Proposed erection of two dwellings.

The application was approved in accordance with the Case Officer’s recommendation with an amended condition.

(Proposed erection of two dwellings.)

 

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

It was noted that it was proposed to amend the recommendation to provide for it to commence within 3 years rather than 1 year in accordance with Department of Communities and Local Government guidance.

In accordance with the criteria for public speaking, Mr C Goldsworthy, the applicant’s agent spoke in support of the application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, the local ward member, Councillor JA Hyde, spoke on the application.

She commented on a number of issues including:

·         Peterstow was not a defined main village in the Unitary Development Plan.  However, it had many amenities and the emerging Core Strategy identified Peterstow as a village that could accommodate proportionate housing growth of approximately 14% (approx. 18 dwellinghouses).  The development represented a small step to meet need in a sympathetic way.

·         The Parish Council had no objection.

·         The Scheme had been designed to have the minimum impact.  Conditions would protect the setting.

·         The development was appropriate.

In discussion the following principal points were made on the application:

·         The wording in the report that no weight could be given to the Neighbourhood Plan at this stage was questioned.  It was suggested that “very little weight” would be a better phrase.

·         The development was in an appropriate setting on the edge of the village, was well designed of modest size and sustainable.

·         It was confirmed that there was no other access to the site.

The local ward member had no additional comment to make.

RESOLVED: That planning permission be granted subject to the following conditions:

 

1)    The development hereby permitted shall be begun before the expiration of three years from the date of this permission;

 

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

 

2      The development shall be caried out in strict accordance with the following approved plans (including materials specified thereon):-

 

·         Application Site Plan – Drawing number 13/707.01A (Scale 1:1000) received 24 March 2014;

 

·         Proposed Site Plan – Drawing number 13/707.04D  (Scale 1:200);

 

·         Proposed Ground Floor Plan for Plot 1 – Drawing number 13/707.05B (Scale 1:50 @ A2) received 31 October 2014;

 

·         Proposed First Floor Plan for Plot 1 – Drawing number 13/707.06B (Scale 1:50 @ A2) received 31 October 2014;

 

·         Proposed Elevations Plot 1 – Drawing number 13/707.10D (Scale 1:100 @ A2) received 31 October 2014;

 

·         Proposed Ground Floor Plan for Plot 2 – Drawing number 13/707.07B (Scale 1:50 @ A2) received 31 October 2014;

 

·         Proposed First Floor Plan for Plot 2 – Drawing number 13/707.08/B (Scale 1:50 @ A2) received 31 October 2014;

 

·         Proposed Elevations for Plot 2 Drawing number 13/707.11C (Scale 1:100 @ A2) received 31 October 2014;

 

Reason:  To ensure adherence to the approved plans and in the interests of a satisfactory form of development and to comply with Policies DR1, H13, HBA4 and HBA6 of the Herefordshire Unitary Development Plan 2007;

 

3      Notwithstanding the provisions of condition 2 above, prior to commencement of the development hereby permitted the following matters shall be submitted to the Local Planning Authority for their written approval:-

 

·         A full written detail as to the precise natural slate to be used upon the roofs;

 

·         A full written detail as to the precise natural stone to be used upon the elevations;

 

·         A full written detail as to the precise rainwater goods to be used (including their colour);

 

·         Written details of the permeable surfacing material to be used upon driveway and vehicle manoeuvring/parking area(s);

 

·         Full details fo all external lighting (if any);

 

·         Full details (siting, design and material) detail of any proposed means of enclosure (fences, gates, walls or other means of enclosure)

 

The development shall not commence until the Local Planing Authority has given such written approval.  The Development shall be carried out in full accordance with the approved details and thereafter maintained as such.

 

Reason:-  To ensure a satisfactory appearance to the development in accordance with Policies DR1, H13, HBA4, HBA6 and LA1 of the Herefordshire Unitary Development Plan 2007.

 

4      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended, including the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 (or any order revoking and re-enacting that Order with or without modification) no development normally permitted by Classes A, B, C, D, E, F and G of Part 1 and Classes A of Part 2 of Schedule 2 of Article 3 of the General Permitted Development Order 1995 shall be carried out without the express consent of the Local Planning Authority.

 

Reason:-  To safeguard the architectural integrity of the scheme and to safeguard the character and appearance of the area in accordance with Policies DR1, H13, HBA4, HBA6 and LA1 of the Herefordshire Unitary Development Plan 2007.

 

5      The car parking areas shown upon Proposed Site Plan – Drawing number 13/707.04D (Scale 1:200) hereby permitted shall be permanently kept available for the parking of private motor vehicles;

 

Reason:-  In the interests of highway safety and to ensure that the site is not dominated by the parking of private motor vehicles thus ensuring that the character and appearance of the landscape is not adversely affected, in accordance with Policies T11 and LA1 of the Herefordshire Unitary Development Plan 2007;

 

6      No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping using indigenous species.  The submitted scheme of landscaping using indigenous species must include details of the location of all planting, the species, size and density of planting;

 

Reason:-  To ensure that the development is satisfactorily integrated into the locality, in accordance with Policies LA1 and LA6 of the Herefordshire Unitary Development Plan 2007;

 

7      All planting in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of any of the dwellinghouses hereby permited or completion of the development (whichever is the sooner).  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local planning Authority gives written consent to any variation;

 

Reason:- To ensure that the development is satisfactorily integrated into the landscape, in accordance with Policies LA1 and LA6 of the Herefordshire Unitary Development Plan 2007;

 

8      Other than works in relation to the vehicular access shown upon ‘Proposed Site Plan – Drawing number 13/707.04D (Scale 1:200), the existing frontage hedgerow along the eastern boundary shall be retained.  If within a period of five years any part of that hedgerow dies, is removed or becomes seriously damaged or diseased it shall be replaced in the next planting season with plants of similar size and species unless the Local Planning Authority gives written consent to any variation;

 

Reason:-  To ensure that the existing roadside hedge which makes a positive contribution to the character and appearance of the area is maintained in accordance with Policy LA5 of the Herefordshire Unitary Development Plan 2007;

 

9      The recommendations set out in section 5 of the ecologist’s report dated August 2013 shall be followed in relation to native trees, hedgerows and birds. Prior to commencement of the development, a habitat enhancement plan incorporating the recommendations should be submitted to and be approved in writing by the local planning authority, and the work shall be implemented as approved;

 

            Reasons:-

 

a)    To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of the Herefordshire Unitary Development Plan.

 

b)    To comply with Policies NC8 and NC9 of Herefordshire’s Unitary Development Plan in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006.

 

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

 

            Reasons:-

 

a)    To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and Policies NC1, NC6 and NC7 of the Herefordshire Unitary Development Plan.

 

b)   To comply with Policies NC8 and NC9 of Herefordshire’s Unitary Development Plan in relation to Nature Conservation and Biodiversity and to meet the requirements of the NPPF and the NERC Act 2006.

 

 

INFORMATIVES:

 

1.

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

2.              N11A – Wildlife and Countryside Act 1981 (as amended) - Birds

 

3.	N11C – General