Agenda item

Proposed demolition of existing barns and stables and erection of two detached dwelling houses with associated parking and amenity space provision.

The committee considered application P16/S3646/FUL to demolish the existing barns and stables and to erect two detached houses with associated parking and amenity space at Chambers Place, Goring Road, Goring Heath.

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 this meeting.

Malcolm Smith, a representative of Woodcote parish council, spoke objecting to the application. His concerns included the following:

·         The application site is not in the Woodcote neighbourhood plan and it is outside the built up area  of the village

·         Contrary to the agent, the five year land supply argument cannot be used as the site is within the AONB;

·         Although the road has a 30mph speed limit speed checks have recorded 25% of cars exceed this up to 50mph;

·         Vision splays have improved but there is no pedestrian footpath access; and

·         Converting the existing buildings would be preferable and have less impact on the AONB.

Adrian Gould, the applicant’s agent, spoke in support of the application:

·         There is a principle of two existing buildings already on site on previously developed land;

·         New builds are preferable for improved design and sustainability with an equivalent footprint;

·         The development would be well screened, visually contained and wouldn’t detract from the setting of the wider AONB; and

·         It is in a sustainable location with good access to amenities and transport links.

In response to questions from the committee, the applicant’s agent confirmed that the applicant is aware that the neighbourhood plan has put forward the wider site for more dwellings for consideration. If brought forward, the applicant wouldn’t implement this development.

The committee considered the application, with advice from officers where appropriate. They were content that there was ongoing dialogue between the applicant and the parish council and neighbourhood plan working group and were satisfied with the design and limited impact on the AONB.

Officers confirmed that contamination assessment would be dealt with by condition, as set out in the full wording of condition 8.

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

RESOLVED: to grant planning permission for application P16/S3646/FUL, subject to the following conditions:

1.    The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

2.    That the development hereby approved shall be carried out in accordance with the details shown on the approved plans.

3.    Prior to the commencement of the development hereby approved, a schedule of all materials to be used in the external construction and finishes of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority.

4.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or reenacting that Order), no extensions or outbuildings as described in Schedule 2, Part 1, Class A, B and E of the Order shall be erected within the curtilage of the dwellings without obtaining planning permission for the Local Planning Authority.

5.    Prior to the first occupation of the development, the existing means of access onto Goring Road shall be improved and laid out and constructed strictly in accordance with the local highway authority’s specifications and all ancillary works specified shall be undertaken.

6.    Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with drawing no. 16/395/03, Rev A, 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.

7.    The development hereby permitted shall be implemented in accordance with the scheme of mitigation and enhancement, as stated in section 7 of the supporting Bat Assessment and Bat Mitigation Strategy (Ecosupport Ltd,21/10/2016), submitted with the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made.

8.    Prior to the commencement of the development a phased risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice. Each phase shall be submitted to and approved in writing by the Local Planning Authority.