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Planning Committee 20 October, 2016 WD/D/16/001814 ITEM NUMBER 05

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Planning Committee 20 October, 2016 WD/D/16/001814 ITEM NUMBER 05 Planning Committee 20 October, 2016 WD/D/16/001814 ITEM NUMBER 05 Application Number: WD/D/16/001814 Outline Registration Date: 19 August, 2016 Application Site: LAND OPPOSITE 24 AND 25, CHARLTON DOWN Proposal: Erect single dwellinghouse (outline) Applicant: Mr Foot Ward Members: Cllr F Horsington, Cllr T Yarker Case Officer: Katrina Trevett This application has been called into committee by the Local Members. 1. Summary Recommendation 1.1 APPROVE - subject to conditions as listed below 2. Description of development 2.1 This application seeks outline planning permission to erect a dwelling on an open grassed area directly adjacent to numbers 24 & 25 Charlton Down; all matters are reserved although an indicative site plan has been submitted. 2.2 The application site covers an area of approximately 0.06ha and is situated within the south west corner of the Charlton Down village, directly south west of Herrison House; to the north west of number 24 Charlton Down and north east of 25 Charlton Down. 2.3 This area of land has remained as grassed open space that is sited between Back Lane (a perimeter lane to the south west of the village) and Beech Path that provides pedestrian access running north east from the application site. The site appears visually separate from the larger field directly to its north west, which is also within the applicants ownership and is currently used for horse grazing. 2.4 The application site would be accessed off Herrison Road via the private lane, Back Lane, which offers access to No. 24 and 25. Back Lane links to Beech Path which runs along the back of properties along Birch Way and connects to Poplar Drive.. 2.5 The applicant has indicated that the dwelling will likely be two storey of a lodge style design to reflect a lodge house that would have been appropriate at this 'gateway' to Herrison House. It has also be stated that the house will be within the north east section of the site rather than the southern section, to protect views into and from the Conservation Area. These are however reserved matters. 2.6 This site is situated within the Cerne and Piddle Valleys and Chalk Downland Landscape Character Area, falls within an area designated as Historic Parks and Gardens, by its association with Herrison House, and is Land of Local Landscape Importance. The site is also adjacent to the Conservation Area. The Defined Development Boundary for Charlton Down runs through the site with the majority of the site within the DDB. 3. Main planning issues · Planning history · Principle of development · Impact on amenities of the site & surrounding area · Impact on Trees · Impact on highway safety · Protected species · Impact on the setting of the historic garden & Herrison House 4. Statutory Consultations Parish/Town Council 4.1 == Objection == The Parish Council wishes to maintain its objection to this application as with the previous application on the grounds that the development of housing beyond the natural boundary of the beech avenue into the open countryside in a random and haphazard way would be detrimental to the quality landscape setting. The proposed dwelling would spoil the attractive views into the open countryside particularly from the south and north and may possibly affect the views from Herrison House over the winter months. Currently the developed area of the village has met natural boundaries and it is important to respect these natural features. Highway Authority 4.2 No objections subject to conditions 5. Other consultations 5.1 WDDC Landscape officer: The submitted scheme represents a significant reduction in proposed built form at this site. This reduction substantially addresses landscape concerns raised over the previous application (WD/D/14/002685), which related to the landscape and visual impacts of the then proposed "cul-de-sac" of development, forming an uncharacteristic bite into the field pattern, viewed from the adjacent footpath, and Access Land on Haydon Hill. As now proposed, the dwelling would read as one of a number of detached dwellings clustered around this end of the road. The plot would follow an existing area defined in the corner of the field, and subject to sensitive landscape and boundary treatments, would not be considered to interrupt the field pattern, or be viewed as isolated or incongruous from the adjacent road, footpath, or land to the south west. The reduction of development is also considered to minimise impacts on the LLLI designation, and the landscape value associated with this area would not now be adversely affected by the proposals. On this basis I would conclude that the application would comply with landscape policies ENV1, ENV3 and ENV10. If you were minded to recommend approval of the application, I would recommend securing full hard and soft landscape details as part of any future reserved matters application, along with boundary treatments. We would also need to be content that all trees to the east, south, and west of the site could be retained, and that these are supplemented with additional tree planting on the site boundaries to successfully assimilate the site into its surroundings. 5.2 WDDC Environmental Health: The field associated with the site is known to have sewage treatment works within as many of these records are not historically correct I would recommend a full contaminated land survey be undertaken particularly as this is a sloping site and the STW is ‘above the development. It is currently listed as a low risk site in the prioritisation scheme for contaminated land. I would recommend that, in order to ensure that risks from soil contamination to the future occupants of the development are minimised, together with those to controlled waters and ecological systems and to ensure that site workers are not exposed to the unacceptable risks from contamination during construction, and to safeguard the amenity and living conditions of neighbouring occupiers the following actions and works are undertaken:- · An investigation and risk assessment, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site; · 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 and the natural and historical environment must be prepared; · The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development; · 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; · A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over a period of years shall be submitted, in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’; · I would recommend that, in order to ensure that risks from soil contamination to the future occupants of the development are minimised, together with those to controlled waters and ecological systems and to ensure that site workers are not exposed to the unacceptable risks from contamination during construction, and to safeguard the amenity and living conditions of neighbouring occupiers, no soil is imported to the site until it has been tested for contamination and assessed for its suitability for the proposed development. 5.3 WDDC Design & Conservation Officer: When I first viewed this application file my first impression was that it may be possible to achieve some form of development here. I then as is normal considered the back ground; the application site is outside of the DDB and fronting onto the lane / drive that sweeps up and round towards Herrison House. Herrison House is a Grade II Listed Building dating from 1904, essentially designed to have the appearance and setting of a country house when in fact its design use is that of a Hospital Building. It is unusual to have such a late building being Listed and very much of this is because the building is a vigorously and well worked out example of design stemming from the great country houses of the Edwardian era. The front elevation of Herrison House looks out over a large garden with this approach drive and landscaping and trees/ avenue are all part of this designed landscape to a country house. This swathe of land that leads up to Herrison House, which formerly had a designation as Land of Local Landscape Importance, is part inside the Charminster - Herrison Conservation Area but all abutting / adjoining the Conservation Area . This application site is on the outward corner of the drive approach and the application site will be visible when viewed from both the south east and north [probably less so from the north view]. When viewing the application on site this corner of land is so clearly part of this designed landscape and approach, the existing building to the south and west of the application site in my opinion detrimentally impacts on the Conservation Area and this application site would also detrimentally impact on the Conservation Area, views from the drive the landscape and wider setting of the Listed Building. From my site visit I was struck how ill related and out of character building on this site would be, and how it could only lead to a detrimental impact on the heritage assets. 5.4 DCC Rights of Way: This proposal directly affects footpath 17, Charminster; the footpath should remain open and not gated throughout the works and in the future. 5.5 Historic England: On the basis of the information provided, we do not consider that it is necessary for this application to be notified to Historic England under the relevant statutory provisions.
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