Landscaping of the masters house to enhance its setting.

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

(Landscaping of the Master’s House to enhance its setting.)

(Councillor Phillips had left the meeting and was not present during consideration of this application.) 

The Principal Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Fran Robinson, a local resident, spoke in objection to the proposal.  Ms R Sears, the applicant’s agent, spoke in support.

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

She made the following principal comments:

·        In principle she supported the proposal.

·        She expressed a number of reservations relating to the sale of St Katherine’s Barn and the implications for the successful landscaping of the area.

·        She noted that one of the aims of the landscaping scheme had been to bring the complex of buildings together as a whole.  It was important that this was achieved. 

·        Historic England had asked for car parking space to be moved back from the buildings to create an improved setting.  A revised car parking scheme had been developed but was being dealt with separately from the planning application.  This meant there was no assurance this would be achieved.  She was concerned that the proposal might conflict with the alternative layout.

·        The removal of 3 car parking spaces to the north would enhance the view of the master’s house but these spaces were amongst the few that enabled people with reduced mobility, but without disabled badges, to access and exit their vehicles easily. Without agreement to the revised car park layout there was no indication as to whether these would be recreated elsewhere in the car park.

·        The existing self-binding gravel was being carried into the Master’s house, damaging flooring.  It would be good to avoid further damage.

·        The positioning of the planters would prevent the use of the space for market stalls and limit the utility for outside events. If the area between the Master’s House and the car park was to be cordoned off and used for a market area in future the current landscaping proposals would not provide the necessary power supply points.

·        The planters would also have a negative impact on the use of the outside space in conjunction with the use of St Katherine’s Barn as a venue.  Whilst that was a private enterprise the council should seek to ensure that the space was developed to achieve the best for the whole community.

·        The scheme was welcome and an important investment in the public realm.  However, she was keen for it to be ensured that the scheme integrated with plans for the car parking remodelling and that the completed project achieved the vision for the site.

In the Committee’s discussion of the application the following principal points were made:

·        The Friends of the Master’s House and Ledbury Civic Society supported the proposal.

·        Whilst some car parking was necessary it was to be hoped that the future remodelling would maximise the benefits to the setting that could be obtained.

·        The proposal had many attractive aspects.

·        There wasn’t total local support for the proposal.  In particular it was suggested that there was a need for flexibility and to avoid restricting the possible uses for the area.

·        It was also important that the potential to enhance the area was maximised.

·        It was essential, as the Tree Officer noted and as was provided for within the conditions, that there was an effective management and maintenance regime. It was incumbent on the council to fulfil its responsibilities in this regard.

·        The proposal did represent an enhancement, within the resources available and was consistent with policy.

·        The scheme was an improvement but the area did deserve better, noting in particular the impact of the surrounding car park, but clearly resources did not permit an optimum solution.

The Principal Planning Officer referred to condition 3 requiring replacement planting, adding that the Friends of the Master’s House had indicated a willingness to undertake maintenance as had other local groups.  Whilst the proposal related to a small space, other parts of the surrounding area could be closed off, with appropriate permissions, to accommodate some larger events.  He too hoped the opportunity would be taken to integrate any remodelling of the car park with the scheme to bring further improvement to the area.

The local ward member was given the opportunity to close the debate.  She commented that she shared concerns about ensuring the long term maintenance of the area.

Councillor Holton proposed and Councillor Baker seconded a motion that the application be approved in accordance with the printed recommendation.  The motion was carried with 11 votes in favour, none against and no abstentions.

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

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

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

2.         None of the lighting hereby approved shall be switched on from 11pm on any day until 7 am the next day during the period 1st April until 1st October in any calendar year, without the prior written consent of the Local Planning Authority.

            Reason: To safeguard protected species in accordance with policy LD2 of the Herefordshire Local Plan Core Strategy 2011-2031.

3.         Any trees or plants that die, are removed or become seriously damaged or diseased within a period of five years from completion of the development must be replaced in the next planting season with identical species.

            Reason: To ensure that the approved planting scheme becomes properly established as an inherent part of the wider landscaping scheme thus according with policy LD1 of the Herefordshire Local Plan Core Strategy 2011-2031.

4.         Notwithstanding condition 3 above prior to commencement of the development hereby approved the following matter shalls be submitted to the Local Planning Planning Authority for their written approval:-

                        •A full written five year landscape maintenance plan including provisions to ensure that the new trees are managed to ensure that they become established, including information regarding formative pruning, regular watering schedule and additional mulch added and removal of weeds/grass.

            No development shall commemce until the written approval of the Local Planning Authority has been obtained. Therefafter the implemeted deveopment shall be managed in full accordace with the approved written landscape maintenance plan.

            Reason: To ensure that the approved planting scheme becomes properly established as an inherent part of the wider landscaping scheme thus according with policy LD1 of the Herefordshire Local Plan Core Strategy 2011-2031.

5.         The development hereby permitted shall be fully implemented in accordance with the following approved documents:-

•           Design and Access Statement (April 2018) – P0652-RE-5-001 Revision D;

•           Landscape Sections – Drawing number DR-5-007 Revision B;

•           Typical Tree Pits Details – Drawing number DR-5-010;

•           Detailed Planting Plan 1 of 2 – Drawing number DR-5-008 Revision C;

•           Detailed Planting Plan 2 of 2 – Drawing number DR-5-009 Revision A;

•           Landscape Master Plan – Drawing number DR-5-002 Revision F;

•           Application Site Plan – Drawing number co00378128/0512509/ ; and

•           E-mail from Ruth Sears (One Ltd.) dated 01 August 2018 14:15.

            unless otherwise approved in writing by the Local Planning Authority.

            Reason:- For the avoidance of doubt and to ensure that the development is carried out in full accordance with the approved plans and documentation securing an appropriate high level of quality thus according with policies SS6, LD1 and LD4 of the Herefordshire Local Plan Core Strategy 2011-2031.

6.         E01/C47 – Site investigation – Archaeology

INFORMATIVE

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.