Conversion of and alterations to barns to create four residential dwellings.

The application was approved in accordance with the case officer’s recommendation.

(Conversion of and alterations to barns to create four residential dwellings.)

The Senior 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.

She confirmed that the latest revised plans had addressed the outstanding non-designated heritage asset issues raised by the Conservation Manager.  The recommendation for approval of the application was therefore no longer subject to the submission of further revised plans to address the Conservation Manager’s concerns.

In response to a question about the treatment of boundaries between properties she confirmed that the conditions controlled all relevant aspects of landscaping.  It was considered that some subdivision was acceptable but recognised that this required careful treatment.

RESOLVED:  That planning permission be granted subject to the conditions below and any other further conditions considered necessary

1.         C01 - A01 Time limit for commencement (full permission)

2.         C08 - B03 Amended plans

3.         C13 - C01 Samples of external materials

4.         C18 - C06 Stonework laid on natural bed

5.         C26 - D04 Details of window sections, eaves, verges and barge boards

6.         C27 - D05 Details of external joinery finishes

7.         C32 - D10 Specification of guttering and downpipes

8.         C45 - D23 Existing Wattle and Daub

9.         C58 - F07 Domestic use only of garage

10.       C59 - F08 No conversion of garage to habitable accommodation

11.       C65 - F14 Removal of permitted development rights

12.       C96 - G10 Landscaping scheme (including closure of the existing northwest access)

13.       C97 - G11 Landscaping scheme - implementation

14.       C95 - G09 Details of Boundary treatments

15.       CAB - H03 Visibility splays (as per the approved amended site plan)

16.       CAG - H08 Access closure

17.       CAL - H13 Access, turning area and parking

18.       CAT - H21 Wheel washing

19.       CAZ - H27 Parking for site operatives

20.       CBM – I18 Scheme of foul drainage disposal FOUL DRAINAGE

21.       CE6 - M17 Water Efficiency - Residential

22.       The ecological protection, mitigation and enhancement scheme as recommended in Section 5 of the Ecological Report by Ecology Services dated March 2017 shall be implemented in full as stated unless otherwise approved in writing by the local planning authority.

            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

23.       Upon first occupation of any of the residential units hereby approved ‘Barn 3’ (as indicated on the approved site plan) shall not be used for the housing of livestock or the storage of slurry or sewerage sludge.

            Reason: In order to ensure that a good standard of living is provided for the residents of the approved dwellings and to comply with Policy SD1 of the Herefordshire Local Plan - Core Strategy, policy PG9 of the Pyons Group Neighbourhood Development Plan and the National Planning Policy Framework.

24.       Prior to the first occupation of the dwelling to which it relates, the associated outbuilding shall be provided and ‘Barn 2’ (as indicated on the approved site plan) removed in its entirety from the site.

            Reason: In order to ensure that a good standard of living is provided for the residents of the approved dwellings and to provide cycle, waste and recycling storage in accordance with Policies SD1 and MT1 of the Herefordshire Local Plan - Core Strategy, policy PG9 of the Pyons Group Neighbourhood Development Plan 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.         The site is currently served by a private water supply and the applicant is advised that the Private Water Supplies (England) Regulations 2016 and the Water Supply (Water Quality) Regulation 2016 are likely to apply. In accordance with these Regulations and the Building Regulations 1984 the water must be of a potable and safe standard.

            Applicants that are connecting to existing private water supplies or accessing sources of water on land over which they have no control are advised to give careful and specific attention to contractual/civil arrangements including rights of access, maintenance arrangements, provision of alternative water supply are agreed in writing a the outset.

3.         I11 - HN01 Mud on highway

4.         I45 - HN05 Works within the highway

5.         I05 - HN10 No drainage to discharge to highway

6.         I51 - HN22 Works adjoining highway

7.         I47 - HN24 Drainage other than via highway system

8.         I35 - HN28 Highways Design Guide and Specification