Agenda item

Proposal:	Demolition of existing barn and replace with new 4-bed dwelling with 2 cart sheds, alterations to existing access detail on land adjacent to Saffron House.
Location:	Saffron House, Stanford Dingley, Berkshire.
Applicant:	Day Tanner Limited
Recommendation:	The Head of Development and Planning be authorise to approve planning permission.

 

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 18/03400/FULD in respect of the proposed demolition of existing barn and its replacement with a new four bedroom dwelling with two cart sheds, and alterations to existing access detail on land adjacent to Saffron House, Stanford Dingley.

In accordance with the Council’s Constitution, Mr Shaun Tanner/Mr Daniel Kellett, applicant/agent, addressed the Committee on this application.

Applicant/Agent Representation

Mr Kellett in addressing the Committee raised the following points:

·                    The principle of development had been established. This application sought approval of a variation to the extant planning consent for application 17/01051/FULD.

·                    These variations, if approved, would achieve improved visibility and sight lines in comparison to the extant scheme, improved access and it would simplify the look of the barn conversion to a more traditional appearance. Mr Kellett highlighted that smaller windows were proposed for the elevation facing the road. The increased ridge height would enhance the first floor space.

·                    No objections had been received from statutory consultees. It was supported by the Case Officer and Conservation Officer. The professional opinion was that the proposal was acceptable.

·                    The overall footprint of the building would only increase by 2% in comparison to the existing permission. The length and width would in fact reduce.

Member Questions to the Applicant/Agent

Councillor Keith Woodhams queried whether it would be possible to salvage any of the original fabric of the barn, a point questioned in the update report. Mr Tanner considered this to be highly unlikely as the existing barn and its materials were in a poor condition.

Ward Member Representation

Councillor Graham Pask, speaking as Ward Member, raised the following points on behalf of Stanford Dingley Parish Council:

·                    This was a very sensitive site which was located on the main route through the village. It was the only remaining building with a connection to the tannery.

·                    The need for development had however been accepted, but the Parish was supportive of the extant permission as it would be a more sensitive design than the proposal.

·                    The Parish Council had the following particular concerns, which had been raised at the site visit:

·                    A Heritage Impact Assessment had not been provided which was a requirement of the National Planning Policy Framework (NPPF) The Local Authority was aware of the historical significance of the location within the conservation area. Paragraphs 189 and 190 of the NPPF placed a requirement on local planning authorities to protect such assets and request the completion of a Heritage Impact Assessment. A heritage asset should be conserved and where possible enhanced. The proposal also needed to accord with Policy CS19 of the Core Strategy. The Parish Council did not feel that enough had been done to adhere to policy requirements and greater weight should have been given to this in the Planning Officer’s report. The Parish Council view was that the application could not be determined until the Heritage Impact Assessment had been completed and submitted.

·                    The massing and height of the proposal. The proposed dwelling was 24% higher than either the existing barn or the extant scheme. This application, if approved, would result in a bulky appearance, particularly when approached from Chapel Row. This would be out of keeping with other dwellings in the village and conservation area. This was a particularly important consideration in a conservation area. Light spillage was a concern when considering the fenestrations.

Member Questions to Ward Member

There were no questions raised by Members.

Member Questions to Officers

Councillor Alan Law referred to the site visit where a discrepancy had been highlighted in relation to the height of the proposed dwelling. In response, Bob Dray, Development Control Team Leader, explained that measurements used by Officers were taken from the submitted plans. A condition of approval was for finished floor levels to be submitted and approved by the Local Planning Authority. In conclusion, Officers were comfortable on this point.

Councillor Alan Macro queried the absence of the Heritage Impact Assessment. Mr Dray made reference to paragraphs 189 and 190 of the NPPF which stated the need, at minimum, to consult the relevant historic environment record and assess heritage assets using appropriate expertise where necessary. This action was described in the update report and the Council’s Archaeologist had advised that there was no further information on the Historic Environment Record about the barn or Saffron House. The suggested link to a tannery was considered feasible but could not be confirmed.

In conclusion on this point, Mr Dray advised that while a single document entitled a Heritage Impact Assessment had not been submitted, Officers were of the view that sufficient heritage information was available to determine the application. The Conservation Officer found the proposal acceptable.

Mr Dray reminded Members that the existing building could be demolished in accordance with the extant permission.

In response to questions of clarity from Councillor Andy Williamson, Mr Dray confirmed that the requirement for a Heritage Impact Assessment was a policy but not a legal requirement. As such, the requirement could be deviated from if there were grounds on which to do so. Mr Dray also clarified that considerations should be restricted to the changes proposed from the extant scheme, i.e. height and the impact of these changes.

Mr Dray further confirmed, in response to a query from Councillor Law, that the fact that the extant permission was granted under the Council’s previous countryside policies, which had since been changed, was not a material point for this application.

Debate

Councillor Pask reiterated the point that there was no argument in relation to the principle of development as the extant permission was in place. However, the site was located in a conservation area and this status was not granted lightly. Members needed to consider the impact of this proposal in comparison to the extant permission. The Parish Council felt that the height and bulk of the proposed dwelling was a material change in what was a prominent and sensitive location in Stanford Dingley. It was noted that the existing building was deteriorating but the Parish had questioned whether the proposal was in keeping with the local area. The glazing proposed to the front of the dwelling was of particular concern.

Councillor Williamson queried how the height of the proposed dwelling compared with the height of adjacent dwellings as those adjacent appeared to be higher in the diagrams. Mr Dray confirmed that to be accurate.

Councillor Geoff Mayes proposed acceptance of Officers’ recommendation to approve planning permission. This was seconded by Councillor Williamson.

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

Conditions

1.         The development shall be started within three years from the date of this permission.

Reason: To enable the Local Planning Authority to review the desirability of the development and to comply with Section 91 of the Town and Country Planning Act (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004) should it not be started within a reasonable time.

2.         The development hereby permitted shall be carried out in accordance with the documents and plans listed below:

•           Proposed Floor Plans 1 of 2, reference 3544/212 revision D, received on 12 March 2019

•           Proposed Floor Plan 2 of 2, reference 3544/213 revision C, received on 12 March 2019

•           Block and Location Plan, reference 3544/210 revision B, received on 12 March 2019

•           Proposed Cart Shed B Elevations, reference 3544/216 revision C, received on 12 March 2019

•           Proposed Cart Shed A Elevations, reference 3544/215 revision D, received on 12 March 2019

•           Proposed Site Plan, reference 3544/211 revision E, received on 12 March 2019

•           Proposed Elevations, reference 3544/214 revision A, received on 06 June 2019

•           Report of the Structural Condition of Saffron House barn by Birds Associates reference 7136, received on 29 April 2019

•           Bat Roost Assessment of Barn and Garage at Saffron House Stanford Dingley by GS Ecology dated 12 April 2019 received on 23 April 2019

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

3.         No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority.  The statement shall provide for:

(a)       The parking of vehicles of site operatives and visitors;

(b)       Loading and unloading of plant and materials;

(c)        Storage of plant and materials used in constructing the development;

(d)       The erection and maintenance of security hoarding including decorative displays and facilities for public viewing;

(e)       Wheel washing facilities;

(f)        Measures to control the emission of dust and dirt during construction;

(g)       A scheme for recycling/disposing of waste resulting from demolition and construction works;

Thereafter the demolition and construction works shall incorporate and be undertaken in accordance with the approved statement.

Reason: To safeguard the amenity of adjoining land uses and occupiers, and in the interests of highway safety.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policy CS14 of the West Berkshire Core Strategy (2006-2026), Policies OVS5 and OVS6 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

4.         No development shall take place until details of the cycle parking and storage space have been submitted to and approved in writing by the Local Planning Authority.  The dwelling shall not be occupied until the cycle parking and storage space has been provided in accordance with the approved details and retained for this purpose at all times.

Reason: To promote cycling by providing convenient and safe bicycle storage.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocations DPD 2006-2026, Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007), and Supplementary Planning Document Quality Design (June 2006).

5.         No development shall take place until full details of how all spoil arising from the development and how any materials arising from the demolition of the existing barn will be used and/or disposed of have been submitted to and approved in writing by the Local Planning Authority.  These details shall:

(a)       Show where any spoil to remain on the site will be deposited;

(b)       Show the resultant ground levels for spoil deposited on the site (compared to existing ground levels);

(c)        Include measures to remove all spoil (not to be deposited) from the site;

(d)       Include measures to remove any materials arising from the demolition of the existing barn from the site;

(e)       Include timescales for the depositing/removal of spoil and removal of any materials arising from the demolition of the existing barn.

All spoil arising from the development shall be used and/or disposed of in accordance with the approved details.

Reason: To ensure appropriate disposal of spoil from the development and any materials arising from demolition, and to ensure that ground levels are not raised in order to protect the character and amenity of the area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies ADPP5 and CS19 of the West Berkshire Core Strategy (2006-2026), Supplementary Planning Document Quality Design (June 2006) and the Stanford Dingley Parish Design Statement 2010.

6.         No development shall take place until samples, and an accompanying schedule, of the materials to be used in the construction of the external surfaces of the dwelling, cart sheds and hard surfaced areas hereby permitted and a full landscape plan, have been submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall be carried out in accordance with the approved materials.

Reason: To ensure that the external materials are visually attractive and respond to local character. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Policy C3 of the Housing Site Allocation DPD (2017), Supplementary Planning Document Quality Design (June 2006) and Stanford Dingley Parish Design Statement 2010.

7.         No development shall take place until details of the finished floor levels of the dwelling and cart sheds hereby permitted in relation to existing and proposed ground levels have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved levels.

Reason: To ensure a satisfactory relationship between the development hereby approved and the surrounding area in accordance with National Planning Policy Framework (February 2019), Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Policy C3 of the Housing Site Allocation DPD (2017), Supplementary Planning Document Quality Design (June 2006).

8.         No development shall take place until details, to include a plan, indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed in accordance with the approved scheme before the buildings hereby permitted are occupied.

Reason: The boundary treatment is an essential element 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. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Policy C3 of the Housing Site Allocation DPD (2017), Supplementary Planning Document Quality Design (June 2006) and the Stanford Dingley Parish Design Statement for 2010.

9.         No development shall take place until details of sustainable drainage measures to manage surface water within the site have been submitted to and approved in writing by the Local Planning Authority.

These details shall:

a)         Incorporate the implementation of Sustainable Drainage methods (SuDS) in accordance with the Non-Statutory Technical Standards for SuDS (March 2015), the SuDS Manual C753 (2015) and West Berkshire Council local standards, particularly the WBC SuDS Supplementary Planning Document December 2018;

b)         Include and be informed by a ground investigation survey which establishes the soil characteristics, infiltration rate and groundwater levels;

c)         Include construction drawings, cross-sections and specifications of all proposed SuDS measures within the site;

d)         Include run-off calculations, discharge rates, infiltration and storage capacity calculations for the proposed SuDS measures based on a 1 in 100 year storm +40% for climate change;

e)         Include pre-treatment methods to prevent any pollution or silt entering SuDS features or causing any contamination to the soil or groundwater;

f)          Include details of how the SuDS measures will be maintained and managed after completion, including for access arrangements.  These details shall be provided as part of a handover pack for subsequent purchasers and owners of the property/premises;

Reason: To ensure that surface water will be managed in a sustainable manner; to prevent the increased risk of flooding; to improve and protect water quality, habitat and amenity and ensure future maintenance of the surface water drainage system can be, and is carried out in an appropriate and efficient manner.  This condition is applied in accordance with the National Planning Policy Framework, Policy CS16 of the West Berkshire Core Strategy (2006-2026), and Part 4 of Supplementary Planning Document Quality Design (June 2006).  A pre-condition is necessary because insufficient detailed information accompanies the application; sustainable drainage measures may require work to be undertaken throughout the construction phase and so it is necessary to approve these details before any development takes place.

10.       The dwelling shall not be occupied until the vehicle parking and/or turning space have been surfaced, marked out and provided in accordance with the approved plans.  The parking and/or 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 that would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policy CS13 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocations DPD 2006-2026, and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

11.       The dwelling hereby approved shall not be occupied until the visibility splays at the site accesses have been provided in accordance with drawing number 3544/211 received on February 18th 2019. The land within these visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres above the carriageway level.

Reason: In the interests of road safety.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

12.       No demolition or construction works shall take place outside the following hours:

7:30am to 6:00pm Mondays to Fridays;

8:30am to 1:00pm Saturdays;

or at any time on Sundays or Bank Holidays.

Reason: To safeguard the amenities of adjoining land uses and occupiers.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), and Policy CS14 of the West Berkshire Core Strategy (2006-2026), and Policies OVS5 and OVS6 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

13.       Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), no windows/dormer windows/roof lights (other than those expressly authorised by this permission) which would otherwise be permitted by Schedule 2, Part 1, Classes A, B or C of that Order shall be constructed  on the north, south, west, and east elevations of the dwelling, without planning permission being granted by the Local Planning Authority in respect of an application made for that purpose.

Reason: In the interests of respecting the character and appearance of the surrounding AONB area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

14.       Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), no extensions, alterations, outbuildings or other development which would otherwise be permitted by Schedule 2, Part 1, Classes A, B, C, D, E and F of that Order shall be constructed, without planning permission being granted by the Local Planning Authority in respect of an application made for that purpose.

Reason: To prevent the overdevelopment or inappropriate development of the site and in the interests of respecting the character and appearance of the surrounding AONB area. This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026) and Supplementary Planning Document Quality Design (June 2006).

15.       The development hereby approved shall not proceed except in accordance with the ecological mitigation measures detailed within the Bat Roost Assessment of Barn and Garage at Saffron House Stanford Dingle by GS Ecology dated 12 April 2019 received on 23 April 2019 unless otherwise agreed in writing by the Local Planning Authority.

Reason: To provide ecological protection and enhancement in accordance with the Conservation Regulations 2010, Wildlife & Countryside Act 1981, NPPF, NERC Act 2006 and Policy CS 17 of the West Berkshire Core Strategy (2006 – 2026).

16.       The dwelling hereby approved shall not be occupied until an electric vehicle charging point has been provided in accordance with the approved drawings, the area of the site designated for the parking and charging of electric vehicles on the approved plan shall thereafter be kept available for this use all times.

Reason: To promote the use of electric vehicle.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocation DPD and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

17.       Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that order), Cart Shed A and Cart Shed B as labelled on the approved plans shall not be used for any purpose other than as car parking accommodation, nor shall any door, wall or other means of enclosure or stopping up of the entrances to the cart sheds be undertaken, unless permission has been granted in respect of a planning application.

Reason: To ensure that the cart sheds (car ports) are kept available for vehicle parking in the interest of road safety and in order to comply with policy P1 of the Housing Site Allocations DPD.  This condition is imposed in accordance with the National Planning Policy Framework (February 2019), Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).