Agenda item

Proposal:	Demolition of existing house; erection of replacement 5 bedroom house; re-organising landscape to provide formal route to new house via existing access from road.
Location:	Oakfield Stables also known as Herron Lodge, New Road, Mortimer, Reading RG7 3AP
Applicant:	Mr G Cox
Recommendation:	The Head of Planning and Countryside be authorised to APPROVE Planning Permission subject to conditions.

 

The Committee considered a report (Agenda Item 4(3)) concerning Planning Application 10/00817/FUL in respect of the demolition of an existing house; erection of replacement 5 bedroom house; and re-organising landscape to provide formal route to the new house via existing access from the road.

Councillor Keith Lock, speaking as Ward Member, made the following points:

·                    He called this application to the Committee due to concerns regarding the proposed design. 

·                    There were also concerns regarding whether the second floor had been included in the increased volume stated in the report. 

·                    There was nothing in the application for stables or a garage and these could be applied for at a later stage, potentially increasing the overall size still further.

·                    However, he would be willing to accept Officers Recommendation to approve if a permitted development restriction could be conditioned for the remainder of the site.

David Pearson advised that this would be a reasonable addition, if it was considered to be a concern.  Further development, i.e. a garage and any roof modifications, would therefore require planning permission. 

Support was given to the application as it was felt to be a refreshing and innovative design. 

Councillor Keith Lock then proposed to accept Officers Recommendation and this was seconded by Councillor Graham Pask.

Concerns were raised regarding the overall size and bulk of the proposed dwelling and it was felt that the inclusion of a garage could have changed Members’ views on this application. 

It was queried whether a garage would be required to be in proportion to the new house.  David Pearson advised that the current proposed increase was well within policy and the site was not in an Area of Outstanding Natural Beauty (AONB).  There was therefore scope for outbuildings, which would be considered on their own merits if and when necessary. 

RESOLVED that the Head of Planning and Countryside be authorised to grant planning permission subject to the following conditions:

Conditions

Time limit

 

1.         The development shall be started within three years from the date of this permission and implemented strictly in accordance with the approved plans.

 

Reason:  To enable the Local Planning Authority to review the desirability of the development against Policy OVS2 of the West Berkshire District Local Plan 1991 - 2006 Saved Policies 2007 should it not be started within a reasonable time.

 

Approved Plans

 

2.         The development hereby approved shall be carried out strictly in accordance with drawing title numbers 5449/PL07A, 5449/PL06A, 5449/PL09C and 5449/PL10B received on 26^th July 2010, drawing title number 5449/PL03 Rev A received on 7^th June 2010 unless otherwise agreed in writing by the Local Planning Authority on an application made for that purpose.

 

Reason: To ensure that the development is carried out in accordance with the submitted details assessed against National, Regional and Local Planning Policy.

 

Samples of materials

 

3.         No development shall commence until samples of the materials to be used in the proposed development have been submitted to and approved in writing by the Local Planning Authority.  This condition shall apply irrespective of any indications as to the details that may have been submitted with the application, and shall include the submission of samples of any external finishes including bricks and stone, tiles and any other roof finishes to be used.  Thereafter the materials used in the development shall be in accordance with the approved samples.

 

Reason:  In the interests of visual amenity in accordance with Policy OVS2 of the West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007.

 

Arboricultural Watching Brief

 

4.         No development, site works or demolition shall commence until the applicant has secured the implementation of an arboricultural watching brief in accordance with a written scheme of site monitoring, which has been submitted to and approved in writing by the Local Planning Authority, to supervise the recommendation provided in the tree report produced by Challice Consulting Ltd (ref: CC/581 AR919 dated 2^nd June 2010) received on 3^rd June 2010.

 

Reason: To ensure the protection of trees identified for retention at the site in accordance with the objectives of West Berkshire District Local Plan 1991 - 2006 Policy OVS 2.

 

Tree protection

 

5.         No development shall commence (including any preparatory works) until the protective fencing detailed in drawing title numbers TPP-CC/581 AR919 received on 3^rd June 2010 and as identified in the tree report CC/581 AR919 dated 2^nd June 2010 has been erected.  At least 2 working days notice shall be given to the Local Planning Authority that it has been erected.  It shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities, storage of materials or machinery, parking of vehicles or fires whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority.

 

Note: The protective fencing should be as specified at Chapter 9 and detailed in figure 2 of B.S.5837:2005.

 

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Policy OVS2 of West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007.

 

Landscaping

 

6.         No development or other operations shall commence on site until a detailed scheme of landscaping for the site has been submitted to and approved in writing by the Local Planning Authority. The details shall include schedules of plants noting species, plant sizes and proposed numbers/densities, an implementation programme and details of written specifications including cultivation and other operations involving tree, shrub and grass establishment.  The scheme shall ensure;

 

a)         Completion of the approved landscape scheme within the first planting season following completion of development.

           

b)         Any trees shrubs or plants that die or become seriously damaged within five years of this development shall be replaced in the following year by plants of the same size and species.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping in accordance with the objectives of Policies OVS2 and OVS 3 of the West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007.

 

Fencing and enclosures

 

7.         No development or other operations shall commence on site until a scheme of fencing and other means of enclosure to be erected on the site is submitted to and approved in writing by the Local Planning Authority and no buildings shall be occupied before the fencing and other means of enclosure have been erected to the satisfaction of the Local Planning Authority.

 

Reason:  The fencing and other means of enclosure are essential elements in the detailed design of this development and the application is not accompanied by sufficient details to enable the Local Planning Authority to give proper consideration to these matters in accordance with Policy OVS2 of the West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007.

 

Hard surfacing

 

8.         No development shall commence on site until a scheme for the means of treatment of the hard surfaced areas of the site is submitted to and approved in writing by the Local Planning Authority.  No building shall be occupied before the hard surfaced areas have been constructed in accordance with the approved scheme.

 

Reason:  In the interests of visual amenity, in accordance with Policy OVS.2 of the West Berkshire District Local Plan 1991 - 2006 Saved Policies 2007.

 

Parking

 

9.         No development shall commence on site until the vehicle parking and turning space has been provided in accordance with drawing title number 5449/PL03 Rev A received on 7^th June 2010. The parking and turning space shall thereafter be kept available for parking (of private motor cars and/or light goods vehicles) at all times.

 

Reason: To ensure the development is provided with adequate parking facilities in order to reduce the likelihood of roadside parking which would be a danger to other road users in accordance with Policy TRANS 1 of the West Berkshire District Local Plan 1991-2006 Saved Policies 2007.

 

Demolition of existing outbuildings

 

10.       No development of the dwelling hereby approved shall commence until the shed, greenhouse and store, shown on drawing title number 5449/PL03 Rev A received on 7^th June 2010, have been demolished.

 

Reason: To prevent the over-development of the site and harm to the character of the area in accordance with Policy OVS2 of the West Berkshire District Local Plan 1991 - 2006 Saved Policies 2007.

 

No additions or extensions

 

11.      Irrespective of the provisions of the current Town and Country Planning (General Permitted Development) Order 1995 (or any subsequent revision), no additions or extensions to the dwelling shall be built or ancillary buildings or structures erected within the curtilage, unless permission in writing has been granted by the Local Planning Authority on an application made for the purpose.

 

Reason: To prevent the over-development of the site and to safeguard the amenities of neighbouring properties in accordance with Policy OVS2 of the West Berkshire District Local Plan 1991 - 2006 Saved Policies 2007.

 

           Demolition of existing dwelling  

 

12.      The existing dwelling shall be demolished within three months of the first occupation of the replacement dwelling hereby approved.

 

           Reason: In the interests of visual amenity, in accordance with Policy OVS2 of the West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007. 

 

           Waste Management           

 

13.      No development shall commence until full details of the disposal of rubble and waste materials from the demolition of the existing dwelling have been submitted to and approved in writing by the Local Planning Authority.  The waste and rubble shall be disposed of in accordance with the approved details.

 

           Reason: To ensure appropriate disposal of waste and rubble in accordance with Policy OVS5 of the West Berkshire District Local Plan 1991 – 2006 Saved Policies 2007.  

 

Informatives

 

1.         The attention of the applicant is drawn to the Highways Act 1980, which enables the Highway Authority to recover expenses due to extraordinary traffic.

 

2.         The attention of the applicant is drawn to the Berkshire Act, 1986, Part II, Clause 9, which enables the Highway Authority to recover the costs of repairing damage to the footway, cycleway or grass verge, arising during building operations.

 

3.         The decision to grant planning permission has been taken because the development is in accordance with the development plan and would have no significant impact on the character and appearance of the area or the residential amenities of the occupants of the adjacent dwellings. This informative is only intended as a summary of the reason for the grant of planning permission. For further details on the decision please see the application report which is available from the Planning Service or the Council website.

 

4.         All bats are protected by the Wildlife and Countryside Act 1981 (WCA) and the Conservation (Natural Habitat, &c.) Regulations 1994.  Should you find bats during development, all work must stop until advice has been sought from Natural England.  Their local contact number is 0118 9581222.