Proposed new 3 bedroom, single storey, eco-fully-accessible house.

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

(Proposed new 3 bedroom, single storey, eco-fully-accessible house.)

(Councillors Edwards and Johnson had left the meeting and were not present during consideration of this application.)

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.

In accordance with the criteria for public speaking, Mr W Meynell, the applicant’s agent, spoke in support of the scheme.

There was general support for the application as an exceptional, energy efficient sustainable dwelling, with a good setting in the landscape.

An observation was made that that the application had not been subject to peer review as required by paragraph 55 of the National Planning Policy Framework.  However, the setting was not isolated, the proposal was sustainable and the exceptional design and concept weighed in favour of this particular application.

Councillor Norman proposed and Councillor Powers seconded a motion that the application be approved in accordance with the printed recommendation.  The motion was carried with 10 votes in favour, none against and no abstentions.

RESOLVED: That planning permission be granted subject to the following conditions and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

1.         A01 - Time Limit for Commencement (Full Permission)

2.         B02 - Development in Accordance with Approved Plans and Materials

3.         H20 - Road Completion in 2 Years

4.         H06 - Vehicular Access Construction

5.         H09 - Driveway Gradient

6.         H12 - Parking and Turning - Single House

7.         M17 - Water Efficiency - Residential

8.         H27 - Parking for Site Operatives

9.         H29 - Secure Covered Cycle Parking Provision

10.       The recommendations for species and habitat enhancements set out in the ecologist’s report from November 2016 and great crested newt report of June 2017 should be followed unless otherwise agreed in writing by the local planning authority.  A working method statement for protected species present together with an enhancement plan integrated with the landscape plan should be submitted to the local planning authority in writing.  The plan shall be implemented as approved.

            Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment) and to comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy and to meet the requirements of the National Planning Policy Framework (NPPF).

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

            Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment) and to comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy and to meet the requirements of the National Planning Policy Framework (NPPF).

12.       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.

13.       F14 - Removal of Permitted Development Rights

14.       G09 - Details of Boundary Treatments

15.       G10 - Landscaping Scheme

16.       G14 - Landscape Management Plan

17.       I33 - External Lighting

18.       C01 - Samples of External Materials