Planning Online - Application Details

Planning Online last updated:19/02/2019

Planning Application Number: 40/18/00015

Parish/Town Council: Over Stowey

Application Progress:

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Application Received
07/11/2018
Application Registered
07/11/2018
Comments Welcome By
07/01/2019
Application is Under Consideration
Application Decided
08/01/2019
Appeal Received
Appeal Decided
Type:
Full Planning Permission
Location:
White Horse Farm, Over Stowey, Bridgwater, TA5 1HG
Proposal:
Change of use and conversion of existing agricultural buildings to form a dwelling and the formation of access and parking.
Case Officer:
Shanta Parsons
Registered Date:
07/11/2018
Applicant:
Somerset County Council
Applicant Address:
Somerset County Council County Hall Taunton Somerset TA1 4DY
Agent:
Carter Jonas, Quad 4000
Agent Address:
Quad 4000 Blackbook Business Park Taunton Somerset TA1 2PX
Consultation Start Date:
17/12/2018
Earliest Decision Date:
08/01/2019
Committee or Delegated:
Delegated
Committee Date:
Not Applicable
Decision:
Granted Permission
Decision Date:
08/01/2019
 Conditions and Reasons
1
The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990 ( as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2
The development hereby permitted shall be carried out in accordance with the approved plans listed in schedule A. Reason: For the avoidance of doubt and in the interests of proper planning.
3
The works shall not in any circumstances commence unless the local planning authority has been provided with either: a) a copy of the licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the development to go ahead; or b) a statement in writing from the licensed bat ecologist to the effect that he/she does not consider that the specified activity/development will require a licence. Reason: A pre-commencement condition in the interest of the strict protection of European protected species.
4
Before commencing any work on site operatives should be inducted by a licensed bat ecologist to make them aware of the possible presence of bats, their legal protection and of working practices to avoid harming bats. Operatives must be made aware of the potential for bats to be present within the material of the building. A Schwegler 1FF bat box shall be erected under the supervision of the licenced bat ecologist to accommodate any discovered bat. A letter confirming the induction and the erection of the bat box will be submitted to the local planning authority by the licensed bat ecologist. Reason: A pre-commencement condition in the interest of the 'strict protection' of European protected species and in accordance with Local Plan policy D14.
5
At minimum a loft void roost will be provided, as outlined in submitted drawing Sht-03a (Carter Jonas 2018), with minimum dimensions of 4 metres x 3 metres width and to a minimum 2m high at the apex with a two fly in openings; one suitable for horseshoe bats and one suitable for long-eared bats. In addition provision will be made for crevice dwelling species. Details of the internal design of the loft roost, provision for crevice roosting bats and materials used in construction shall be submitted and approved by the local planning authority prior to commencement. Reason: A pre-commencement condition in the interests of the Favourable Conservation Status of populations of European protected species and in accordance with Local Plan policy D14.
6
Prior to first occupation of any unit, a 'lighting design for bats' shall be submitted to and approved in writing by the local planning authority. The design shall show how and where external lighting, including any amenity or security lighting, will be installed (including through the provision of technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the design, and these shall be maintained thereafter in accordance with the design. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. Reason: in the interests of the Favourable Conservation Status of populations of European protected species and in accordance with Local Plan policy D14.
7
No removal of vegetation or works to buildings 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 and the buildings for active birds' nests immediately before the vegetation is cleared or work commences to buildings 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: In the interests of nest wild birds and in accordance with Local Plan policy D14.
8
Two Little Owl Boxes of the Schwegler 20B or 22 type or similar will be provided on a suitable tree(s) on site as directed by an ecologist. A photograph of the installed boxes will be submitted to the local planning authority. Reason: In the interests of no net biodiversity loss as per the National Planning Policy Framework.
9
At the proposed access there shall be no obstruction to visibility greater than 600 millimetres above adjoining road level within the visibility splays shown on the submitted plan Drawing Number sht-06C. Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interest of highway safety.
10
Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed before occupation and thereafter maintained at all times. Reason: In the interest of highway safety.
11
The driveway between the edge of carriageway and the entrance gate(s) shall be properly consolidated and surfaced (not loose stone or gravel) in accordance with details, which shall have been submitted to and approved in writing by the Local Planning Authority. Once constructed the access shall thereafter be maintained in that condition at all times. Reason: In the interest of highway safety.
12
Any entrance gates erected shall be hung to open inwards, shall be set back a minimum distance of 6 metres from the carriageway edge and shall thereafter be maintained in that condition at all times. Reason: In the interest of highway safety.
13
The area allocated for parking and turning on the submitted plan, drawing number sht-06C, shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interest of highway safety.
14
The site of the proposed development may be contaminated. Therefore unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. A. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. (iii) an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwaters and surface waters, • ecological systems, • archeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. B. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. C. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. E. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. 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.
15
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order), the prior written permission shall be obtained for any additions or extensions or new openings to the buildings or for the erection of any building, structure, or other enclosure to be constructed or placed on any part of the application site. Reason: To safeguard the character of the building and the surrounding area.
16
The windows and doors shall be of timber construction, symmetrical opening and with reveals of at least 90mm. Reason: To safeguard the character of the building and the surrounding area.