Agenda item


Renovation, reconfiguration and side extension to create a modern family home.


Application approved in accordance with the case officer’s recommendation, with an alteration to the conditions.


(Councillor William Wilding left the committee to act as proxy local ward member for the next application)


The planning officer gave a presentation on the application and updates/ representations received following the publication of the agenda, as provided in the update sheet and appended to these minutes.


In accordance with the criteria for public speaking a statement was read to the committee behalf of Goodrich and Welsh Bicknor group Parish Council; a video was played of Mrs Rees, local resident, who spoke in objection to the application; and Mr Watkins, applicant's agent, spoke in support of the application.


In accordance with the council's constitution the proxy local ward member spoke on the application. In summary he explained that the scale of the extension in the application was substantial and it was the committee's decision to determine if the scale was too great. The objections of the parish council were acknowledged particularly the loss of a 3 bedroomed house from local housing stock. The design should take greater account of ecological impact and the climate emergency.


The committee debated the application.


The committee expressed concern regarding the impact of construction on local lanes and accesses.


The lead development manager explained that a construction management plan could be included in the conditions if it formed part of the committee's decision making.


The proxy ward member was given the opportunity to close the debate.


A motion that the application be approved in accordance with the case officer’s recommendation and with the inclusion of a condition for a construction management plan was proposed by Councillor Polly Andrews and seconded by Councillor John Hardwick. The motion was put to the vote and was carried unanimously.




That planning permission be granted subject to the following conditions, the inclusion of a condition for a construction management plan and any further conditions (amendments) considered necesaary by officers named in the scheme of delegation to officers:




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.



The development shall be carried out strictly in accordance with the approved plans (JW1076-102 C) except where otherwise stipulated by conditions attached to this permission.


Reason. To ensure adherence to the approved plans in the interests of a satisfactory form of development and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.



Prior to the first occupation, of the extension hereby permitted, and at all times thereafter, the windows indicated as obscured  on the approved plans shall be glazed with obscure glass only and shall be non-opening. The obscured glazing shall be retained in perpetuity.


Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

























No development shall commence, including site clearance and ground works, until a landscape scheme and external materials palette, is submitted and approved in writing by the local planning authority.  The scheme shall include a scaled plan identifying:


A.    All proposed planting, accompanied by a written specification setting out; species, size, quantity, density with cultivation details.

B.    All existing and proposed hardstanding and boundary treatment.

C.    All external materials are fully specified.


Reason: To safeguard and enhance the character and amenity of the area in order to conform with policies SS6, LD1 and LD3 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework.


All planting, seeding or turf laying in the approved landscaping scheme shall be carried out in the first planting season following the occupation of the building or the completion of the development, whichever is the sooner.


Any trees or plants which die, are removed or become severely damaged or diseased within 5 years of planting will be replaced in accordance with the approved plans.


Reason: To ensure implementation of the landscape scheme approved by local planning authority in order to conform with policies SS6, LD1 and LD3 of the Herefordshire Local Plan - Core Strategy and the National Planning Policy Framework


Prior to first occupation of the extension hereby approved, evidence of the suitably placed installation within the site boundary of at least two bird nesting boxes for a site appropriate range of bird species shall be maintained hereafter as approved unless otherwise agreed in writing by the local planning authority.


Reasons: To ensure Biodiversity Net Gain and species and habitats enhancement having regard to the Wildlife and Countryside Act 1981, Conservation of Habitats and Species Regulations (2017), National Planning Policy Framework, NERC Act (2006), Herefordshire Local Plan - Core Strategy policies LD1, LD2 and LD3.





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.



The Authority would advise the applicant (and their contractors) that they have a legal Duty of Care as regards wildlife protection. The majority of UK wildlife is subject to some level of legal protection through the Wildlife & Countryside Act (1981 as amended) and the Habitats and Species Regulations (2019 as amended), with enhanced protection for special “Higher Status Protected Species” such as all Bat species, Great Crested Newts, Otters, Dormice, Crayfish and reptile species that are present and widespread across the County. All nesting birds are legally protected from disturbance at any time of the year. Care should be taken to plan work and at all times of the year undertake the necessary precautionary checks and develop relevant

working methods prior to work commencing. If in any doubt it advised that advice from a local professional ecology consultant is obtained.


If any protected species or other wildlife is found or disturbed during works then all works should stop and the site made safe until professional ecology advice and any required ‘licences’ have been obtained. Any additional lighting should fully respect locally dark landscapes and associated public amenity and nature conservation interests.




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