Erection of bungalow.

Erection of bungalow.

 

The Senior Planning Officer reported the receipt of comments from Hereford City Council; the City Council considered that the proposal represented an overintensive form of development.  It was also reported that the Highways Engineer had recommended additional conditions.  The Senior Planning Officer corrected errors to paragraphs 6.2 and 6.3 of the report, relating to height and boundary distance respectively.

 

Councillor W.J. Walling, a Local Ward Member, commented on the planning history of the site and noted that land ownership matters and civil covenants were not material planning considerations.  Councillor Mrs. M.D. Lloyd-Hayes, also a Local Ward Member, noted that the Sub-Committee had to consider the application before them on its own merits and that the proposal was considered acceptable by officers.  The Legal Practice Manager explained the use and status of restrictive covenants.

 

In response to a question from Councillor Mrs. E.A. Taylor, the other Local Ward Member, the Senior Planning Officer advised that the Conservation Advisory Panel considered the proposal to be a ‘missed opportunity’ in that the quality of the architectural design could have gone further.  In response to another question, the Development Control Manager advised that a standard maintenance condition would protect the retained hedgerow for a period of five years and it might be unreasonable to require further restrictions given the residential context of the site.

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

1.       A01 (Time limit for commencement (full permission)).

 

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

 

2.       A06 (Development in accordance with approved plans).

 

          Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

 

3.       B01 (Samples of external materials).

 

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

 

4.       G09 (Retention of trees/hedgerows).

 

          Reason: To safeguard the amenity of the area.

 

5.       H03 (Visibility splays).

 

          Reason: In the interests of highway safety

 

6.       H05 (Access gates).

 

          Reason: In the interests of highway safety.

 

7.       H06 (Vehicular access construction).

 

          Reason: In the interests of highway safety.

 

8.       H09 (Driveway gradient).

 

          Reason: In the interests of highway safety.

 

9.       H03 (Visibility splays).

 

          Reason: In the interests of highway safety.

 

10.     H13 (Access, turning area and parking).

 

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

 

11.     E16 (Removal of permitted development rights).

 

          Reason: To enable the local planning authority to maintain control of any future developments within the curtilage in the interests of residential amenity and the character and appearance of the Conservation Area.

 

12.     E18 (No new windows in specified elevation).

 

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

 

13.     E19 (Obscure glazing to windows and non-opening).

 

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

 

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

 

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

 

15.     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.

 

16.     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.

 

Informatives:

 

1.       HN05 - Works within the highway.

 

2.       HN10 - No drainage to discharge to highway.

 

3.       The applicant is advised that a foul drainage pipe may cross the application site.

 

4.       N15 - Reason for the Grant of Planning Permission.

 

Or:

 

If the acceptability of the submission relating to the highways issues is not confirmed then the Officers named in the Scheme of Delegation to Officers be authorised to refuse the application on the grounds of highway safety.