Agenda item

Planning Application 15/05750/FUL - Long Street Farm. Long Street, High Ham.

Meeting of Area North Committee, Wednesday 23rd March 2016 2.00 pm (Item 184.)

Minutes:

(Having earlier declared a DPI, Councillor Shane Pledger left the meeting prior to the presentation and consideration of the application. Councillor Clare Aparicio Paul took the role of Chairman).

Proposal: Proposed conversion of outbuilding into 2 no dwellings with associated infill extensions, and the erection of a single storey detached car port.

The Planning Officer presented his report to the Committee with a power point presentation of plans and photographs of the site. He advised that the applicant was the Chairman which was the reason for referring it to Committee.

The Committee were then addressed by Mr F Della Valle, Agent for the applicant. He said the proposal was supported by the Parish Council and other local consultees and the proposed materials would all be natural stone and timber. The concern expressed by a neighbour at a raised roofline would be 3m from his property and he was generally supportive of the application. The site was well designed and would be well screened.

Following clarification of the parking areas, it was agreed that the application was a sensible reuse of farm buildings and it was proposed that planning permission be granted subject to an appropriate S106 obligation. On being put to the vote, this was carried (voting: unanimous in favour).

RESOLVED:

That planning application 15/05750/FUL be APPROVED, as per the officer recommendation, 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:-

1) Secure a contribution of £40 per square metre of gross internal floor space towards the provision of affordable housing in the district, in accordance with the requirements of Local Plan policy HG4.

b) The following conditions:

Justification:

01. The proposed development, by reason of its size, scale and materials, is considered acceptable, has no detrimental impact on the character and appearance of the traditional elements of the former agricultural buildings, respects the character of the area and causes no demonstrable harm to residential amenity, ecology or highway safety, in accordance with the aims and objectives of policies SD1, SS2, TA5, TA6, EQ2 and EQ4 of the South Somerset Local Plan 2006-2028 and the provisions of chapters 4, 6, 7, 11 and the core planning principles of the National Planning Policy Framework.

Subject to 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: 'F1274-001D', 'F1274-100B', 'F1274-101B', 'F1274-102a', 'F1274-103a' and 'F1274-104A'.

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

03. No development hereby approved shall be carried out until particulars of following have been submitted to and approved in writing by the Local Planning Authority;

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

b) details of all hardstanding and boundary treatments;

c) sample panels of any new stonework (including boundary walls) shall be provided on site for inspection;

d) details of the design, materials, external finish and recessing for (including the provision of samples where appropriate) to be used for all new doors, windows (including roof lights), boarding and openings. Unless otherwise agreed in writing, the roof lights shall be top hung and flush with the roof covering;

e) details of any new guttering, down pipes, other rainwater goods, and external plumbing;

f) details of the design, materials and finish of the any new entrance gates.

Once approved such 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 policy EQ2 of the South Somerset Local Plan (2006-2028) and the provisions of chapters 7 and 11 of the National Planning Policy Framework.

04. The development hereby permitted shall not be commenced until 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.

05. No works shall be commenced in respect to the central barn, referred to as 'Little Barn' on submitted 'Reference Plan and Site Sections CC' drawing no. 'F1274-002', until a bat survey report has been submitted to and approved in writing by the Local Planning Authority. The survey(s) shall be undertaken by an appropriately qualified person (preferably a licenced bat consultant), in accordance with current best practice, and shall ascertain to a reasonable degree of certainty the likelihood of presence and impact to bats.

In the event of the above survey(s) concluding any potential impact to bats, full details of a mitigation plan containing measures for the avoidance of harm, mitigation and compensation, shall also be submitted to and approved in writing by the Local Planning Authority. The approved mitigation plan shall be implemented in complete accordance with its contents, unless otherwise agreed in writing by the local planning authority.

Reason: To protect legally protected species of recognised nature conservation importance in accordance with Policy EQ4 of the South Somerset Local Plan 2006-2008 and to ensure compliance with the Wildlife and Countryside Act 1981 and the Habitats Regulations 2010.

06. Details of foul and surface water drainage to serve the development, including details to prevent the discharge of surface water onto the highway, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage details shall be completed and become fully operational before the dwellings hereby approved are first occupied. Following its installation such approved scheme shall be permanently retained and maintained thereafter.

Reason: To ensure that the site is adequately drained, in the interests of residential amenity and highway safety, in accordance with policies TA5, EQ1 and EQ2 of the South Somerset Local Plan and the provisions of chapters 4, 10 and the core planning principles of the National Planning Policy Framework.

07. The proposed access over the first 6.0m of its length, as measured from the edge of the adjoining carriageway, shall be properly consolidated and surfaced in accordance with details of which shall be submitted to and approved in writing by the Local Planning Authority. Such approved details shall be carried out prior to the occupation of the dwelling hereby approved and thereafter be maintained at all times.

Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.

08. There shall be no obstruction to visibility greater than 900mm above adjoining road level in advance of lines drawn 2.4m back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 43.0m both sides of the access. Such visibility shall be fully provided before the development hereby permitted is first brought into use 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 (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.

09. The areas allocated for parking on the approved plans shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

Reason: In the interests of highway safety, in accordance with policies TA5 and TA6 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.

10. The gradient of the proposed access shall not be steeper than 1 in 10. Once constructed the access shall thereafter be maintained in that condition at all times.

Reason: In the interests of highway safety, in accordance with policy TA5 of the South Somerset Local Plan (2006-2028) and the provisions of chapter 4 of the National Planning Policy Framework.

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) 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.

12. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), there shall be no extensions to the building and no buildings or other structures including walls, fences and ponds to be built within the curtilage of the dwellings, other than those permitted in relation to this consent, without the prior express grant of planning permission.

(Voting: unanimous in favour)

Supporting documents: