Agenda item

APPLICATION NO.

23/01508/FULLS

APPLICATION TYPE

FULL APPLICATION - SOUTH

REGISTERED

12.06.2023

APPLICANT

Mr N Ramiah

SITE

Woolley Green Farm, Dores Lane, Braishfield, SO51 0QJ,  BRAISHFIELD/AMPFIELD

PROPOSAL

Erect 2 self and custom build dwellings, convert coach house to annex and garage for plot 1, erect garage for plot 2, demolish all remaining barns and buildings, and the temporary siting of mobile home during the construction period only

AMENDMENTS

·  Amended ecological information submitted 30/06/2023

CASE OFFICER

Mark Staincliffe

1.

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

Reason:  To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:

1 Rev A

SL01

SL01 Mobile Home Location

Mobile Home Elevation & Section

Exist06

Exit07

L170/B01

P1.e1

P1.e2

P1.p1

P1.p2

P2.e1

P2.e2

P2.p

Gar.01

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

3.

No development shall take place above DPC level of the development hereby permitted until samples and details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1

4.

The development shall not be occupied until space has been laid out and provided for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times.

Reason: In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

5.

No development shall take place above DPC level of the development hereby permitted until full details of hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. Details shall include-where appropriate:  means of enclosure and car parking layouts. Soft landscape works shall include: planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities. The landscape works shall be carried out in accordance with the implementation programme and in accordance with the management plan.

Reason: To improve the appearance of the site and enhance the character of the development in the interest of visual amenity and contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2.

6.

No development shall take place above DPC level of the development hereby permitted until a schedule of landscape implementation and maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for the phasing of the implementation and ongoing maintenance during that period in accordance with appropriate British Standards or other recognised codes of practise.

Development shall be carried out in accordance with the approved schedule.

Reason: To ensure the provision, establishment and maintenance to a suitable standard of the approved landscape designs to create and maintain the appearance of the site and enhance the character of the development in the interest of visual amenity and to contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2.

7.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking or re-enacting that Order), no building, structure, walls or fences of any kind shall be erected without the prior written consent of the Local Planning Authority.

Reason: In order that the Local Planning Authority can exercise control in the locality in the interest of the local amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

8.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows [other than those expressly authorised by this permission] shall be constructed.

Reason: In order that the Local Planning Authority can exercise control in the locality in the interest of the local amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1, E2, LHW4

9.

Prior to the commencement of demolition and construction activity including site clearance or ground-works, a Construction Environment Management Plan (CEMP) shall be submitted to the Local Planning Authority for approval. The CEMP shall detail the significant risks posed to amenity from the emission of noise, dust and light and set out the mitigation measures to be employed to control such emissions and mitigate the effects of such emissions on sensitive land uses. Unless otherwise agreed by the Local Planning Authority, construction activity shall only take place in accordance with the approved CEMP.

Reason: To minimise the risks of pollution and to ensure the site is satisfactorily developed in accordance with policy E8 of the

Revised Borough Local Plan

10.

No development shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to and approved in writing by the Local Planning Authority. The assessment shall be undertaken by a competent person, and shall assess the presence of any contamination on the site, whether or not it originates on the site. The assessment shall comprise at least a desk study and qualitative risk assessment and, where appropriate, the assessment shall be extended following further site investigation work. In the event that contamination is found, or is considered likely, the scheme shall contain remediation proposals designed to bring the site to a condition suitable for the intended use. Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options, and the arrangements for the supervision of remediation works by a competent person. The site shall not be brought in to use until a verification report, for the purpose of certifying adherence to the approved remediation scheme, has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a safe living/working environment in accordance with Test Valley Borough Revised Local Plan 2016 policy E8.

11.

Development shall be provided in accordance with Section 7 'Opportunities for Mitigation' and Section 8 'Conclusions and Recommendation' of the Ecological Assessment by Aluco Ecology June 2023.

Reason: To ensure the favourable conservation status of protected species in accordance with Policy E5 of the Test Valley Revised Local Plan

12.

No development shall commence (including site clearance and any other preparatory works) until a scheme for the protection of trees to be retained has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location and specification of tree protective barriers.  Such barriers shall be erected prior to any other site operations and at least three working days notice shall be given to the Local Planning Authority that it has been erected.

Note: The protective barriers shall be as specified at Chapter 6.2 and detailed in figure 2 of B.S.5837:2012 unless otherwise agreed in writing with the Local Planning Authority.

Reason:  To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan (2016) policy E2.

13.

All service routes, drain runs, soakaways or excavations in connection with the development hereby permitted shall remain wholly outside the tree protective barrier.

Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

14.

The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.

Reason: In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised

Local Plan 2016.

15.

Before the development hereby permitted is commenced details, including plans and cross sections, shall be submitted to and approved by the Local Planning Authority of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto. Development shall be undertaken in accordance with the approved details.

Reason: To ensure satisfactory relationship between the new development and the adjacent buildings, amenity areas and trees

in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1

16.

No external lighting shall be installed until details have been submitted to and approved in writing by the Local Planning

Authority. The submitted details shall include plans and details sufficient to demonstrate the location, type, specification and

luminance level. External lighting shall be undertaken in accordance with the approved details and retained thereafter.

Reason: To ensure the favourable conservation status of protected species in accordance with Policy E5 of the Test Valley Borough Revised Local Plan (2016).

17.

The Coach House as shown on Plan Exist07 shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as plot 1 on the approved plans.

Reason:  To avoid the establishment of a separate unit of accommodation in accordance with Test Valley Borough Revised Local Plan (2016) Policies COM2 and COM11

18.

On the day on which any dwelling hereby permitted is first occupied for residential purposes, all existing buildings shown for demolition shall cease to be used for any purpose, and within three months of that day, the existing buildings shall be demolished and the resultant materials cleared from the site.

Reason:  The site lies in an area where new dwelling units  and buildings are not normally permitted in accordance with Test Valley Borough Revised Local Plan (2016).

19.

On the day on which any dwelling hereby permitted is first occupied for residential purposes, the mobile home as shown on plan ‘SL01 Mobile Home Location’ and ‘Mobile Home Elevation & Section’ site shall cease to be used for any purpose, and within three months of that day, the mobile home shall be removed from site and the resultant materials cleared from the site and land restored in accordance with details to be submitted and approved in writing with the Local Planning Authority.

Reason:  The site lies in an area where new dwelling units are not normally permitted other than by replacement of the existing in accordance with Test Valley Borough Revised Local Plan (2016) Policy COM12.

20.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking or re-enacting that Order), no extension or alteration to any dwelling or building of any kind shall be erected without the prior written consent of the Local Planning Authority.  Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of the visual amenities of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 & E2.

Notes to applicant:

1.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

2.

Bats and their roosts receive strict legal protection under the Wildlife and Countryside Act 1981 (as amended) and the

Conservation of Habitats and Species Regulations 2017. All work must stop immediately if bats, or evidence of bat presence (e.g.

droppings, bat carcasses or insect remains), are encountered at any point during this development. Should this occur, further

advice should be sought from Natural England and/or a professional ecologist