For:      Mr W Beaumont per Mr T Margrett, Green Cottage, Hope Mansel, Ross-on-Wye, Herefordshire HR9 5TJ

Ward: Upton

The principal Planning Officer reported on the following matters:

Two further letters and a petition with 10 signatories in support of the application have been received.  They express an opinion that the proposal will be more sympathetic to the village and that the approved  ‘gatehouse’ would be too dominant.

One letter of objection has been received.  This suggests that the site plan does not accord with the actual site layout due to the movement of the roadside wall.  It also suggests that the development represents over intensification of the site and that visibility is severely restricted from the access to the west.

Officer’s Comment

The wall was realigned in accordance with the originally approved scheme to improve visibility to the east.  It is accepted that visibility is poor to the east but the proposal is a straight exchange of the approved ‘gatehouse’ for this proposal.  Therefore it will not cause any increase in traffic movement over and above the situation as approved and similarly does not intensify its use in development terms.

In accordance with the criteria for public speaking, Mrs Morris of Luston Parish Council and Mr Shepherd an objector spoke against the application.  Miss Jones the applicant spoke in favour.

Councillor J Stone the Local Ward Member said that there had been extensive consultation about the access, layout and orientation of the property and the impact that it would have upon the Conservation Area.  Although not ideal, he did feel that it was a significant improvement upon the original approval.  He said that it was important that hedgerows be provided or enhanced along the northern and eastern boundaries of the application site, to provide a natural boundary to the village.  He was of the opinion that although there were ongoing enforcement and highway issues, the application merited approval.

RESOLVED

That planning permission be granted subject to the following conditions:

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

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

2 -     A09 (Amended plans )

         Reason: To ensure the development is carried out in accordance with the amended plans.

3 -     B01 (Samples of external materials )

         Reason: To ensure that the materials harmonise with the surroundings.

4 -     C04 (Details of window sections, eaves, verges and barge boards )

         Reason: To safeguard the character and appearance of the conservation area and the adjacent listed building.

5 -     C05 (Details of external joinery finishes )

         Reason: To safeguard the character and appearance of the conservation area and the adjacent listed building.

6 -     C11 (Specification of guttering and downpipes )

         Reason: To safeguard the character and appearance of the conservation area and the adjacent listed building.

7 -     E09 (No conversion of garage to habitable accommodation )

         Reason: To ensure adequate off street parking arrangements remain available at all times.

8 -    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order1995 (or any order revoking and re-enacting that Order with or without modification), no works other than those expressly authorised by this permission shall be undertaken within the site that would fall within Classes A, B, C, D, E or G of Part 1 or Class A of Part 2 of that Order without the further written consent of the local planning authority.

         Reason:  In order that the local planning authority can consider the impact of any further development in respect of its surroundings.

9 -     G01 (Details of boundary treatments )

         Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

10 -   G04 (Landscaping scheme (general) )

         Reason: In order to protect the visual amenities of the area.

11 -   G05 (Implementation of landscaping scheme (general) )

         Reason:  In order to protect the visual amenities of the area.

12 -   This permission is in lieu of, and not as well of, the new dwelling approved under application reference NC05/3626/F.

         Reason: To prevent over development of the site.

Informative(s):

1 -     N15 - Reason(s) for the Grant of PP/LBC/CAC

2 -     N19 - Avoidance of doubt