Agenda item

Proposal: Application to vary condition 2 (approved plans) of approval 16/02758/FUL (minor elevational changes to both dwelling and garage)

The Development Management Specialist introduced the report which were redundant farm buildings that already had consent for conversion to a dwelling.  He outlined the minor proposed amendments to link the house to the garage.  He advised that the application was before Members as the applicant was a senior member of staff within the Council and he proposed that the application be approved.

Councillor Neil Bloomfield proposed that the application be approved and this was seconded by Councillor Dean Ruddle and unanimously agreed by Members.

01.       The proposal represents the sustainable re-use of a disused rural building that would enhance the immediate setting and contribute towards the supply of housing. By reason of its design, layout and materials, the proposal respects the character and appearance of the setting and causes no demonstrable harm to residential amenity, or highway safety. In these respects, the proposal accords with the aims and objectives of the NPPF and Policies EQ2, TA5 and TA6 of the South Somerset Local Plan.

SUBJECT TO THE FOLLOWING:

01.       The development hereby permitted shall be begun before the expiration of three years from the date of the original permission (16/02758/FUL).

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans: the drawings ref. 1901/PL/ numbers 050, 051, 052, 100, 300 and 301

            Reason: For the avoidance of doubt and in the interests of proper planning.

03.       The development hereby approved shall be carried out in accordance with the details approved submitted with your email of 19/03/2019, in relation to conditions 3(i), 3(ii), 3(iii), 3 (iv) and 3 (v) of decision letter dated 26 August 2016 , ref. 16/02758/FUL. Such approved details shall be fully implemented and thereafter shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: In the interests of visual amenity in accordance with policies EQ2 of the South Somerset Local Plan (2006-2028) and the aims and objectives of the National Planning Policy Framework.

04.       There shall be no obstruction to visibility greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 43.0 metres either side of the access. Such visibility shall be fully provided before the dwellinghouse hereby permitted is first occupied and shall thereafter be maintained at all times.

            Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan and the aims and objectives of the National Planning Policy Framework.

05.       The areas allocated for parking and turning, including the parking spaces within the approved garage building, shall be kept clear of obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted.

            Reason: In the interests of highway safety, and to accord with Policy TA6 of the South Somerset Local Plan.

06.       Before occupation of the dwellinghouse hereby permitted, the proposed access over at least the first 6m of its length, as measured from the nearside edge of the adjoining carriageway, shall be properly consolidated and surfaced (not loose stone or gravel) in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority, and shall be permanently maintained as such at all times thereafter.

            Reason: In the interests of highway safety in accordance with the aims of Policy TA5 of the South Somerset Local Plan.

07.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), the areas of rebuilding shall be restricted to that defined on the approved plans referred to in Condition 2 and the Structural  Report by Brian Jones (Structural Engineers) Ltd., received on 24 June 2016 as part of application ref 16/02758/FUL, and shall not be enlarged without the prior express grant of planning permission.  In the event that completion strictly in accordance with such approved plans shall become impracticable for whatever reason, work shall thereupon cease and only be re-commenced if and when an express grant of planning permission shall have been obtained in regard to an amended scheme of works which renders completion of the scheme practicable.

            Reason: To clarify the scope of the permission and to prevent wholescale demolition and rebuild of the buildings, to accord with the aims of the NPPF.

08.       The development hereby permitted shall be carried out generally in accordance with the recommendations set out in the submitted Structural Report by Brian Jones (Structural Engineers) Ltd., received on 24 June 2016, ref 16/02758/FUL unless otherwise agreed in writing with the Local Planning Authority.

            Reason: To ensure the appropriate conversion of the building in the interests of visual amenity

and to accord with the aims of the NPPF and Policy EQ2 of the South Somerset Local Plan

09.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows, including dormer windows, or other openings (including doors) shall be formed in the buildings, or other external alteration made without the prior express grant of planning permission.

            Reason: In the interests of residential amenity and to safeguard the character and appearance of the setting to accord with the NPPF and Policy EQ2 of the South Somerset Local Plan.

10.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no garages or other outbuildings shall be erected other than those expressly authorised by this permission.

            Reason: To safeguard the character and appearance of the setting and to accord with the NPPF and Policy EQ2 of the South Somerset Local Plan.

11.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), there shall be no extensions to this building without the prior express grant of planning permission.

            Reason: To safeguard the character and appearance of the setting and to accord with the NPPF and Policy EQ2 of the South Somerset Local Plan.

12.       Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed before the development is first occupied and thereafter maintained at all times.

            Reason: In the interests of highway safety.

13.       The works shall be implemented in accordance with the details and timing of the bat mitigation and compensation measures, submitted as part of 16/02758/FUL; outlined in Section 4 ('Recommendations') of the report 'Bat Survey of Barn at Stapleton' (Crossman Associates, 19 November 2015), as modified to meet the requirements of any 'European Protected Species Mitigation Licence' issued by Natural England, unless otherwise approved in writing by the local planning authority.

            Reason: For the conservation and protection of species of biodiversity importance in accordance with NPPF and Policy EQ4 of the South Somerset Local Plan, and to ensure compliance with the Wildlife and Countryside Act 1981 and The Habitats Regulations 2010.

Informatives:

01.       Before this development can commence, a European Protected Species Mitigation Licence (under The Conservation of Habitats and Species Regulations 2010) will be required from Natural England.  You will need to liaise with your ecological consultant for advice and assistance on the application for this licence.  Natural England will normally only accept applications for such a licence after full planning permission has been granted and all relevant (protected species) conditions have been discharged.

(Voting: unanimous in favour)