Agenda item

Reserved matters following outline permission (P18/S1553/O) for appearance, landscaping, layout and scale. The erection of eight dwellings (amended plans submitted 18th October 2021, with reductions in scale and multiple changes to the design of the dwellings, as clarified within the agent’s covering letter. Additional arboricultural report, ecological report and SuDS drainage scheme also received)

The committee considered planning application P21/S2684/RM, a reserved matters application, following outline permission (P18/S1553/O) for appearance, landscaping, layout and scale. The erection of eight dwellings (amended plans submitted 18th October 2021, with reductions in scale and multiple changes to the design of the dwellings, as clarified within the agent’s covering letter. Additional arboricultural report, ecological report and SuDS drainage scheme also received) at Manor Farm, Henton.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer reported that the application did fall within a conservation area or the area of outstanding natural beauty (AONB). However, there was a strong rural character to the surrounding landscape. The application sought approval of reserved matters, namely appearance, landscaping, layout and scale. The committee was provided with a slide presentation of the site’s existing buildings, with an indicative layout, as depicted at outline stage.

The planning officer reported that full discussions with the applicant had taken place to ensure that the proposals would be in line with the local built form and landscape. The amendments to the scheme had made a number of important changes which had addressed the key issues raised by officers. The development would be significantly closer to the type of traditional farm type layout which this scheme sought to incorporate having an agricultural aesthetic, taking cues from a range of vernacular barn buildings. The overall forms of the buildings had been simplified, a greater proportion of the development would be 1-1.5 storeys and there would be a more legible hierarchy of buildings within the site. The materials had also been changed, glazing had been reduced and the proposal would now largely use timber boarding, red multi bricks and flintwork.

The planning officer reported that the site’s access arrangements were acceptable to the Oxfordshire County Council, the highways authority. There was some visibility of the site form existing footpaths and there would be orchard planting near to the pond. There would be a mixture of native hedging and tree planting and the forestry team had requested the planting of larger tree species close to the boundary. Council officers had accepted that sufficient information has been provided to demonstrate that flood risk and surface water drainage matters had, or could be feasibly addressed without exacerbating flood risk to the site or within the locality.

In response to a query from the committee regarding the legitimacy of the dates of submission of the applications, the planning officer responded that, as a principle, once outline planning permission had been granted for an application, a reserved matters application must be made within three years of the consent. The senior planning officer confirmed that this was a valid submission.

Mr. Jack Spence, the agent, spoke in support of the application. A statement by Mr. Spence had been sent to the committee by the democratic services officer prior to the meeting.

In response to a question from the committee regarding the provision of solar panels in the proposal, the agent responded that these would not be a feature of the development but, to meet sustainability targets, air source heat pumps would be installed.

The democratic services officer reported that one of the local ward councillors, Councillor Ian White, had registered to speak on the application, but was unable to do so through illness.

The committee considered that the proposed application was of an appropriate scale and design, respecting the rural character of the surrounding area and would not cause material harm to the amenity of the neighbouring properties, with acceptable ecological and environmental impacts, and with no problems of highway safety.

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

RESOLVED: to grant reserved matters approval for application P21/S2684/RM subject to the following conditions:

1.       Commencement condition - Reserved Matters Approval.

2.       Materials to be in accordance with the schedule shown on the           submitted plans, unless otherwise agreed in writing.

3.       All areas of flintwork shall be of traditional construction.

4.       Details of the glass coating for the external glazed areas in excess of 2sq.m in area shall be submitted to, and approved by, the Local Planning Authority   prior to first occupation.

5.       The privacy screen to Plot 1 as shown on the submitted elevation RM-          4A shall be glazed in obscure glass with a minimum of level 3 obscurity        prior to the first occupation of the accommodation and it shall be          retained as such thereafter.

6.       No external lighting shall be provided on site other than that which has         first been permitted in accordance with a lighting scheme submitted to        and approved in writing by the Local Planning Authority.

7.       Prior to the commencement of any site works or operations, including          demolition and site clearance relating to the development hereby         permitted, an Arboricultural Method Statement and accompanying Tree           Protection Plan shall be submitted to and approved in writing by the           Local Planning Authority.

8.       Prior to the construction of any development above slab level, a          scheme for the landscaping of the site, shall be submitted to and     approved in writing by the Local Planning Authority. The scheme shall         include all planting, the external orchard areas, the treatment of the      access road, hard standings and boundary treatments. All agreed           measures shall be implemented prior to first occupation unless           otherwise an alternative timescale has been agreed in writing by the      Council.

9.       The development hereby approved shall be implemented in        accordance with all of the ecological mitigation and enhancement        measures included in the supporting Initial Ecology and Protected Species Appraisal.

10.      GCN license condition - No development hereby permitted shall take place except in accordance with the terms and conditions of the         Council's organisational licence (WML-OR112).

11.      GCN license condition - No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out          in the District Licence WML-OR112), confirming that all necessary    measures in regard to great crested newt compensation have been    appropriately dealt with, has been submitted to and approved by the           local planning authority and the local authority has provided       authorisation for the development to proceed under the district newt        licence.

12.      GCN license condition - No development hereby permitted shall take place except in accordance with Part 1 of the GCN Mitigation Principles, as set out in the District Licence WML-OR112.

13.      Prior to the commencement of development, a surface water management statement, a ground water management statement, and        full surface water drainage scheme shall be submitted to, and          approved in writing by, the Local Planning Authority. The measures          shall be fully implemented prior to first occupation.

14.      Prior to the commencement of development, a full foul water drainage        scheme, including details of the size, position and construction of          drainage works, shall be submitted to, and approved in writing by, the     Local Planning Authority. The measures shall be fully implemented    prior to first occupation.

15.      Prior to the first occupation of the development hereby approved, the          parking and turning areas shall be provided in accordance with the       approved site plan   and shall be constructed, laid out, surfaced,     drained and completed to be compliant with sustainable drainage       (SuDS) principles, and shall be retained      unobstructed except for the          parking of vehicles associated with the development at all times.

16.      Withdrawal of Permitted Development P.D. rights for extensions and        outbuildings (Part 1 Classes A, B and E).

17.      Withdrawal of Permitted Development P.D. rights for fences etc (Part 2,   Class A).