Proposed single storey extensions and change of use of redundant orchard to residential curtilage.

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

The Planning Officer gave a presentation on the application.

In accordance with the Council’s Constitution, the local ward member, Councillor J Hardwick, spoke on the application.

He identified some shortcomings in relation to the original application which did not refer to the removal of part of the existing garden hedge and an ash tree.  The plans also did not show an existing store shed part of which would also have to be removed.  An application in the Wye Valley AONB needed to be treated with extra care and transparency.  The Conservation Manager (Landscape) recommended the protection of existing green infrastructure and the provision of appropriate new green infrastructure. He acknowledged new planting would more than compensate for what it was proposed to remove. He suggested that consideration be given to removing permitted development rights and that a detailed submission be required of proposed new planting prior to the scheme proceeding.

In the Committee’s discussion of the application the removal of permitted development rights was supported.  A request was also made that some elements of the derelict orchard, which was a wildlife resource, be retained to enhance the setting.

The Lead Development Manager commented that given the number of alterations that had been made to the property in recent years it would be appropriate to remove permitted development rights for further additions and for outbuildings within the curtilage within the property.

The local ward member was given the opportunity to close the debate.  He had no further comments.

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

1.         C01 Time limit for commencement (full permission)

2.         C07 Development in accordance with approved plans and materials

3.         C01 Samples of external materials

4.         No development shall commence on site until a plan has been submitted to and approved in writing by the Local Planning Authority.  The Existing and Proposed Plan, Drawing No 641-PL01, Rev A, with a new revision can be used for this information. The details submitted should include:

a)         Information on a proposed oak tree Quercus robur  at whip size to be planted in the applicant’s garden. This oak tree is to provide enhancement to the Wye Valley AONB and to support the Green Infrastructure of this setting.

b)         A written specification clearly describing the proposed tree, its size and giving details of cultivation and other operations associated with the trees establishment. Maintenance of the proposed oak tree should be for a minimum of five years. And

c)         If affected by the development proposals existing tree root zones are to be protected in accordance with BS3998:2010 – Tree Work – Recommendations.

5.         C65 Removal of permitted development rights s

6          I16

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, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.