PLANNING COMMITTEE
Date and Time:
11 February 2015 at 7pm
Place:
Council Chamber, Civic Offices
COUNCILLORS
Cockarill (Chairman)
Ambler (substitute for Radley JE), Bennison (substitute for Oliver), Billings, Clarke,
Gorys, Morris, Southern, Wheale, Woods
Officers:
Nick Steevens
Emma Whittaker
Gill Chapman
58
Head of Regulatory Services
Development Management Team Leader
Committee Services
MINUTES OF PREVIOUS MEETING
The Minutes of the meeting held on the 14 January 2015 were confirmed and signed
as a correct record.
59
APOLOGIES FOR ABSENCE
Apologies for absence had been received from Councillors Radley JE and Oliver.
Councillors Bennison and Ambler had been notified as substitutes respectively.
60
CHAIRMAN’S ANNOUNCEMENTS
None.
61
DECLARATIONS OF INTEREST
None.
62
DEVELOPMENT APPLICATIONS
The application set out in the accompanying schedule was considered and decisions
made as shown. The Addendum was circulated and the updated information
accepted.
The meeting closed at 7.12 pm
PL.122
HART DISTRICT COUNCIL
DEVELOPMENT APPLICATIONS
Decisions / Recommendations – 11 February 2015
Item No: 101 - 14/02157/FUL – Little Rye Farm House, Rye Common, Odiham,
Hook, RG29 1HU.
Demolition of existing buildings and erection of 4 bedroom dwelling.
This application had been deferred from the Planning Committee Meeting of the
10 December 2014 to seek amended plans in relation to the siting of the garage that was
proposed at the front of the plot.
A revised site plan had been amended removing the garage from the proposal. Three
parking spaces will be retained in the bay where the garage was previously proposed, with
additional space also available in front of the dwelling for parking.
The application does not accord with the Local Plan or approved policy of the Council. It
represents a DEPARTURE to the Local Plan because the site is located in the open
countryside outside of any defined settlement boundary. There are no policies in the Local
Plan that support this proposal and consequently it is contrary to Saved Policy RUR2.
The reasons why Planning Committee considers that the departure from the Local Plan is
acceptable are:
The Planning Committee concluded that the site is accessible to a good range of services and
facilities. Whilst a bus stop is located within walking distance of the site the bus service
appears to have been withdrawn since the Planning Committee; it is considered this does
not materially alter the accessibility of the site.
The Planning Committee considered that the proposal would tidy up the site by removing a
derelict barn.
Members did not consider that the site was ‘isolated’ as it was located within a small cluster
of dwellings albeit not within a defined settlement boundary.
The proposal had the added benefit of adding to Hart’s housing land supply position.
The Planning Committee’s conclusion was that this development represents sustainable
development as required in the NPPF.
The Planning Committee concluded that although a DEPARTURE to the Local Plan and
approved policy, there was no overall harm to the open countryside and that the proposal
complies with the requirements of the National Planning Policy Statement.
Members were content with the amended plans. They were concerned that permitted
development could allow future development of a garage, particularly from outbuildings.
After discussion it was agreed to that permitted development rights should be removed, in
order to ensure the need for permission if the applicants wished to build a garage in future.
PL.123
RESOLVED –
A.
The application be referred to Full Council with a recommendation that
the Head of Regulatory Services be authorised to GRANT permission
subject to the prior completion of an appropriate legal agreement to
secure appropriate SPA mitigation AND subject to the following
conditions:
1
The development hereby permitted shall be begun before the expiration of three
years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as
amended).
2
No development shall take place until details and samples of all external surfaces,
including bond and type/colour of mortar of the brickwork, have been submitted to
and approved in writing by the Local Planning Authority. The development shall only
be carried out in accordance with approved details.
Reason: To ensure that the external appearance of the building(s) is/are satisfactory
and to satisfy saved policy GEN1 of the Hart District Local Plan.
3
No development shall take place until full details of both hard and soft landscape have
been submitted to and approved in writing by the Local Planning Authority.
Hard details shall include, as appropriate, proposed finished levels and/or contours,
means of enclosure of unbuilt open areas, car parking layouts, other vehicle and
pedestrian access and circulation areas, hard surfacing materials and artefacts and
structures (e.g. furniture, refuse or other storage units, signage, lighting, external
services, manholes, etc.).
Soft landscape details shall include planting plans, written specifications (including
cultivation and other operations associated with plant establishment), schedules of
plants, noting species, planting sizes and proposed densities where appropriate.
Details shall further include a proposed timetable for planting and laying out of hard
surfaces and roads.
Reason: To ensure the provision of amenity afforded by appropriate landscaping and
to satisfy saved policy GEN1 of the Hart District Local Plan.
4
Hard and soft landscaping works shall be fully carried out in accordance with the
approved details, including the approved timetable, and to a reasonable standard in
accordance with the relevant provisions of appropriate British Standards or other
recognised codes of good practice. The Council shall be notified in writing of the
completion of the scheme or any agreed phase of such scheme.
Any trees or plants which, within a period of five years after approved completion,
are removed, die or become, in the opinion of the local planning authority, seriously
damaged or defective, shall be replaced as soon as is reasonably practicable with
others of similar species, size and number as originally approved, unless the Council
gives its written consent to any variation.
PL.124
Reason: To ensure the provision of amenity afforded by appropriate landscaping and
to satisfy saved policy GEN1 of the Hart District Local Plan.
5
No development shall take place, including any works of demolition, until a
Construction Method Statement has been submitted to, and approved in writing by,
the local planning authority. The approved Statement shall be adhered to throughout
the construction period. The Statement shall provide for:
i.
ii.
iii.
iv.
v.
vi.
vii.
6
the parking of vehicles of site operatives and visitors
loading and unloading of plant and materials
storage of plant and materials used in constructing the development
the erection and maintenance of security hoarding including decorative
displays and facilities for public viewing, where appropriate
wheel washing facilities
measures to control the emission of dust and dirt during construction
a scheme for recycling/disposing of waste resulting from demolition and
construction works
Before the first occupation of the building hereby permitted the first floor en-suite
window in the flank elevation shall be fitted with obscure glazing and shall be
permanently retained in that condition thereafter.
Reason: in the interests of residential amenities
7.
The development hereby approved shall at all times be completed in accordance with
the recommendations contained in the Green Earth Ecological Appraisal dated
August 2014.
Reason: in the interests of ecology in accordance with the objectives of Policy CON5
of the Hart District Local Plan (as saved).
8.
The development hereby approved shall be completed at all times in accordance with
the recommendations contained in the Tree Survey by Arboricultural and
Environmental Consultancy submitted with the application.
Reason: to ensure the protection of significant trees in accordance with the
objectives of Policy CON8 of the Hart District Local Plan (as saved).
9.
Notwithstanding the provisions of the Town and Country Planning General
Development Order 1995 (as amended) (or any Order revoking or re-enacting this
Order with or without modification) no building, enclosure, swimming pool or other
pool, as permitted by Class E of Part 1 of the Second Schedule of the Order, shall be
constructed.
Reason: To ensure the external character and appearance of the building is retained
and to satisfy saved policy GEN1 of the Hart District Local Plan.
PL.125
B.
In the event that the requirements as set out in Recommendation A
above are not progressed to the satisfaction of the Head of Regulatory
Services within 2 months of the date of Full Council, the application be
refused for the following reason.
The site is located within 5km of the Site of Special Scientific Interest (SSSI) which forms part
of the Thames Basin Heaths Special Protection Area (SPA). In the absence of any evidence
that the test of no alternatives under Regulation 62 of The Conservation of Habitats and
Species Regulations 2010 can be satisfied, or evidence that there are grounds of overriding
public interest, the proposed development, either alone or in combination with other plans
or projects, would be likely to have a significant adverse effect on the SPA. As such the
proposal is contrary to saved policies CON1 and CON2 in the Hart District Local Plan, and
policy NRM6 in the South East Plan.
INFORMATIVES
1
The Council works positively and proactively on development proposals to deliver
sustainable development in accordance with the NPPF. In this instance:


The applicant was advised of the necessary information needed to process the
application.
The applicant was advised of the issues relating to the siting of the garage and
has amended the plans to remove this.
2
Should any land contaminants or unexpected ground conditions be identified during
the development then please contact the Council's Environmental Health Team.
3
You may require Building Regulations Consent and we advise that you should contact
Building Control on 01252 774422.
NOTE :
Graham Johnson of Little Rye Farm House, Rye Common, Odiham, spoke for the application
PL.126