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The Committee considered report ES/1407 which related to planning application DC/22/1189/FUL and sought permission for the construction of a new sustainable dwelling and modified access within the side garden Wayland Cottage, The Street, Walberswick. The application had been referred to the Committee following consideration by the Referral Panel. It had been referred to the Panel because the recommendation to approve was contrary to the recommendation of Walberswick Parish Council. The Panel referred the application to the Committee because of the sensitivity of the development given the context of the Walberswick Conservation Area and the setting of a listed building.
A site visit had taken place during the morning of 10 January 2023 which had been attended by Committee Members Councillors Ashdown, Brooks, Pitchers and Plummer. Councillor Goldson attended as substitute for Councillor Rivett and Councillor Beavan attended as Ward Member.
The Committee received a presentation from the Planner, who was the case officer for the application. The Committee viewed the site location plan, a map of the conservation area, contemporary photographs of the site and its surrounding area, existing and proposed site plans, site elevation and section drawings; along with street-scene illustrations. The proposal was recommended for approval subject to receipt of a RAMS payment, and conditions.
The Chairman invited questions to Officers. In response to Councillor Gee, the Planner advised that the photovoltaic panels would be situated on the ground alongside the rear boundary, not on the roof of the proposed dwelling. Further and in response to Councillor Ashdown, the Planner advised that there would be 2 parking spaces for the new dwelling, in addition to the two for the extant dwelling. Further parking could take place in tandem if needed and there was adequate turning so cars could enter and exit in a forward gear.
There being no further questions to Officers, the Chairman called upon Mr Craig Beech to speak as Agent to the Applicant.
Mr Beech clarified that the proposal allowed two existing residents whom had inherited the house to continue to live in the village on the same site and develop the site in accordance with its original intention that there should be two dwellings on the plot. It was anticipated that both houses would in full-time occupation. The proposed new dwelling would surpass building regulations and would be built to Passivhaus standard, heated by an air source heat pump and provide an electric vehicle charging point. The design would respect the vernacular in terms of gable height, be set back from the extant property, and utilise a responsive and muted rendering palette. In summary, Mr Beech emphasised that there had been no other objections from those consulted nor had there been any neighbour objections.
The Chairman invited questions to the Agent. Councillor Gee asked why a zinc roof had been chosen rather than a tiled rood. Mr Beech explained that zinc provided a lightweight and high quality finish that would weather to look like lead, which would then be congruous with the building opposite.
The Chairman called upon Councillor Beavan, Ward Member in attendance to speak. Councillor Beavan had concurred with the view of the Parish Council that the proposal did not accord with the Conservation Area, but having attended the site visit had been satisfied that such matters had now been addressed. Councillor Beavan was content that the proposal allowed existing residents to stay in the village and that the dwelling would not be a holiday let. Whilst there was a loss of open space overall, there was no planning reason to refuse the application.
Councillor Pitchers opened the debate by expressing his contentment with the proposal , having attended the site visit and proposed approval of the application. Councillor Brooks concurred and was satisfied that the design showed that the dwelling would be respectfully situated, and would be built to Passivhaus standard, utilising renewable energy sources. In so doing, he seconded the proposal. Councillors Plummer and Goldson had been satisfied by attending the site visit and were content with the proposal. Councillor Gee had originally been concerned about the impact of the proposal on the vernacular, but having viewed the presentation and listened to the debate, was now impressed with the design.
Having been duly proposed and seconded, the Chairman moved to the vote and the Committee unanimously
RESOLVED
That authority to approve be granted subject to receipt of RAMS payment.
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 carried out in accordance with the following approved plans/reports:
Drg Nos 561 - 11 Rev L; 12 Rev H; 14 Rev H and 15 received 28.03.2022
Drg No 561 - 13 Rev J received 20.10.2022
Design, Access and Heritage Statement received 28.03.2022
Reason: For the avoidance of doubt as to what has been considered and approved.
3. Development must be undertaken in accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Preliminary Ecological Appraisal (DCS Ecology, June 2022, REV 1), Preliminary Roost Assessment (DCS Ecology, June 2022, REV 1), and Bat Activity assessment (DWA Ecology, August 2022, Rev B) as submitted with the planning application and agreed in principle with the local planning authority prior to determination. In addition to the mitigation measures identified in the submitted reports, roof coverings and weather boarding on the existing buildings must be carefully removed by hand. In the event that any protected species are encountered works must cease and further advice must be sought from a suitably qualified ecologist.
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development.
4. No removal of hedgerows, trees or shrubs, brambles, ivy and other climbing or works to or demolition of buildings or structures that may be used by breeding birds 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.
5. Before the access is first used visibility splays shall be provided as shown on Drawing No. SK001D with an X dimension of 2 metres and a Y dimension of 25 metres 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 (or any Order revoking and re-enacting that Order with or without modification) no obstruction to visibility shall be erected, constructed, planted or permitted togrow over 0.6 metres high within the areas of the visibility splays.
Reason: To ensure drivers of vehicles entering the highway have sufficient visibility to manoeuvre safely including giving way to approaching users of the highway without them having to take avoiding action and to ensure drivers of vehicles on the public highway have sufficient warning of a vehicle emerging in order to take avoiding action, if necessary.
6. The use shall not commence until the area(s) within the site shown on Drawing No. 12 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 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. 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.
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 BS10175:2011+A2:2017 and the Land Contamination Risk Management (LCRM)) 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.
8. No development shall commence until precise details of a scheme of landscape works (which term shall include tree and shrub planting, grass, earthworks and other operations as appropriate) at a scale not less than 1:200 have been submitted to and approved in writing by the local planning authority.
Reason: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity.
9. The approved scheme of landscape works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as the local planning authority may allow) and shall thereafter be retained and maintained for a period of five years. Any plant material removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter and shall be retained and maintained.
Reason: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity
10. No work shall commence on the elements of the proposed development listed below, until details/detailed drawings of those matters have been submitted to the Local Planning Authority and the details approved in writing. The work shall only take place in accordance with the approved details. (These matters may be submitted for discharge individually, or for specific phases of site development and work may proceed on the relevant item/phase once approval has been given):
i) materials and finishes;
ii) hard surfacing;
iii) means of enclosure;
iv) eaves and ridge height relative to road level and eaves and ridge of Wayland Cottage and
Marsh View.
Reason: In the interests of amenity and the character of Walberswick Conservation Area.
11. 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 of Suffolk Coastal Local Plan (2020) and the National Planning Policy Framework (2019).
12. 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 11 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 Policy SCLP11.7 of Suffolk Coastal Local Plan (2020) and the National Planning Policy Framework (2019).
13 No development shall commence, 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:
a. The proposed route for access to the site by plant, operatives and delivery vehicles;
b. Loading and unloading of plant and materials;
c. Storage of plant and materials used in the construction of the development;
d. Materials/plant delivery times;
e. Construction times;
f. Parking for construction workers and visitors;
g Wheel washing facilities; measures to control the emission of dust and dirt during construction;
h. A scheme for recycling/disposing of waste resulting from demolition and construction works.
Reason: In the interests of amenity, highway safety and the protection of the local environment, given the restricted nature of the site, close proximity of neighbours and narrow road serving the site with parking restrictions.
Note: Councillor Ceresa joined the meeting at 2.11pm and did not participate in the debate nor vote on this item.