Change of use of barns to 2 nos houses.

Change of use of barns to 2 nos houses.

 

Councillor RI Matthews, the Local Ward Member, said that there was no objection to the conversion of the barns in principle.  In response to a question, the Principal Planning Officer confirmed that the drainage arrangements were considered satisfactory.

 

Councillor PA Andrews commented on the need for hedges around the visibility splays at the junction of the bridleway with the unclassified road to be trimmed back adequately.

 

Councillor MAF Hubbard felt that further consideration should be given to options to improve visibility at the junction.

 

Councillor DW Greenow considered the junction to be unsafe potentially as he did not feel that approaching drivers would necessarily anticipate emerging vehicles.  He added that the hedgerows could only be cut back to a limited extent.  In response to a question, the Principal Planning Officer advised that recommended condition 14 would require repairs and improvements to the access lane prior to the commencement of any other works.  Councillor MD Lloyd-Hayes commented on the need for the lane to be safe for use and fit for purpose for all users.

 

In response to a question from Councillor AM Toon, the Principal Planning Officer advised that developers only had to commence development within 12 months in order to comply with the current policy relating to planning obligations.

 

Councillor SJ Robertson noted that significant additional traffic could be generated by these new dwellings which would increase the possibility of conflicting vehicles at the junction.

 

In response to a question from Councillor WJ Walling, the Principal Planning Officer advised that, although the owner of the lane had not reached an agreement with the applicant, a 'Certificate B' notice had been provided to the landowner for the purposes of the planning application.  The Principal Planning Officer re-iterated that recommended condition 14 would require the upgrading of the lane and, therefore, the applicant would need the consent of the landowner for the works.  The Legal Practice Manager confirmed that land ownership was a civil matter with legislation separate to the planning process.

 

Councillor DB Wilcox noted that the conditions would ensure that the lane was upgraded but he felt it essential that provision was made for its future maintenance to an acceptable standard.

 

In response to a question from Councillor KS Guthrie, the Principal Planning Officer advised that the applicant did not own the land on the other side of the entrance and, therefore, it would not be possible to move it eastward.

 

Councillor RI Matthews felt that there were a number of points to clarify, principally relating to access upgrading, maintenance and land ownership issues.  Therefore, he suggested that delegated authority be granted to officers, in consultation with the Chairman and himself as the Local Ward Member, to resolve the outstanding matters.

 

RESOLVED:

 

That officers named in the Scheme of Delegation to Officers, in consultation with the Chairman and the Local Ward Member, be authorised to issue planning permission following further clarification regarding the outstanding matters identified by the Sub-Committee, subject to the following conditions and any further conditions considered necessary by Officers:

 

1.      A01 (Time limit for commencement (full permission)) (One year).

 

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

 

2.      C01 (Samples of external materials).

 

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

 

3.      D08 (Repairs to external brickwork).

 

         Reason: To ensure that the work is finished with materials, textures and colours that are appropriate to 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 Policies HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

4.      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 Policies HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

5.      D10 (Specification of guttering and downpipes).

 

         Reason: To ensure that the rainwater goods are of an appropriate form in the interests of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policies HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

6.            D11 (Repairs to match existing).

 

Reason: To ensure that all of the works arising from the approved scheme are of an appropriate form in the interest of the building (as one which is in a conservation area, or of local interest) and to comply with the requirements of Policies HBA12 and HBA13 of Herefordshire Unitary Development Plan.

 

7.      D12 (Repairs in situ).

 

         Reason: To ensure that the integrity of the building of local interest is preserved to ensure compliance with Policy HBA13 of Herefordshire Unitary Development Plan.

 

8.      Prior to any works commencing a full timber frame repair schedule shall be submitted for approval in writing of the local planning authority and the repairs undertaken in accordance with the approved specification.

 

         Reason: To ensure that the integrity of the building of local interest is preserved to ensure compliance with Policy HBA13 of Herefordshire Unitary Development Plan.

 

9.      F14 (Removal of permitted development rights).

 

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

 

10.    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.

 

11.    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.

 

12.    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.

 

13.    The specification for works to the surface of bridleway BT9, providing private vehicle access to the site, must be submitted for written approval by the highway authority and the planning authority before any work commences.

 

         Reason: To comply with Policy T6 of the Herefordshire Unitary Development Plan.

 

14.    Prior to the commencement of any other works on site, the access lane between the site and the unclassified 73022 road shall be repaired and improved.  This work shall be in accordance with details which have been submitted to and approved in writing by the local planning authority.

 

         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.

 

15.    H27 (Parking for site operatives).

 

         Reason: To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

16.    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.

 

17.    I19 (Drainage in accordance with approved plans).

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided and to comply with Policy DR4 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.

 

Informatives:

 

1.      HN05 - Works within the highway.

 

2.      HN10 - No drainage to discharge to highway.

 

3.      N19 - Avoidance of doubt - Approved Plans.

 

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