Proposed alterations and extensions to Orleton Manor.  Provision of new garden buildings adjacent to NW Garden Wall, boundary alterations and construction of below ground garage and storage accommodation, access and access road.

Proposed alterations and extensions to Orleton Manor.  Provision of new garden buildings adjacent to NW Garden Wall, boundary alterations and construction of below ground garage and storage accommodation, access and access road.

 

The Principal Planning Officer reported the following updates:

 

A response had been received from Natural England who did not object to the application in respect of legally protected species provided that the mitigation approach for bats and great crested newts outlined in the application documents was incorporated into any planning approval (if granted).

 

The Council’s Ecologist recommended conditions and informative notes (included below)

 

English Heritage had no further comments.

 

A further letter was submitted by the applicant’s agent and was circulated to members within the updates sheet.

 

A further letter of objection was received from Barbara Mark in objection to the application.

 

Officers have received a draft method statement in relation to earthworks and movement around the site which can be read in conjunction with the Waste Management plans previously submitted.

 

The Principal Planning Officer reported the following comments:

 

The local planning authority has been in discussion in relation to the waste management plan and methodology and is now satisfied that the works can be achieved in principle. Further details are required and a condition is recommended to ensure that the detail is acceptable and that the works protect the soil and have regard to the neighbouring properties. This program will need to take into account the best timings for ecological and landscape matters and well as soil handling.

 

In relation to ecological matters the Councils Ecologist and Planning Officers have fully considered the implications of the development on the species identified. The authority has given consideration to the tests that form part so the Habitats Directive and is satisfied that the intended mitigation and enhance measures would maintain the conservation stats of the protected species. A licence is also required and the local planning authority has imposed conditions requiring said mitigation to be imposed and monitored by a qualified clerk of works. As such the proposal is considered to now comply with the Ecological policies that form part of the Herefordshire Unitary Development Plan and listed within the report.

 

Councillor WLS Bowen, the local ward member, thanked those members who attended the recent site inspection at Orleton Manor.  He advised members that the extension and improvements to the house were not controversial, and that the garage building, which had initially raised some concerns was in his opinion acceptable. He noted the concerns in respect of the raised balustrade but felt that the use of glass would result in little visual impact to the local residents. He also felt that the access to the garage would need to be carefully landscaped in order to address any concerns raised. Finally he felt that the most controversial aspect of the application was in respect of the access to the site from Overton Lane. He noted the comments of the Planning Inspector, reproduced in full in the officer’s report, and felt that the proposed 25 metre splay would result in less damage to the hedgerow and would still result in an acceptable and safe access to the site. He noted that there was another access to the site from Tunnel Lane but felt that the Overton lane access was more convenient for the applicants and had also been deemed as acceptable in the Inspector’s report. In summing up he advised members that he was happy to move the recommendation subject to a condition restricting working hours on the site to weekdays only excluding bank holidays.

 

In response to the comments from the local ward member, the Area Engineer (Development Control) advised members that he had recommended a visibility splay of 33 metres due to the speed of vehicles on Overton Road.

 

Members discussed the application and felt that the access at Overton Lane required special attention. Members felt that a 25 metre visibility splay would offer protection to the hedgerow and also had the support of the Planning Inspector.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions for the full consent:

 

1          A01 Time limit for commencement (full permission)

 

2          B01 Development in accordance with the approved plans

 

3          C01 Samples of external materials (including sample panels)

 

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

 

5          D05 Details of external joinery finishes

 

6          D10 Specification of guttering and downpipes

 

7          E01 Site investigation - archaeology

 

8          F07 Domestic use only of garage (and access and driveway)

 

9          F08 No conversion of garage to habitable accommodation

 

10        F28 Occupation ancillary to existing dwelling only (granny annexes)

 

11        G02 Retention of trees and hedgerows

 

12        G03 Retention of existing trees/hedgerows

 

13        G04 Protection of trees/hedgerows that are to be retained

 

14        G10 Landscaping scheme

 

15        G11 Landscaping scheme - implementation

 

16        G15 Landscape maintenance arrangements

 

17        G16 Landscape monitoring

 

18        H03 Visibility splays

 

19        H13 Access, turning area and parking

 

20        H27 Parking for site operatives

 

21        I16 Restriction of hours during construction

 

22        I20 Scheme of surface water drainage

 

23        I32 Details of floodlighting/external lighting

 

24        I51 Details of slab levels (in relation to boundary wall)

 

25        Prior to the commencement of development, a detailed method statement including details for the protection, repair and retention of the boundary wall (Overton Lane) during construction shall be submitted to and approved in writing by the Local Planning Authority. Works shall be carried out in accordance with the approved details unless otherwise agreed in writing.

 

Reason: To ensure that this important feature is protected given its relationship with the Listed Building and within the Conservation Area in order to comply with polices HBA4 and HBA6 of the Herefordshire Unitary Development Plan.

 

26        The recommendations set out in the ecologist’s report Further Bat Surveys and Great Crested Newt Survey Report dated July 2009, amended details regarding Great crested newt mitigation and Loft Void Partition wall dated 12 October 2009 and Waste Management plan dated 11 November 2009 should be followed in relation to the identified protected species [bats, great crested newts etc], unless otherwise agreed in writing by the local planning authority. Prior to commencement of the development, full working method statements for bats and great crested newts should be submitted to and be approved in writing by the local planning authority. The work shall be implemented as approved and maintained thereafter.

 

An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

 

Reason: To ensure that all species are protected having regard to 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

 

27        Prior to the commencement of development a full waste managements and excavated material scheme shall be submitted to and approved in writing by the local planning authority. Works shall be carried out strictly in accordance with the approved details unless otherwise approved in writing by the local planning authority and shall include the following in particular:

 

1.      Waste Management and Excavated Material Plan including both existing and proposed topographical surveys and sections;

2.      Finalised method statement  to include Soil movement and handling;

3.      Surface water drainage details

 

Reason: To ensure a satisfactory form of development having regard to the aims of policies DR1, DR4 and DR11 of the Herefordshire Unitary Development Plan

 

28        No excavated from the application site shall be removed from the agricultural holding edged in blue on drawing number 840/01/001.

 

Reason: To safeguard natural resources and ensure a satisfactory form of development having regard to polices DR1, DR4 and DR11 of the Herefordshire Unitary Development Plan.

 

INFORMATIVES:

 

1          HN01 Mud on highway

 

2          HN04 Private apparatus within highway

 

3          HN05 Works within the highway

 

4          HN10 No drainage to discharge to highway

 

5          HN22 Works adjoining highway

 

6          HN28 Highways Design Guide and Specification

 

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

 

8          N19 Avoidance of doubt - Approved Plans

 

9          N18 European Protected Species Licence

 

10        N11A Wildlife and Countryside Act 1981 (as amended) – Birds

 

11        HN02 Public Rights of Way Affected

 

 

That planning permission be granted subject to the following conditions for the Listed Building Consent:

 

That:  Subject to the Secretary of State confirming that he does not intend to call it in, Listed Building Consent be granted, subject to the following conditions and any additional conditions considered necessary by officers:

 

1          A01 Time limit for commencement (full permission)

 

2          B01 Development in accordance with the approved plans

 

3          C01 Samples of external materials

 

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

 

5          D05 Details of external joinery finishes

 

6          D10 Specification of guttering and downpipes

 

 

INFORMATIVES:

 

1          N19 Avoidance of doubt - Approved Plans

 

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