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The Committee received report ES/0560 of the Head of Planning and Coastal Management, which related to planning application DC/20/2737/FUL.
Planning permission was sought for the construction of a two-storey dwelling comprising eight bedrooms, with up to four of the rooms let for bed & breakfast accommodation, with studio and carport, and associated landscaping works.
The site was situated outside but adjacent to the settlement boundary of Peasenhall. The site benefited from an extant outline planning permission for four residential properties (Ref: DC/15/2706/OUT) for which an application for approval of reserved matters was currently under consideration (Ref: DC/20/0075/ARM).
The Committee received a presentation from the Senior Planner, who was acting as the case officer.
The site's location was outlined, along with its relationship with Peasenhall. The Senior Planner outlined the changes to Peasenhall's settlement boundary in the recently adopted Suffolk Coastal Local Plan which resulted in the site being adjacent to the revised boundary. The Committee was advised that this improved the sustainability of the site compared to when outline planning permission was granted.
The site's layout was displayed. The dwelling would be constructed in a traditional Suffolk farmhouse form with a garden and decking. It was explained that an area to the north of the site would be sectioned off due to its environmental importance and would be dealt with by way of an environmental management plan.
The Senior Planner highlighted that some roadside hedgerow would be lost, to improve the site access, but this was minimised in the proposed scheme. Replacement planting would take place within the site.
Photographs were displayed demonstrating views south towards the nearest dwelling, east from the site, north-west from the site, north towards the site, and the existing access.
The Senior Planner highlighted examples of the character of development surrounding the site.
The proposed elevations were displayed, and the Senior Planner detailed the building materials that would be used and the fenestration that was proposed.
The Committee received perspective concept images of the development's design quality. The Senior Planner explained that the scheme was in accordance with paragraph 79(e) of the National Planning Policy Framework (NPPF), regarding the development of isolated homes in the countryside, as it was considered that the design was of exceptional quality.
The proposed floor plans and both the existing and proposed street scene were displayed to the Committee.
The Senior Planner outlined the indicative layout for four dwellings approved under planning application DC/15/2706/OUT.
The material planning considerations and key issues were summarised as the principle of housing, B&B use, design, highways, landscape character, ecology/RAMS, neighbour amenity, and the extant planning permission for four dwellings.
The recommendation to approve, as set out in the report, was outlined to the Committee.
There being no questions to the officers the Chairman invited Mr Porter, agent for the applicant, to address the Committee.
Mr Porter explained that the applicants had been successful in the catering business, working for well-known restaurants, and were looking to relocate to a new family home with a small B&B element which would allow them to retire. The applicants had a desire to contribute to both the local economy and local area with a high standard design, which had influenced their choice of architect.
Mr Porter said that the linear form of the development had been designed to complement the existing access to the site. The studio at the northern end of the building was to be used by the applicants' son. The studio annex would also provide sheltered paring and further utility storage for the commercial element of the property.
The use of rural timber cladding, the large amount of glass on the ground floor and detailing on the exterior of the building was outlined by Mr Porter. The cladding had been chosen with sustainability in mind and would allow for a much higher thermal performance of the building envelope. Mr Porter confirmed that the applicants were looking to use local suppliers.
The overall landscape strategy was described by Mr Porter as protecting biodiversity of the site going forward.
There being no questions to Mr Porter, the Chairman invited the Committee to debate the application that was before it.
A member of the Committee proposed the recommendation to approve the application, commenting that the scheme was a good one and would improve the site. The Member considered that the design was positive and sustainable.
There being no further debate the Chairman moved to the recommendation to approve the application, as set out in the report.
On the proposition of Councillor Brooks, seconded by Councillor Pitchers it was by unanimous vote
RESOLVED
That the application be APPROVED subject to the following conditions:
Conditions:
1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. The development hereby permitted shall be completed in all respects strictly in accordance with drawing nos.PL_P200, P300, P101 and PL_E001 received on 22 July 2020 and drawing nos. P201, P200 Rev A, 301 and the Hedgerow Plan and Management Statement by Abrehart Ecology Ltd received on 29 September 2020 and drawing no. P100 rev B received on 02 October 2020 for which permission is hereby granted or which are subsequently submitted to and approved by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.
Reason: For the avoidance of doubt as to what has been considered and approved.
3. The materials and finishes shall be as indicated within the submitted application and thereafter retained as such, unless otherwise agreed in writing with the local planning authority.
Reason: To ensure the satisfactory appearance of the development in the interests of visual amenity
4. Before the access is first used visibility splays shall be provided as shown on Drawing No. PL_P100 Rev B and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (As amended) (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.
Reason: To ensure vehicles exiting the drive would provide sufficient visibility for vehicles to enter the public highway safely and that vehicles on the public highway would have sufficient warning of a vehicle emerging in order to take avoiding action
5. The vehicular access shall be laid out and completed in all respects in accordance with Drawing No. PL_P100 Rev B and with an entrance width of 3m and made available for use prior to occupation. Thereafter the access shall be retained in the specified form.
Reason: To ensure that the access is designed and constructed to an appropriate specification and made available for use at an appropriate time in the interests of highway safety
6. The use shall not commence until the area(s) within the site shown on Drawing No. PL_P100 Rev B for the purposes of manoeuvring and parking of vehicles has been provided and thereafter that area(s) shall be retained and used for no other purposes.
Reason: To ensure that sufficient space for the on-site parking of vehicles is provided and maintained in order to ensure the provision of adequate on-site space for the parking and manoeuvring of vehicles where on-street parking and manoeuvring would be detrimental to highway safety to users of the highway.
7. The residential studio/annex hereby approved shall only be occupied and used for ancillary accommodation or for a purpose incidental to the enjoyment of the dwelling house and shall at no time be subdivided from the curtilage of the main dwelling, or used as an independent unit of residential accommodation.
Reason: The building is not suitable for use as a separate residential property.
8. The air source heat pump shown on the drawing no PL_P100 rev B shall be installed in accordance with the Microgeneration Certification Scheme (MCS) Planning Standards or equivalent and shall thereafter be maintained to that standard.
Reason: To protect the amenities of the occupiers of nearby premises in terms of noise nuisance.
9. Development must be undertaken in accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Preliminary Ecological Appraisal (Abrehart Ecology, May 2020) and Great Crested Newt Survey (Abrehart Ecology, May 2020).
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development
10. No removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason: To ensure that nesting birds are protected.
11. The development shall not in any circumstances commence unless the local planning authority has been provided with either:
a. a licence issued by Natural England pursuant to The Conservation of Habitats and Species Regulations (2017) (as amended) authorising the specified development to go ahead; or
b. a statement in writing from the relevant licensing body to the effect that it does not consider that the specified development will require a licence.
Reason: To ensure that the legislation relating to protected species has been adequately addressed as part of the implementation of the development.
12. Prior to first occupation a long-term management plan for retained and created habitats on the site (including those retained or created for great crested newts) will be submitted to and approved in writing by the local planning authority. Habitat management will be delivered in accordance with the approved Strategy.
Reason: To ensure that optimal habitat management for biodiversity, including protected species, is undertaken on site in the long term.
13. No development shall take place within the area indicated [the whole site] until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.
The scheme of investigation shall include an assessment of significance and research questions; and:
a. The programme and methodology of site investigation and recording
b. The programme for post investigation assessment
c. Provision to be made for analysis of the site investigation and recording
d. Provision to be made for publication and dissemination of the analysis and records of the site investigation
e. Provision to be made for archive deposition of the analysis and records of the site investigation
f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Policy SCLP11.7: "Archaeology" of East Suffolk Council - Suffolk Coastal Local Plan (Adopted September 2020) and the National Planning Policy Framework (2019).
14. No building shall be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 13 and the provision made for analysis, publication and dissemination of results and archive deposition.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Strategic Policies SP1 and SP 15 of Suffolk Coastal District Council Core Strategy Development Plan Document (2013) and the National Planning Policy Framework (2012).
15. The landscaping scheme shall be carried out in accordance with the details shown on drawing no. P100 Rev B and the Hedgerow Plan and Management Statement by Abrehart Ecology Ltd and shall be completed in the autumn (October -December) planting season following occupation of the property, or such other date as may be agreed in writing with the Local Planning Authority. Any trees or plants which die during the first 3 years shall be replaced during the next planting season.
Reason To ensure a satisfactory appearance within the landscape
16. Details in respect of the following shall be submitted to and approved in writing by the Council as Local Planning Authority before the work is begun. The work shall be carried out in accordance with such approved details:
- Representative details of fenestration and external doors and the position relative to the external cladding.
- Detail of the hidden gutter and downpipes.
- Detail of cladding to soffits where there are overhangs and projections.
- Exact height of stainless-steel flue above roof level.
Reason: In order to ensure the property is suitably detailed.
17. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. Unless agreed in writing by the LPA no further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety.
An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
Where remediation is necessary a detailed remediation method statement (RMS) must be prepared and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works.
Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
Informatives:
1. The Local Planning Authority has assessed the proposal against all material considerations including planning policies and any comments that may have been received. The planning application has been approved in accordance with the objectives of the National Planning Policy Framework and local plan to promote the delivery of sustainable development and to approach decision taking in a positive way.
2. East Suffolk Council is a Community Infrastructure Levy (CIL) Charging Authority. The proposed development referred to in this planning permission may be chargeable development liable to pay Community Infrastructure Levy (CIL) under Part 11 of the Planning Act 2008 and the CIL Regulations 2010 (as amended).
If your development is for the erection of a new building, annex or extension or the change of use of a building over 100sqm in internal area or the creation of a new dwelling, holiday let of any size or convenience retail , your development may be liable to pay CIL and you must submit a CIL Form 2 (Assumption of Liability) and CIL Form 1 (CIL Questions) form as soon as possible to CIL@eastsuffolk.gov.uk
A CIL commencement Notice (CIL Form 6) must be submitted at least 24 hours prior to the commencement date. The consequences of not submitting CIL Forms can result in the loss of payment by instalments, surcharges and other CIL enforcement action.
CIL forms can be downloaded direct from the planning portal: https://www.planningportal.co.uk/info/200136/policy_and_legislation/70/community_infrastructure_levy/5 Guidance is viewable at: https://www.gov.uk/guidance/community-infrastructure-levy
3. The applicant is advised that the proposed development may require the naming of new street(s) and numbering of properties/businesses within those streets and/or the numbering of new properties/businesses within an existing street. This is only required with the creation of a new dwelling or business premises. For details of the address charges please see our website www.eastsuffolk.gov.uk/planning/street-naming-andnumbering or email llpg@eastsuffolk.gov.uk
4. The submitted scheme of archaeological investigation shall be in accordance with a brief procured beforehand by the developer from Suffolk County Council Archaeological Service. SCC would be pleased to offer guidance on the archaeological work required and, in their role as advisor to East Suffolk Council, SCC Archaeological Service will, on request of the applicant, provide a specification for the archaeological work required at this site. In this case, an archaeological evaluation will be required to establish the potential of the site and decisions on the need for any further investigation (excavation before any groundworks commence and/or monitoring during groundworks) will be made on the basis of the results of the evaluation. Further details on our advisory services and charges can be found on our website: http://www.suffolk.gov.uk/archaeology/
5. The mixed-use nature of the proposal hereby approved is not considered to fall within any specific use class within the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 and is therefore considered to be ‘Sui Generis’. Therefore, planning permission would be required for any change of use to the property.