Agenda item

RESOLVED:

That planning application 15/04390/FUL be APPROVED, contrary to the officer recommendation, for the following reason:

Justification:

The proposal represents the acceptable re-use of an existing building in the countryside which, by reason of its design, scale and massing, respects the established character and appearance of the local landscape and the immediate setting, and causes no demonstrable harm to residential amenity. The proposal makes a contribution to the Council's five-year land supply. In these respects, the proposal accords with the aims of the NPPF and Policies SD1 and EQ2 of the South Somerset Local Plan. Subject to:-

a)         The prior completion of a section 106 agreement (in a form acceptable to the Council's solicitor(s)) before the decision notice granting planning permission is issued to ensure that:-

1.      A contribution, payable on occupation of the dwelling, is made available to the Council towards the provision of affordable housing, in terms of the provisions of Policy HG4 of the South Somerset Local Plan.

and

b)         the following conditions:-

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

                        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. F1255 numbers 100B, 101B, and 102A.

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

03.       No development hereby permitted shall be commenced unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority:

a)    materials (including the provision of samples where appropriate) to be used for external walls and roofs;

b)    full design details and material and external finish to be used for all windows, all external doors, lintels, entrance gates, boarding and openings;

c)    details of all eaves and fascia board detailing, guttering, downpipes and other rainwater goods;

d)    details of the surface material for the parking and turning area;

e)    details of all boundary treatments; and

f)     details of the finished floor levels of the buildings.

                        Reason: To safeguard the character and appearance of the area and to accord with the NPPF and Policies EQ2 and EQ3 of the South Somerset Local Plan.

04.       No development hereby permitted shall be commenced unless there has been submitted to and approved in writing 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 the development, as well as details of any changes proposed in existing ground levels. All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five 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.

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

05.       Prior to implementation of this planning permission, site vegetative clearance, demolition of existing structures, ground-works, heavy machinery entering site or the on-site storage of materials, a tree protection plan and an arboricultural method statement relating to all retained trees on or adjoining the site, shall be drafted so as to conform with Paragraphs 5.5, 5.6, 6.1, 6.2 & 6.3 of British Standard 5837:2012 - Trees in relation to design, demolition and construction.  The Tree Protection Plan and the Arboricultural Method Statement details shall be submitted to and agreed in writing with the Council and it shall include the following details:

1. the locations and specification of protective fencing & construction exclusion zones clearly detailed upon the tree protection plan and;

2. details of special tree protection and engineering measures for any required installation of built structures, below-ground services and hard surfacing within the root protection areas of retained trees and;

3. a requirement for a pre-commencement site meeting to be held between the appointed building contractors and the Council's Tree Officer.

Upon approval by the Council, the measures specified within the agreed tree protection plan and arboricultural method statement shall be implemented in their entirety for the duration of the construction of the development, inclusive of landscaping measures. 

Reason: To preserve the health, structure and amenity value of existing trees in accordance with the objectives within Policy EQ2  of the South Somerset Local Plan, those statutory duties as defined within the Town & Country Planning Act, 1990 (as amended)1.00 and the Town & Country Planning (Tree Preservation) (England) Regulations 2012.

06.       The works shall be implemented in accordance with details and timing of the bat mitigation measures detailed in section 4 of the Bat Survey report (Crossman Associates, 25 June 15), as modified to meet the requirements of the '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.

07.       In the event that any signs of pollution such as poor plant growth, odour, staining of the soil, unusual colouration or soil conditions, or even actual remains from the past industrial use, are found in the soil at any time when carrying out the approved development it must be reported in writing within 14 days to the Local Planning Authority. The LPA will then consider if the findings have any impact upon the development and development must be halted on that part of the site and if the Local Planning Authority considers is necessary then an assessment of the site must be undertaken in accordance with BS10175. Where remediation is deemed necessary by the LPA a remediation scheme must be submitted to and approved in writing by the Local Planning Authority and then implemented in accordance with the submitted details.

                        Reason: In the interests of environmental health and to accord with Policy EQ7 of the South Somerset Local Plan.