201757  application for variation of condition 2 of planning permission 170440 (proposed amendments to extant consent ref 160398 re single storey, low impact dwelling house and repair of the curtilage listed glass house and garage). To incorporate design changes, including the addition of a plant room abutting the boundary wall and works to the glasshouse.

 

201758 – proposed design alterations to previously approved application 170440, including the addition of a plant room abutting the boundary wall and works to the glasshouse.

 

The applications were approved in accordance with the Case Officer’s recommendations with an additional condition.

(201757 – application for variation of condition 2 of planning permission 170440 (proposed amendments to extant consent ref 160398 re single storey, low impact dwelling house and repair of the curtilage listed glass house and garage). To incorporate design changes, including the addition of a plant room abutting the boundary wall and works to the glasshouse

 

201758 – proposed design alterations to previously approved application 170440, including the addition of a plant room abutting the boundary wall and works to the glasshouse.)

(Councillor Paul Andrews fulfilled the role of local ward member and accordingly had no vote on this application.)

The Senior Planning Officer gave a presentation on the application, and referred to a correction to the report as provided in the update sheet, as appended to these minutes.

In accordance with the criteria for public speaking for virtual meetings, Mrs W Soilleaux, of Bartestree and Lugwardine Parish Council made a submission by video which was played to the meeting.  She spoke in objection to the applications.  Mr A Taylor, a local resident, spoke in opposition to the scheme, as a virtual attendee.  Mr P Roach, the applicant, spoke in support of the applications as a virtual attendee.

In accordance with the Council’s Constitution, the local ward member, Councillor Paul Andrews, spoke on the applications.  He commented that the focus needed to be on the present situation not on actions that lay in the past.  However, if approval for the applications were to granted it was essential that all conditions were enforced to ensure confidence in the planning system.

The Committee discussed the applications.  It was proposed that there should be an additional condition requiring any additions to the new plant room such as flues or vents to be prevented without further permission being sought and granted.

The local ward member was given the opportunity to close the debate.  He reiterated the importance of enforcing the proposed conditions to give confidence to the local community.

Application 201757

 

RESOLVED: That planning permission be granted subject to the following conditions , a condition requiring details of any vents or flues to be agreed should these be required,  and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         The development shall be carried out strictly in accordance with the approved plans and documents:

 

•           Location Plan – E001 Rev A

•           Existing Site Plan – E003 Rev A

•           Proposed Site Plan – P003 Rev C

•           Proposed Floor Plan – P100 Rev C

•           Proposed Roof Plan – P101

•           Proposed Elevations – P200 Rev E

•           Proposed Site Sections – P010 Rev D

•           Proposed Canopy Details – P400

•           Proposed Glass House Floor Plan – P110 Rev A

•           Proposed Glass House Roof Plan – P111 Rev A

•           Proposed Glass House Elevations – P210 Rev A

•           Proposed Glass House Door Details – P501

•           Proposed Glass House Roof Details – P502

•           Proposed Glass House Window Details – P500

•           Discharge of Conditions letter dated 23rd August 2016 – Ref 160390 and associated details.

 

            except where otherwise stipulated by conditions attached to this permission.

 

            Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

2.    Efficient use of water

 

Prior to the first occupation of the development a scheme demonstrating measures for the efficient use of water as per optional technical standards contained within Policy SD3 of the Herefordshire Local Plan Core Strategy shall be submitted to and approved in writing by the local planning authority and implemented as approved.

 

Reason: To ensure compliance with Policies SD3 and SD4 of the Hereford Local Plan – Core Strategy and the National Planning Policy Framework

 

            The soft and hard landscaping as detailed on drawing number P003 Rev C shall be completed prior to the first occupation of the development hereby permitted. Any trees or plants which die, are removed or become severely damaged or diseased within 5 years of planting will be replaced in accordance with the approved plans

 

            Reason: In order to maintain the visual amenities of the area and to conform with Policy LD1 of the Herefordshire Local Plan – Core Strategy, Policy BL1 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

 

3.    Landscaping Implementation

             

            The soft and hard landscaping as detailed on drawing number P003 Rev C shall be completed prior to the first occupation of the development hereby permitted. Any trees or plants which die, are removed or become severely damaged or diseased within 5 years of planting will be replaced in accordance with the approved plans

 

       Reason: In order to maintain the visual amenities of the area and to conform with Policy LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

4.    Visibility splays

 

       Before any other works hereby approved are commenced, visibility splays, and any associated set back splays at 45 degree angles shall be provided from a point 0.6 metres above ground level at the centre of the access to the application site and 2.4m metres back from the nearside edge of the adjoining carriageway (measured perpendicularly) for a distance of 26 metres to the south and 33 metres to the north along the nearside edge of the adjoining carriageway (Lumber Lane).  Nothing shall be planted, erected and/or allowed to grow on the triangular area of land so formed which would obstruct the visibility described above.

 

       Reason: In the interests of highway safety and to conform to the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy, policy BL12 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

5.         Removal of Permitted Development Rights

 

            Notwithstanding the provisions of article 3(1) and Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015,(or any order revoking or re-enacting that Order with or without modification), no development which would otherwise be permitted under Classes A, B, C, D, E and H of Part 1 and of Schedule 2, shall be carried out.

 

 

       Reason: In order to protect the character and amenity of the locality, to maintain the amenities of adjoining properties, to preserve the setting of nearby heritage assets and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy, policy BL1 & policy BL7 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

6.         Works in accordence with approved tree protection details

 

            All construction works on site shall be undertaken in accordance with the previously approved measures (as per the discharge of conditions letter dated 23rd  August 2016 – Ref 160390 and associated details),to prevent damage to those trees/hedgerows that are to be retained. In this condition ‘retained tree/hedgerow’ means an existing tree/hedgerow that is to be retained in accordance with the approved plans and particulars.

 

       Reason:  To safeguard the amenity of the area and to ensure that the development conforms with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework. The commencement of development in advance of these measures may cause irreparable damage to features of acknowledged amenity value.

 

7.         Reinstatement of Glass House

 

            Prior to the first occupation of the dwellinghouse hereby approved, the glasshouse (as identified on drawing number P003 Rev C); shall be rebuilt in its entirety and photographic evidence submitted to and agreed in writing by the Local Planning Authority, the building shall be maintain as such henceforth.

 

       Reason: To ensure the glasshouse is re-instated and maintained to preserve heritage assets and their setting, to accord with policy LD4, LD1 & SS6 of the Herefordshire Local Plan – Core Strategy 2011-2031, policy BL7 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

8.    Setback for gates

           

            Any new access gates/doors shall be set back 5 metres from the adjoining carriageway edge and shall be made to open inwards only.

 

       Reason: In the interests of highway safety and to conform with the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy, policy BL12 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

9.         Parking details

 

            The development hereby permitted shall not be brought into use until the access, turning area and parking facilities shown on the approved plan have been properly consolidated, surfaced, drained and otherwise constructed in accordance with details on Drawing Number P003 Rev C.

 

       Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy, Policy BL12 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

10.  Cycle Storage

 

            Within 8 weeks of the first occupation of the development hereby approved a scheme for the provision of secure cycle parking within the curtilage of the dwelling shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. The cycle parking shall be installed and made available for use within a time scale to be agreed with the local planning authority.

 

       Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport and to conform with the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy, Policy BL1 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

11.       Construction working hours

           

            During the construction phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the following times: Monday-Friday 7.00 am-6.00 pm, Saturday 8.00 am-1.00 pm nor at any time on Sundays, Bank or Public Holidays.

 

       Reason: To protect the amenity of local residents and to comply with Policy SD1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

12.  Drainage matters

           

            All foul water shall discharge through a connection to the local Mains Sewer network and surface water shall be managed through a soakaway system within the development boundary; unless otherwise agreed in writing by the Local Planning Authority

 

            Reason: For clarity and in order to comply with Conservation of Habitats and Species Regulations (2017), Herefordshire Local Plan - Core Strategy policies LD2, SD3 and SD4, Policy BL1 of the Bartestree with Lugwardine Neighbourhood Development Plan and the provision of the National Planning Policy Framework.

 

 

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. 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

 

 

Application 201758

 

RESOLVED: That Listed Building Consent be granted subject to the following conditions, a condition requiring details of any vents or flues to be agreed should these be required, and any other further conditions considered necessary by officers named in the scheme of delegation to officers.:

 

1.         CE7 – Time limit for implementation

 

2.        C07 –

 

•           Location Plan – E001 Rev A

•           Existing Site Plan – E003 Rev A

•           Proposed Site Plan – P003 Rev C

•           Proposed Floor Plan – P100 Rev C

•           Proposed Roof Plan – P101

•           Proposed Elevations – P200 Rev E

•           Proposed Site Sections – P010 Rev D

•           Proposed Canopy Details – P400

•           Proposed Glass House Floor Plan – P110 Rev A

•           Proposed Glass House Roof Plan – P111 Rev A

•           Proposed Glass House Elevations – P210 Rev A

•           Proposed Glass House Door Details – P501

•           Proposed Glass House Roof Details – P502

•           Proposed Glass House Window Details – P500

•           Discharge of Conditions letter dated 23rd  August 2016 – Ref 160390 and                                     associated details.

 

 

3.         No works in relation to any of the features specified below shall commence until a   sample panel of all new facing brickwork is provided on site at a minimum size of 1m x 1m and showing the proposed –

 

            Glass House:

 

            Brick type, size, colour, texture, bond pattern, mortar mix, joint thickness and finish       profile.

 

Confirmation of the materials and methods shall be approved in writing with the Local Planning Authority and carried out accordingly.

 

Reason: To safeguard the architectural and historic interest and character of the listed building, in accordance with policy LD4 of the Herefordshire Local Plan - Core Strategy, Policy BL7 of the Bartestree with Lugwardine Neighbourhood Development Plan and the National Planning Policy Framework.