Conversion of redundant traditional farm buildings to eight houses and one annexe.

Conversion of redundant traditional farm buildings to eight houses and one annexe.

 

The Principal Planning Officer reported the following:

 

• Revised plans and a further letter had been received from the applicant’s agent.
• A further letter of objection had been received from a neighbouring resident.

 

The Principal Planning Officer made the following comments as a result of the updates:

 

• It is considered that the merits of the new access are set out in the Officer’s Appraisal. The fact that more traffic uses Scar Lane is not itself a crucial matter given that the issue is whether or not the new junction onto the B4348 road is the optimum method for traffic to join the B4348 road. It is not feasible to provide an access route for traffic  generated by the development further to the east as suggested

 

Councillor PD Price, the local ward member, advised members that the application had been with the planning department for some time. He noted the concerns of the local residents but felt that the applicant had addressed the issues relating to traffic and access. He felt that the removal of the existing farm buildings would make the site more appropriate for a residential development and he therefore supported the application.

 

Members were disappointed that the applicants had not included any affordable housing on the site. They noted that the application had been submitted prior to the UDP being adopted by Council, but still felt that affordable housing should have been provided through a voluntary section 106 contribution.

 

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.      B01 (Development in accordance with the approved plans)

 

         Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy DR1 of Herefordshire Unitary Development Plan.

 

3.      D02 (Approval of details)

 

         Reason: To ensure that the work is carried out in accordance with the details that are appropriate to the safeguarding of the special architectural or historical interest of the building and to comply with the requirements of Policy HBA1, HBA3 and HBA4 of Herefordshire Unitary Development Plan.

 

4.      D04 (Details of window sections, eaves, verges and barge boards)

 

         Reason: To ensure that the work is carried out in accordance with the details that are appropriate to the safeguarding of the special architectural or historical interest of the building and to comply with the requirements of Policy HBA1, HBA3 and HBA4 of Herefordshire Unitary Development Plan

 

5.      D05 (Details of external joinery finishes)

 

         Reason: To ensure that the work is finished with materials, textures and colours that are appropriate to the safeguarding of the special architectural or historical interest of the buildings and to comply with the requirements of Policy HBA1, HBA3 and HBA4 of Herefordshire Unitary Development Plan.

 

6.      D09 (Details of rooflights)

 

         Reason: To ensure that the rooflights are of an appropriate form and minimise the potential disruption to the appearance and continuity of the roofs in the interests of the safeguarding of the architectural or historic interest of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policy HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

7.      Existing wattle and daub infill panels shall be retained and maintained to the satisfaction of the local planning authority.

 

         Reason:  To safeguard the character and appearance of such a feature in this group of buildings of historical and architectural interest.

 

8.      All meter boxes shall be installed internally.

 

         Reason:  To safeguard the character and appearance of such a feature in this group of buildings of historical and architectural interest.

 

9.      D12 (Repairs in situ)

 

         Reason: To ensure that the integrity of the building as one which is listed, and is of local interest is preserved to ensure compliance with Policies HBA1, HBA3, HBA12 and HBA13 of Herefordshire Unitary Development Plan

 

10.    G02 (Retention of trees and hedgerows)

 

         Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policy DR1 of Herefordshire Unitary Development Plan

 

11.    G09 (Details of boundary treatments)

 

         Reason:  In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

 

12.    G10 (Landscaping scheme)

 

         Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

 

13.    G11 (Landscaping scheme - implementation)

 

         Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan.

 

14.    F06 (Restriction on Use)

 

         Reason: The local planning authority wish to control the specific use of the land/premises, in the interest of local amenity and to comply with Policy DR2 of Herefordshire Unitary Development Plan.

 

15.    F14 (Removal of permitted development rights (including fences and other boundary treatments))

 

         Reason: To ensure the character of the original conversion scheme is maintained and to comply with Policy HBA12 of Herefordshire Unitary Development Plan.

 

16.    I17 (Scheme of foul drainage disposal)

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

17.    I33 (External lighting)

 

         Reason: To safeguard the character and amenities of the area and to comply with Policies HBA1 and DR14 of Herefordshire Unitary Development Plan.

 

18.    K4 (Nature Conservation - Implementation)

 

         Reason: To ensure that all species are protected having regard o the Wildlife and Countryside Act 1981 (as amended), the Conservation(Natural Habitats, &c) Regulations 1994 (as amended) and Policies NC1, NC5, NC6 and NC7 of Herefordshire Unitary Development Plan.

 

19.    K5 (Habitat Enhancement Scheme)

 

         Reason: In order to ensure that diversity is conserved and enhanced in accordance with the requirements of PPS9, the NERC Act 2006 and Policies NC6, NC7, NC8 and NC9 of Herefordshire Unitary Development Plan

 

20.    The development hereby approved shall not be occupied until the development approved under DCSW2005/1713/F has been completed and farming operations transferred from the buildings which gain access off Scar Lane have been relocated to the new farm building.

 

         Reason:  In order to define the terms to which the applications relate in order to comply with Policies HBA12, HBA13 and DR3 of the Herefordshire Unitary Development Plan.

 

21.    H20 (Road completion in 2 years)

 

         Reason:  In the interests of highway safety and convenience and a well co-ordinated development and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

22.    H03 (Visibility splays)

 

         Reason:  In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

23.    H05 (Access gates)

 

         Reason:  In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

24     H06 (Vehicular access construction)

 

         Reason:  In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

25.    H08 (Access closure)

 

         Reason:  To ensure the safe and free flow of traffic using the adjoining County highway and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

26.    H13 (Access, turning area and parking)

 

         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 T11 of Herefordshire Unitary Development Plan.

 

27.    H17 (Junction improvement/off site works)

 

         Reason:  To ensure the safe and free flow of traffic on the highway and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

28.    H21 (Wheel washing)

 

         Reason:  To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

29.    H22 (Opening windows adjacent to the highway)

 

         Reason:  In the interests of highway safety and to conform with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

30.    H29 (Covered and secure cycle parking provision)

 

         Reason:  To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

31.    Access details for pedestrian and cyclists onto Sydcombe Lane (u/c 75217) shall be submitted to and approved in writing by the local planning authority before first occupation of any dwelling and the approved details shall thereafter be maintained available for use in perpetuity.

 

         Reason:  In order to provide adequate access for residents and visitors in accordance with Policy DR3 of Herefordshire Unitary Development Plan.

 

Informative(s):

 

1.       N11B – Wildlife & Countryside Act 1981 (as amended) and Conservation (Natural Habitats & c.) Regulations 1994 (as amended) - Bats

 

2.       HN01 – Mud on Highway

 

3.       HN05 – Works Within the Highway

 

4.       HN07 – Section 278 Agreement

 

5.      HN13 – Protection of Visibility Splays on Private Land

 

6.      N19 - Avoidance of doubt - Approved Plans

 

7.      N15 - Reason(s) for the Grant of Planning Permission