confirmation of groundwater levels to demonstrate that the invert level of any soakaways or unlined attenuation features can be located a minimum of 1m above groundwater levels in accordance with Standing Advice;

•           A detailed foul water drainage strategy showing how foul water from the development will be disposed of.

•           Demonstration of the management of surface water during extreme events that overwhelm the surface water drainage system and/or occur as a result of blockage

            The development shall thereafter be carried out in accordance with the approved details and thereafter be maintained as such.

            Reason: To protect water quality hereabouts, in the interests of the environment and public safety, minimise the impact of development on water quality and surface water flooding and to comply with Herefordshire Core Strategy policies SS1, LD2, SD3 and SD4.

11.       C65 – Removal of Permitted Development Rights

12.       C95 – Landscaping details

13.         C96 – Landscaping and planting implementation

14.       CA1 – Landscape Management Plan

15.       CC2 – External lighting details

16.       C13 –  External materials and details

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, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

2.         The enhancement plan should include details and locations of any proposed Biodiversity/Habitat enhancements as referred to in NPPF and HC Core Strategy. At a minimum we would be looking for proposals to enhance bat roosting, bird nesting and invertebrate/pollinator homes to be incorporated in to the new building as well as consideration for amphibian/reptile refugia; and hedgehog houses within the landscaping/boundary features. No external lighting should illuminate any of the enhancements or boundary features beyond any existing illumination levels and all lighting on the development should support the Dark Skies initiative. The detailed landscaping scheme should include full details of planting and protection methods as well as a 5 year establishment & replacement scheme and a subsequent 5 year management plan.

3.             I11 - Mud on highway

4.             I09 - Private apparatus within highway

5.             I45 - Works within the highway

6.             I05 - No drainage to discharge to highway

7.             I47 - Drainage other than via highway system

8.             I35 - Highways Design Guide and Specification