Proposed dwelling with garage.

Proposed dwelling with garage.

 

The Senior Planning Officer reported the receipt of a letter from the applicant’s agent.  The Senior Planning Officer recommended amendments and additional conditions in respect of window treatments.

 

Councillor R.M. Wilson, the Local Member, noted that there were no objections raised as a result of internal Council advice.  It was also noted that some local residents were concerned about the proposed design but two storey dwellings were typical of the wider locality.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

1.     The development hereby permitted shall be begun before the expiration of five 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 hereby approved shall be carried out strictly in accordance with the amended plans received by the local planning authority on 29th November 2004.

 

        Reason: To ensure the development is carried out in accordance with the amended plans.

 

3.     No development shall take place until details or samples of materials to be used externally on walls and roofs have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.

 

        Reason: To ensure that the materials harmonise with the surroundings.

 

4.     Before development commences architectural details of window sections, eaves, verges and barge boards at a scale of 1:1 or 1:5 shall be submitted to the local planning authority and approved in writing.

 

        Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

5.     Prior to the commencement of development, details of the proposed finishes for all external joinery shall be submitted to and approved in writing by the local planning authority.  The finishes so approved shall not thereafter be changed without the prior written approval of the local planning authority.

 

        Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

6.  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order, with or without modification), no windows or dormer windows shall at any time be placed in any either side elevation of the extension hereby permitted.

 

        Reason: In order to protect the residential amenity of adjacent properties.

 

7.     No development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected.  The boundary treatment shall be completed before the building is occupied.  Development shall be carried out in accordance with the approved details.

 

        Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

8.     No development shall take place until there has been submitted to and approved by the local planning authority a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development and any necessary tree surgery.  All proposed planting shall be clearly described with species, sizes and planting numbers.

 

        Reason: In order to protect the visual amenities of the area.

 

9.     All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 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.  If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year defects period.

 

        Reason:  In order to protect the visual amenities of the area.

 

10.   This permission does not authorise any works to trees included in the designated Conservation Area.  Any work shall be the subject of a notice of intention to the local planning authority in accordance with the provisions of the Town and Country Planning Act, 1990.

 

        Reason: To ensure the proper care and maintenance of the trees.

 

11.   Before any other works hereby approved are commenced, visibility splays shall be provided from a point 0.6 metres above ground level at the centre of the access to the application site and 2.0 metres back from the nearside edge of the adjoining carriageway (measured perpendicularly) for a distance of 60 metres in each direction along the nearside edge of the adjoining carriageway.  Nothing shall be planted, erected and/or allowed to grow on the triangular area of land so formed which would obstruct the visibility described above.

 

        Reason: In the interests of highway safety.

 

12.   Any new access gates shall be set back 5.0 metres from the adjoining carriageway edge and shall be made to open inwards only.

 

        Reason: In the interests of highway safety.

 

13.   Prior to the occupation of the building hereby approved the existing vehicular access onto the adjoining highway shall be permanently closed.  Details of the means of closure and reinstatement of this existing access shall be submitted to and approved in writing by the local planning authority prior to the commencement of work on the development hereby approved.

 

        Reason: To ensure the safe and free flow of traffic using the adjoining County highway.

 

14.   Prior to the occupation of the development hereby approved the driveway and/or vehicular turning area shall be consolidated, surfaced and drained in accordance with details to be submitted to and approved in writing by the local planning authority at a gradient not steeper than 1 in 8.

 

        Reason: In the interests of highway safety.

 

15.   Prior to the first occupation of any dwelling hereby approved space shall be laid out within the application site for 3 cars to be parked and for a vehicle to turn so that it may enter and leave the application site in a forward gear.  The parking area shall be properly consolidated, surfaced and drained in accordance with details to be submitted to and approved in writing by the local planning authority and that area shall not thereafter be used for any other purpose than the parking of domestic vehicles.

 

        Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

 

16.   Foul water and surface water discharges must be drained separately from the site.

 

        Reason: To protect the integrity of the public sewerage system.

 

17.   No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage 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.

 

18.   No land drainage run-off will be permitted, either directly or indirectly, to discharge into the public sewerage system.

 

        Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

19.  Notwithstanding the details shown on the submitted plans, the dormer windows shall be of a rendered finish only as agreed in the correspondence received on the 12th January, 2005.  Details or samples of the proposed render shall be submitted to, and approved in writing by, the local planning authority prior to the commencement of development.

 

        Reason: To ensure that the final appearance of the property in the interests of the visual amenities of the locality.

 

20.   Prior to the use or occupation of the dwelling hereby permitted, and at all times thereafter, the window serving the en-suite in the east facing elevation of the approved plans shall be glazed with obscure glass only.

 

        Reason: In order to protect the residential amenity of adjacent properties.

 

Informatives:

 

1.     This permission does not imply any rights of entry to any adjoining property nor does it imply that the development may extend into or project over or under any adjoining boundary.

 

2.     The attention of the applicant is drawn to the need to keep the highway free from any mud or other material emanating from the application site or any works pertaining thereto.

 

3.     A public right of way runs adjacent to the site of this permission.  The permission does not authorise the stopping up or diversion of the right of way.  The right of way may be stopped up or diverted by Order under Section 257 of the Town and Country Planning Act 1990 provided that the Order is made before the development is carried out.  If the right of way is obstructed before the Order is made, the Order cannot proceed until the obstruction is removed.

 

4.     This planning permission does not authorise the applicant to carry out works within the publicly maintained highway and Mr. C. Hall, Area Manager (Central), County Offices, Bath Street, Hereford, HR1 2HQ Tel: 01432 260786, shall be given at least 28 days' notice of the applicant's intention to commence any works affecting the public highway so that the applicant can be provided with an approved specification for the works together with a list of approved contractors.

 

5.     Drainage arrangements shall be provided to ensure that surface water from the driveway and/or vehicular turning area does not discharge onto the public highway.  No drainage or effluent from the proposed development shall be allowed to discharge into any highway drain or over any part of the public highway.

 

6.     The site lies adjacent to a public footpath (LU9) which runs alog the eastern boundary.  This right of way should remain at its historic width and suffer no encroachment or obstruction during or the time of completion.  The right of way should remain open at all times throughout the development.  If development works are perceived to be likely to endanger members of the public then a temporary closure order should be applied for, 6 weeks in advance of work starting.

 

7.     If a connection is required to the public sewerage system, the developer is advised to contact the Dwr Cymru Welsh Water's Network Development Consultants on Tel: 01443 331155.

 

8.     The decision to grant planning permission has been taken having regard to the policies and proposals in the Herefordshire Unitary Development Plan and the South Herefordshire District Local Plan set out below, and to all relevant material considerations including Supplementary Planning Guidance:

 

Herefordshire Unitary Development Plan:

S1 - Sustainable Development

S2 - Development Requirements

S6 - Transport

DR1 - Design

T11 - Parking Provision

H4 - Main Villages: Settlement Boundaries

H13 - Sustainable Residential Design

H15 - Density

H16 - Car Parking

 

South Herefordshire District Local Plan:

GD1 - General Development Criteria

C23 - New Development affecting Conservation Areas

SH10 - Housing in Smaller Settlements

SH14 - Siting and Design of Buildings

T3 - Highway Safety Requirements

T4 - Highway and Car Parking Standards