Conversion and alterations of public house to five flats.

Conversion and alterations of public house to five flats.

The Principal Planning Officer provided details of updates / additional representations received following the publication of the agenda as follows:

·         A letter of objection had been received from the occupants of 8 Ordnance Close and was summarised as:

§         We were told there would be no further development in the village, as there is no GP Surgery, School and limited public transport.

§         Concern about increase in volume of traffic, and on street parking.

§         The number of flats is over-development of the site.

Councillor KS Guthrie, the Local Ward Member, drew attention to the comments of Moreton-on-Lugg Parish Council; relating to the delivery times for materials and equipment; the need for improvements to the access; and the suggestion that a Local Housing Needs Policy be included as part of a Section 106 Agreement.  Councillor Guthrie also drew attention to local residents' concerns about the potential impact of additional traffic. 

The Senior Planning Officer reported that: it would not be reasonable to restrict hours of delivery further, particularly given the fall back position of the permitted use; no objections had been received from the Traffic Manager; and, although this development would be liable for Section 106 contributions, from 1 April 2009 the requirement had been relaxed for residential schemes for five dwellings or less, subject to the planning permission being limited to 12 months.

In response to questions, the Senior Planning Officer advised that: concerns about the proximity of the working agricultural unit were noted but it was not considered that the proposed units would suffer any significant deficit in the levels of residential amenity; the Environmental Health and Trading Standards Manager had confirmed that no complaints had been received about farming activities from existing residents; the recommended conditions included a condition to require details of boundary treatments; the location of the extraction equipment associated with the takeaway was explained and it was noted that the Environmental Health and Trading Standards Manager was satisfied that there would not be an adverse impact on the residential units; and rights of access across private land were civil rather than planning matters.

RESOLVED:

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.       C03 (Matching external materials (general)).

          Reason: To ensure the satisfactory appearance of the development so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

4.       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.

5.       H05 (Access gates).

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

6.      Prior to the first occupation of the development hereby permitted an area shall be laid out, consolidated, surfaced and drained within the application site for the parking of 6 cars, and for those vehicles to turn so that they may enter and leave the site in a forward gear.  These areas shall thereafter be retained and kept available for those uses at all times.

         Reason: To minimise the likelihood of indiscriminate parking in the interests of highway safety and to ensure the free flow of traffic using the adjoining highway to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan.

7.      H26 (Access location).

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

8.      I16 (Restriction of hours during construction).

         Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

9.      I33 (External lighting).

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

10.    I37 (Details of shields to prevent light pollution).

         Reason: To minimise light overspill and to protect the amenity of neighbouring properties so as to comply with Policy DR14 of Herefordshire Unitary Development Plan.

11.    L01 (Foul/surface water drainage).

         Reason: To protect the integrity of the public sewerage system and to comply with Policy CF2 of Herefordshire Unitary Development Plan.

12.    L02 (No surface water to connect to public system).

         Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment so as to comply with Policy CF2 of Herefordshire Unitary Development Plan.

Informatives:

1.      N01 - Access for all.

2.      N19 - Avoidance of doubt - Approved Plans.

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