Planning Application W/23/00207/FUL

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Application Details

This application has been approved

The following conditions and information notes are associated with the approval

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The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

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Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents –

Original plans:

Glazzard Architects drawing number 2166 2000 A;

Amended plans (received 26 January 2024):

Glazzard Architects drawing numbers 2166 1002 A; 2166 1102 A; 2166 3600 A;

Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the National Planning Policy Framework.

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Before the commencement of development hereby permitted an ecological mitigation and enhancement scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be based on the recommendations contained within the Baseline Ecological Assessment report carried out by Hellier Parker Ecological Services dated April 2022 and shall include an implementation timetable. The works shall thereafter be carried out in accordance with the approved details and timetable and retained on site. Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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No building operations, other than demolition of the agricultural building on the site, hereby permitted shall commence until details of the materials (as applicable) to be used in the construction of the external surfaces of the dwellings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall include:-

- type, colour, texture, size, coursing, finish, jointing and pointing of brickwork/stonework;
- type, colour, texture, size and design of roofing materials;
- sample panel of the brickwork, type of pointing and the mortar to be used with the panel kept on site for reference;
- type of mortar;
- external joinery details along with architectural details of the proposed external finishes, heads, sills, position in wall reveal and any surrounding dressings (elevational drawings at a minimum scale of 1:20 and vertical sectional drawings at minimum scale of 1:2);
- window sections, eaves, verges, barge boards, dormers, pentice boards, decorative ridge tiles, decorative hip tiles, decorative brick string course, quoins, window quoins, mullions, canopies, corbelling, exposed rafter feet;
- details of the approved rooflights, including drawings showing design, materials and profile;
- details of external vents, ventilation slits, extracts and chimney flues including information on specification and colour; and
- details of external doors/garage doors including information on finish;

The development shall be carried out using the materials as approved and retained in that form.

Reason - To ensure that the new materials are in keeping with the surroundings and/or represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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(A) No building operations, other than demolition of the agricultural building on the site, hereby permitted shall commence until a programme of archaeological work, including a Written Scheme of Investigation has been submitted to and approved by the Local Planning Authority in writing. The scheme shall include an assessment of significance and research questions; and:

1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under part (A) of this condition and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Reason: In accordance with the requirements of the National Planning Policy Framework (as amended) and SWDP 6 and 24 of the South Worcestershire Development Plan.

Note: A fee is chargeable for the provision of archaeological curatorial services. The service includes advice and liaison throughout the archaeological works, including the provision of a brief (if requested), checking the Written Scheme of Investigation for compliance with local
and national standards, monitoring fieldwork and ensuring any archaeological reports generated by the project are acceptable. The Archaeology and Planning Advisor will be happy to offer advice on all stages of the proceedings. Additional site visits will be chargeable at £60
per visit if required if it is considered that breaches of condition have taken place or when other situations arise that require a visit additional to the usual service. As this scheme is considered to be a small-scale development of less than 1 hectare, the fee for curatorial services will be £333.60 (Inc VAT).

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The development hereby approved shall not be occupied until an area has been laid out within the curtilage of each dwelling for the parking of 3no. cars at a gradient not exceeding 1 in 8. This area shall thereafter be retained for the purpose of parking a vehicle only.

Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway in accordance with Policy SWDP21 of the adopted South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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The development hereby permitted shall not be first occupied until sheltered, secure and accessible cycle parking to comply with the Council’s adopted highway design guide has been provided in accordance with details which shall first be submitted to and approved in writing by the Local Planning Authority and thereafter the approved cycle parking shall be kept available for the parking of bicycles only.

Reason: To comply with the Council’s parking standards in accordance with Policy SWDP21 of the adopted South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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The development hereby approved shall not be brought into use until the first 5 metres of the access into the development, measured from the edge of the carriageway has been surfaced in a bound material.

Reason: In the interests of highway safety in accordance with Policy SWDP21 of the adopted South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Before the first use/occupation of the development hereby permitted a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:- (i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread. (ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas. (iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants. (iv) a written specification outlining cultivation and other operations associated with plant and grass establishment. (v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting. All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner. The planting shall be maintained in accordance with the approved schedule of maintenance. Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason - To ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP21 and SWDP25 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Before the first use/occupation of the development hereby permitted a plan indicating the positions, design, materials and type of boundary treatment to be erected shall be submitted to and approved in writing by the Local Planning Authority The boundary treatment shall be completed before the first use/occupation of the development hereby permitted . Development shall be carried out in accordance with the approved details and retained in that form. Reason - To protect the amenities of properties and ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP21 and SWDP25 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Prior to the occupation of any part of the development hereby permitted details of renewable or low carbon energy generating facilities to be incorporated as part of the development shall be submitted to and approved in writing by the Local Planning Authority. The details shall demonstrate that at least 10% of the predicted energy requirements of the development will be met through the use of renewable/low carbon energy generating facilities. The approved facilities shall be provided prior to any part of the development hereby permitted being first occupied or in accordance with a timetable submitted to and approved by the Local Planning Authority as part of the details required by this condition. Reason: To ensure the proposed development includes sufficient renewable/low carbon energy generating facilities to comply with Policy SWDP27 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Prior to the first use/occupation of the development hereby permitted, the details set out in the submitted Water Management Statement shall be fully implemented and remain thereafter. Reason: To ensure that an appropriate sustainable drainage system is provided to serve the development in accordance with policy SWDP29 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00 Monday to Friday and 08.00 and 13.00 on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays. Reason - To preserve the amenities of the locality in accordance with Policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking, re-enacting, substituting, amending, extending, consolidating, replacing or modifying that Order), no additions, extensions or external alterations, building or enclosure required for a purpose incidental to the enjoyment of the dwelling house shall be constructed/carried out on the application site following the completion/first use of the development hereby permitted.

Reason: The development is designed to complement the character and setting of the adjacent old barn which by virtue of its age and historic form is considered to be a non-designated heritage asset (NDHA) and provide a scheme of higher design quality than the extant prior approval (reference W/22/01092/GPDQ). Changes to the approved scheme allowed under permitted development would have the potential to harm its layout and design and hence harm the setting of the NDHA. This approach is in accordance with Policies SWDP6, SWDP21 and SWDP24 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.

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Positive and Proactive Statement.

In dealing with this application, the Council has worked with the applicant in the following ways:

- seeking further information following receipt of the application;
- seeking amendments to the proposed development following receipt of the application; and
- considering the imposition of conditions and or the completion of a s.106 legal agreement.

In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

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The applicants attention is drawn to the existence of an agreement made under Section 106 of the Town and Country Planning Act 1990 (as amended), and the restrictions imposed therein.

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View this application at the Wychavon Planning Portal