CASE OFFICER'S REPORT

Application Reference: 18/01366/FUL Date of Inspection: 20/02/18 Date site notice posted: 20/02/18 Date of press notice: NA

POLICIES:

Government Guidance:  National Planning Policy Framework (NPPF) revised 24 July 2018  National Planning Policy Guidance (NPPG)

Wiltshire Core Strategy (WCS):  Core Policy 1: Settlement Strategy  Core Policy 2: Delivery Strategy  Core Policy 3: Infrastructure Requirements  Core Policy 4: Spatial Strategy: Amesbury Community Area  Core Policy 43: Providing Affordable Homes  Core Policy 44: Rural Exceptions Sites  Core Policy 45: Meeting Wiltshire’s Housing Needs  Core Policy 50: Biodiversity And Geodiversity  Core Policy 51: Landscape  Core Policy 57: Ensuring high quality design and place shaping  Core Policy 58: Historic Environment  Core Policy 60: Sustainable Transport  Core Policy 61: Transport and New Development  Core Policy 64: Demand Management

Housing Land Supply Statement (March 2018)

Saved policies of the District Local Plan:

C6 – Development within the Special Landscape Area

Wiltshire Local Transport Plan 2011-2026:

Car Parking Strategy

Supplementary Planning Guidance:

Neighbourhood Development Plan (Made April 2017)  Adopted Supplementary Planning Document 'Creating Places Design Guide’ April 2006  Idmiston, & Gomeldon Village Design Statement (March 2013)

ISSUES/PLANNING CONSIDERATIONS:

Principle Housing need The impact on the character and appearance of the area Third party representations Highway considerations Archaeology Ecology Neighbour amenity

REPRESENTATIONS:

Parish Council: Support, site G1 on the Neighbourhood plan

Third Party Representations: 5 letters received, 2 objections, 1 no objections but request for conditions, 1 general comments and 1 support. Comments included in full below:-

Objections

The site of the proposed development falls outside the established developed boundary of the village.

The proposed development encroaches into open country to the south of Gomeldon village towards reducing the open space between these two separate villages and threatening their independence as separate villages. This is contrary to Policy 1 of the Neighbourhood Plan:-

For the villages to remain as recognisably separate places, with their own identities, it is critical that these physical and visual breaks between our settlements are retained. Consequently, any development which prejudices the continued separation of our existing villages from each other, and from those in neighbouring parishes, will not be supported.

The proposed development is contrary to the Neighbourhood Plan Policy 19 in that the site does not fit the criterion of “infill development” and should be refused on the ground set out in Policy 19:-

…………………Subject to other policies in this Plan new residential development proposals will be supported to achieve the housing requirement where they deliver infill development or at the large village of Porton small scale development of no more than 11 homes within and immediately adjacent to the settlement boundary of Porton, as established in the Core Strategy. Residential development elsewhere in the Plan area will be resisted.

The proposal is contrary to the Rationale of the Neighbourhood Plan Housing policy (page 37) because the site does not fit the criterion of “infill within the existing built up areas”:-

The Gomeldons are collectively identified as a small village where development will be limited to infill within the existing built up areas.

I am unhappy about the proposed development on this land for two reasons.

Firstly, any additional entrances for traffic onto the lane so close to the exit on Gomeldon Hill and the primary school around the corner will create more vehicular conflict. Already I frequently have to reverse my car in this area of the lane to allow others past. We still get cars parking on the side of the lane of the proposed development which again causes difficulties in squeezing past. The hedgerows bordering this land in the lane have been allowed to overgrow and cause scratching and other superficial damage to cars going down the lane.

Second, the proposal is to have trees and hedgerows planted to mask the house. The unintended consequence of this is that visibility will be increasingly difficult to exit the lane right onto Gomeldon Hill. When the landowner had Christmas trees on the site it was difficult to get a good line of sight when attempting to turn right; I assume the proposed plan will not improve visibility.

NO OBJECTIONS BUT REQUEST CONDITIONS

- we have no overall objections to this application

- however we would ask that a number of conditions are placed upon it in order to protect the amenity of local residents:

- limits to working hours such that there be no start before 8am, and no finish beyond 6.30pm Monday to Friday inclusive, 8am to 1pm Saturdays with no works allowed on Sundays and Bank Holidays

- no construction vehicles or visitors of any kind before or after construction be allowed to park in the narrow single track lane

- and for the benefit of residents, school traffic and the considerable commuter traffic to/from Porton Down, no deliveries be permitted between 8am and 9am and again from 2.30pm to 3.30pm Mondays to Fridays inclusive. This is because lorries will have to enter and leave by the Gomeldon Hill access and with no space in which to turn, they will be forced to either reverse in or out across high volumes of traffic including bus services.

GENERAL COMMENTS

I wish to shed some light on the apparent anomalies contained within the Neighborhood Plan which Mr Gibbons quite correctly quotes in his letter. I am writing this as a resident that was deeply involved with both the ''Made'' Neighbourhood Plan (NP), and the Village Design Statement (VDS) that preceded it, and it in no way represents the opinion of any other members of the Neighbourhood Plan Steering Group nor Idmiston Parish Council. I also wish to place on record that at no time did any members of the NP Steering Group exercise their right as parishioners to vote on any matter contained in the NP,

At the conception of the NP, it was agreed to investigate all sites within the Parish of Idmiston that met the criteria as defined on page 7 of the final NP. This says of these sites that “These were assembled from the sites submitted to Wiltshire Council in their 2012 call for sites, those that had been the subject of failed planning applications for housing and those which the owners had given consent for inclusion in the exercise.” These 26 sites were then presented to the parishioners at a public workshop on 6 September 2014. It was at that stage the site which this planning application refers to, which is shown as site G1 in the NP, was considered by the parishioners as being suitable for development.

During the next two years the draft NP evolved, using all the guidelines that Wiltshire Council provided us with, and incorporating feedback from questionnaires and meetings. It was during this period, that ‘Policies’ were initially created, and subsequently more closely refined, again following all the recommendations of both Wiltshire Council, and the consultants who we employed to assist us. The 10 sites that had been finally selected for potential development in 2014 were then subjected to a report which was commissioned from Indigo Landscape Architects Limited to test whether development in these locations could possibly be accommodated without impacting on the landscape and visual settings of the villages – see NP page 13. The conclusion was “It is not predicted that the development of these sites would adversely affect the landscape or visual setting of the villages or cause intervisibility between any of the villages“

The draft NP had to be approved by both Wiltshire Council, and also pass investigation by an independent inspector. Only then, could we present this to both Idmiston Parish Council and local parishioners, to see if they wished us to submit the NP to Wiltshire Council in order that it could be ‘Made ‘and thus have the force of statute accorded to it. This duly happened in 2017

I hope that I have explained how a site that is now in breach of the NP policies, was both offered up, and voted on, long before those same policies were created.

SUPPORT

I fully support this revised application to build on this plot of land. This has been an eyesore for some years, and the applicant has taken on board all the previous reasons for refusal, and presented a considerably smaller development which I believe will actually enhance the village. The very small amount of associated vehicular traffic that this development will create, using an existing entrance, is insignificant compared to the traffic at the junction with Gomeldon Road caused by the local school.

On reservation that I have is to ensure that the requirement for adequate visibility of traffic approaching up the hill from Winterbourne meets the necessary criteria, and will continue to do so in the future when and additional trees become fully mature.

Highways: West Gomeldon does not have a settlement boundary and as such I have concerns with regards to sustainability relating to the Wiltshire Core Strategy, Core Policy 60 and 61 which seeks to reduce the need to travel particularly by private car, and support and encourage sustainable, safe and efficient movement of people and goods. I shall be guided by you on this matter.

However should you be minded to approve the application, please can I be supplied with a drawing indicating the visibility from the vehicle access in both directions.

A further plan showing visibility splay was requested and submitted, following this Highways raised no objections subject to conditions

Archaeology: Objection

As explained in earlier advice given on proposed development area, the site has high potential for significant heritage assets with an archaeological interest. The site is also directly adjacent to a scheduled monument and the advice of Historic England should be sought with regard to the setting of the monument.

The National Planning and Policy Framework (NPPF) contains the following Policy:

“128. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.”

I consider that this site does have the potential to contain heritage assets of archaeological interest and that field evaluation is necessary.

In light of this, and in line with NPPF (2012), I would recommend that an archaeological field evaluation is carried out prior to the determination of the application. This information should reveal the impact of the proposed development on any buried archaeology, and such works should be conducted by a professional, qualified archaeologist and in line with a Written Scheme of Investigation agreed by this service.

No decision on approval of this scheme should be made until the results of the field evaluation have been made known. If the results are positive, it may be necessary for me to recommend a further programme of archaeological works as an appropriate planning condition to be carried out prior to development, or to recommend preservation in situ of the remains. The costs of the archaeological works will of course fall to the applicant.

Following a report submitted after a field evaluation was carried out the objection was removed.

I have now seen the results of the archaeological evaluation carried out in relation to our earlier advice. Nothing of archaeological significance was discovered during the work and I now have the report. This is to confirm that no further archaeological work is required in relation to this proposed development and we have no reason to continue the objection that we raised previously.

Ecology: I note the most recent ecology report and its conclusion that no protected species will be harmed as a result of the proposal. This is likely due to the recent clearance of the site.

Conditions: Any given permission should be in accordance with the recommendations in section 4.2 of the submitted Ecological Appraisal (Intel Ecology, 17/05/18), to reduce the potential impacts on wildlife and enhance the site for biodiversity.

Informatives: Please be advised that works should not take place that will harm nesting birds from March to August inclusive. All British birds (while nesting, building nests and sitting on eggs), their nests and eggs (with certain limited exceptions) are protected by law under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000. If birds are nesting on/in or within the vicinity of the proposed development, work should be undertaken outside the breeding season for birds to ensure their protection, i.e. works should only be undertaken between August and February. Further advice on the above can be sought from the Council Ecologists.

Wessex Water: None received

Historic England: We note that the application area is partly adjacent to the Scheduled Monument known as ‘Gomeldon deserted village’ (National Heritage List for England ref. 1003041). This proposal thus has the potential to impact on the setting of the Scheduled Monument, possibly leading to a loss of significance to this nationally-important, designated heritage asset.

The Scheduled Monument takes the form of a complex of earthworks and below-ground archaeological deposits of the medieval period. The most sensitive aspect of this asset is the evidence for the sequence of change in domestic and farm buildings between the 12th and 14th centuries. Also of interest here is the landscape relationship between the former village, the river, the mill and manorial site further to the north.

The National Planning Policy Framework (NPPF) refers to the conservation and enhancement of the historic environment in section 12. Paragraph 129 refers to the significance of heritage assets that may be affected by a proposal, whilst paragraph 132 refers to the conservation of heritage assets and notes that effects can arise from both a physical change and a change in setting.

The core of the medieval village is located to the west and downslope of the application site;

There is substantial existing screening between the application site and the Scheduled Monument, including a break in slope and mature trees and hedgerows;

· The application would not impact on the principal views to and from the Scheduled Monument, which we assess as to the north, west and south;

· The application would not impact on the relationship between the Scheduled Monument and key landscape elements such as the river valley below, the former mill, or the former manorial site.

We note from the archaeological desk-based assessment (Dr A Russell, Southampton University) that the western part of the application site may include earthworks of a former track-way aligned east-west. We also note that this track-way is mapped on the Ordnance Survey First Edition map of 1877 (25 inch). It is possible that the proposals may disturb or remove part of these earthworks. However, in our view, these potential earthworks are not of high archaeological sensitivity and do not form a key element supporting the significance of the Scheduled Monument.

Recommendation Historic England has no objection to the application on heritage grounds.

ASSESSMENT:

Site Description

The application site relates to a triangular shaped plot of land which currently is unused and has been left to become overgrown. The site is located on the junction of Gomeldon Road and East Gomeldon Road. The site is in an elevated position and on sloping ground with the highest point at the northern end. The site is not within a conservation area but lies adjacent to a scheduled ancient monument; the site also lies within a Special Landscape Area, and an Area of Special Archaeological significance.

Site History

S/2004/0421 Two dwellings with garage Refused 17/00965/FUL Erection of two dwellings and garages and construction of a drop off car park from Primary School Withdrawn

Proposal

Proposed new chalet style detached dwelling with attached double garage.

Principle of development

The National Planning Policy Framework (NPPF) came into force on 24th March 2012 and subsequently updated in July 2018 and makes it clear that planning law (Section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004) requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise. Paragraph 12 of the NPPF confirms that the ‘NPPF does not change the statutory status of the development plan as the starting point for decision making’ and proposed development that is in accordance with an up-to-date Development Plan (including any neighbourhood plans that form part of the development plan) should be approved and proposed development that conflicts should be refused unless other material considerations indicate otherwise.

The proposals are therefore to be considered in the context of the National Planning Policy Framework (NPPF) which sets out Central Government’s planning policies, and the adopted Wiltshire Core Strategy (WCS) which also includes some saved policies of the Salisbury District Local Plan (SDLP).

At the heart of the NPPF is a presumption in favour of sustainable development and the Adopted Wiltshire Core Strategy seeks to build resilient communities and support rural communities but this must not be at the expense of sustainable development principles. The Settlement and Delivery Strategies of the Core Strategy are designed to ensure new development fulfils the fundamental principles of sustainability.

This means focusing growth around settlements with a range of facilities, where local housing, service and employment needs can be met in a sustainable manner. A hierarchy has been identified based on the size and function of settlements, which is the basis for setting out how the Spatial Strategy will deliver the levels of growth.

Core Policy 1 of the Wiltshire Core Strategy sets out the 'Settlement Strategy' for the county, and identifies four tiers of settlement - Principal Settlements, Market Towns, Local Service Centres, and Large and Small Villages. Only the Principal Settlements, Market Towns, Local Service Centres and Large Villages have defined limits of development/settlement boundaries.

Core Policy 2 of the Wiltshire Core Strategy sets out the 'Delivery Strategy'. It identifies the scale of growth appropriate within each settlement tier, stating that within the limits of development, as defined on the policies map, there is a presumption in favour of sustainable development at the Principal Settlements, Market Towns, Local Service Centres and Large Villages.

The site is considered to be outside the main built up parameters of the small village of Gomeldon and is therefore situated in designated countryside (as defined by WCS policies CP1 (Settlement Strategy), CP2 (Delivery Strategy) and CP4 (Amesbury Community Area). In such an area, the provision of additional dwellings is seen as unsustainable as it is not considered to have good access to facilities, employment or public transport and is not therefore a sustainable location and against policy. However new dwellings in these locations may be supported where the site has formally been reviewed through a subsequent Site Allocations Development Plan Document (DPD) or community led planning documents (including Neighbourhood Plans).

Following an independent examination and a positive referendum result (84% of the votes in favour of the Neighbourhood Plan with a requirement for over 50% votes in favour for the NP to succeed), Wiltshire Council decided to formally 'make' the Idmiston Neighbourhood Development Plan in April 2017. The Idmiston Neighbourhood Plan (which includes Gomeldon) now forms part of the Development Plan for Wiltshire and the policies in the plan will be given full weight when assessing planning applications that affect land covered by the plan.

Core Policy 2 section 4.33 also states that Neighbourhood Plans should not be constrained by the specific housing requirements within the Core Strategy and additional growth may be appropriate and consistent with the Settlement Strategy (Core Policies 1 and 2). In addition sustainable development within the limits of development or at Small Villages should not be constrained just because requirements have been reached

The site is identified in ‘Figure 1 – Table of Preferred Sites’ on page 42 of the Neighbourhood Plan and comprises site G1 and states that the capacity for this site is 1 dwelling.

Policies 17 and19 of the Neighbourhood Plan are also relevant to new development sites:

The Neighbourhood Plan covers a plan period of 2015-2016 during this time the Neighbourhood Plan suggests provision for no more than approximately 32 dwellings should be made. Application 14/02043/FUL for 20 houses and 17/00842/OUT for 16 houses are outstanding which between them make 36 new houses. However the neighbourhood Plan states approximately 32 dwellings, the site on Land Adjacent to Stonehill in Gomeldon as one of the preferred sites shown above and as such Officers are of the opinion that the development is acceptable in principle with Policy 19 of the neighbourhood Plan. That said it is however noted that the Nieghbourhood Plan does contradict itself on some matters, these have been taken into consideration when reaching a carefully considered decision,

In addition to the consideration of principle, it is also necessary to consider the other relevant planning policies and the normal range of material considerations that have to be taken into account when determining a planning application and a judgement is necessary in terms of all the development impacts considered below.

Housing Need

Wiltshire Council has produced a Housing Land Supply Statement covering each Housing Market Area (HMA) in Wiltshire. The policies in the development plan would be given less weight if there was a demonstrable lack of housing land in the HMA.

The table below taken from the Housing Land Supply Statement (March 2018) provides an overview of the five year land supply against the housing requirements contained within the Wiltshire Core Strategy.

In this case, each of the HMAs currently has five years’ supply of deliverable land for housing development, with South Wiltshire having 5.68 years deliverable supply. Consequently, there is no immediate need for the development of non-allocated sites such as this proposal.

The impact on the character and appearance of the area

The application site is a large triangular shaped plot of land which slopes downwards from north to south. The site is considered to be located within open countryside where development such as this would normally not be supported however as the site is an allocated site (G1) within the recently made Neighbourhood Plan the principle of the development is now acceptable subject to complying with other policies and guidance and also subject to any other material consideration which would also deem otherwise.

The property will have a lower ground floor providing a kitchen, dining room, snug, utility and study/guest bedroom. The ground floor will provide a bedroom, bathroom, living room, master bedroom with ensuite and will be linked to the attached double garage. The living room will have access onto a terrace which faces south will views over the rear garden and fields beyond. The first floor will provide two additional bedrooms and a shower room.

The proposed dwelling is a contemporary design which uses the topography of the land to enable the dwelling to stagger the floors of the dwelling to minimise the impact on the landscape and surrounding area. The site is in a prominent position and will be seen when approaching Gomeldon from the south as well as from the east along east Gomeldon Road. The design of dwellings in the locality varies considerably with single storey dwellings, chalet bungalows and two story dwellings, the design of these providing an eclectic mix of built forms. The design of the proposed dwelling is not considered to have a negative impact on the character of the area and the choice of materials appropriate particularly given the mix of character and design of existing buildings in the vicinity.

Third party representations

The comments made by third party representations are acknowledged with regards to the neighbourhood plan which is discussed above, traffic issues and visibility which have been assessed by the Council’s Highways Officer. With regards to the hours of operation for building works, such conditions would be considered prudent for a big development where works are likely to be on a much bigger scale than for a single dwelling; the number of vehicular movements for a small development such as this are not considered necessary for a condition to restrict the hours. If noise or disturbance should become a nuisance and unreasonable there are other avenues which should be used such as Public Protection. Parking of vehicles on the road for delivery etc during building works is something which is necessary for the works to be carried out; again this is not something which could reasonably be conditioned in a development such as this. A balanced decision has been reached by the Officers using national and local policies which include the Neighbourhood Plan, in reaching this balanced decision each matter has been carefully considered before conclusions made.

Highway considerations

The existing site is an unused field which is overgrown, an access gate to the field is located on the northern side, and the application site lies adjacent to the junction with Gomeldon Road and East Gomeldon Road. The proposed development is proposing to provide access to the site in a similar place to the existing,

Initial comments from the highways officer stated that

“West Gomeldon does not have a settlement boundary and as such I have concerns with regards to sustainability relating to the Wiltshire Core Strategy, Core Policy 60 and 61 which seeks to reduce the need to travel particularly by private car, and support and encourage sustainable, safe and efficient movement of people and goods. I shall be guided by you on this matter. However should you be minded to approve the application, please can I be supplied with a drawing indicating the visibility from the vehicle access in both directions.”

This site would normally receive a negative response from officers due to being located within the open countryside and not being considered sustainable development however due to being an allocated site within the made Nieighbourhood plan it was considered that this is an exception site which could therefore be supported despite normally being contrary to Core Policies 60 and 61.

A plan was requested from the applicant to show the visibility splay, following receipt of this Highways raised no objections subject to conditions.

Archaeology

The application site is located adjacent to a scheduled ancient monument and therefore has high potential for possible archaeological finds on the site. Advice given during previous pre-application and full application submissions were that an archaeological field evaluation would be required if further applications were made on the site. This had not been carried out prior to this application which is under assessment being submitted which resulted in an objection from the Council’s Archaeologist who requested a field evaluation be carried out and results submitted for consultation.

This was duly done by the applicants, the findings of the works carried out showed nothing of archaeological significance on the site and the objection by the Council’s Archaeologist was removed.

Ecology

An ecology report was submitted with the initial set of documents but as this was undertaken in January 2017 and the site had changed considerably and become overgrown an up-to-date survey was requested, a revised ecology survey and report were received but were identical to the original survey/report except for an amended date of February 2018. Another survey was requested that was to be undertaken at the present time to fully represent protected species on the site; the ecology officer comments at this time stated:-

The application is supported by an Ecological Survey (David Leach Ecology Ltd, Jan 2017) which concluded that there was no evidence of protected species or habitats on site when surveyed in August 2016. The site had been recently cleared to very short vegetation and bare ground.

Site photos taken in February show that the vegetation on site has re-colonised and shows a variety of habitats. The site now offers potential opportunities for protected species, in particular reptiles. The site is connected to off-site habitat features, making it more likely that wildlife may have moved back into the area.

Prior to determination, the existing ecology report must be updated to show results of a current Preliminary Ecological Appraisal. This report should be submitted for appraisal by a council ecologist and should include any required Phase 2 surveys, mitigation and enhancement measures. . An ecological survey was subsequently undertaken in April 2018 by Intel Ecology followed by a further ecological appraisal to cover a reptile survey undertaken in May 2018 by Intel Ecology. Both reports were passed to the Council’s ecologist for comment. The ecologist noted that the conclusions within the report carried out in May 2018 was that no protected species will be harmed as a result of the proposal and that this is likely due to the recent clearance of the site. No objections were made subject to condition.

Impact on neighbour amenity

The application site only has neighbours to the north on the opposite side of the road, it is therefore concluded that the proposed development is unlikely to have significant adverse impacts on neighbour amenity through loss of privacy, overshadowing or conflict with their amenity,

Conclusion

The proposed erection of a chalet style dwelling with attached garage is considered to be acceptable by virtue of its scale, design and materials, with no significant impact to neighbouring amenities, and it is therefore considered to be in accordance with Core Policies 1, 2, 3, 4, 43, 44, 45, 50, 51, 57, 58, 60, 61 and 64, of the adopted Wiltshire Core Strategy, the Idmiston neighbourhood Plan and the aims of the NPPF.

RECOMMENDATION: Approve with conditions

1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2) The development hereby permitted shall be carried out in accordance with the following approved plans:

Location plan Drg no P18-004 02-02-001 dated January 2018 received 08/02/2018 Proposed site plan Drg no P18-004 02-02-002B dated January 2018 received 20/07/2018 Proposed floor plans Drg no P18-004 02-03-001 dated January 2018 received 08/02/2018 Proposed floor plans Drg no P18-004 02-03-002 dated January 2018 received 08/02/2018 Proposed north elevation Drg no P18-004 02-05-001 dated January 2018 received 08/02/2018 Proposed east elevation Drg no P18-004 02-05-002 dated January 2018 received 08/02/2018 Proposed south elevation Drg no P18-004 02-05-003 dated January 2018 received 08/02/2018 Proposed west elevation Drg no P18-004 02-05-004 dated January 2018 received 08/02/2018 Design and access statement received 08/02/2018 Preliminary ecology report by Intel Ecology dated 10/04/18 received 20/04/18 Ecological appraisal by Intel Ecology Dated 17/05/18 received 23/05/18 Archaeological Evaluation of Land adjacent to Stonehill, West Gomeldon, Wilts. Southampton Archaeology Unit Report 1327 dated 2018 received 22/05/18

REASON: For the avoidance of doubt and in the interests of proper planning.

3) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions to, or extensions or enlargements of any building forming part of the development hereby permitted.

REASON: In the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions, extensions or enlargements

4) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no garages, sheds, greenhouses and other ancillary domestic outbuildings shall be erected anywhere on the site on the approved plans.

REASON: To safeguard the character and appearance of the area.

5) The development hereby permitted shall not be first occupied until the first five metres of the access, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

REASON: In the interests of highway safety.

6) Any gates shall be set back 4.5 metres from the edge of the carriageway, such gates to open inwards only.

REASON: In the interests of highway safety.

7) No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

8) The development hereby permitted shall not be occupied until the area between the nearside carriageway edge and a line drawn 2.4 metres parallel thereto over the entire site frontage has been cleared of any obstruction to visibility at and above a height of 900mm above the nearside carriageway level. That area shall be maintained free of obstruction at all times thereafter.

REASON: In the interests of highway safety.

9) Any given permission should be in accordance with the recommendations in section 4.2 of the submitted Ecological Appraisal (Intel Ecology, 17/05/18), to reduce the potential impacts on wildlife and enhance the site for biodiversity.

REASON: To ensure adequate protection, mitigation and compensation for protected species, priority species and priority habitats.

Informative

The application involves an extension to the existing/creation of a new dropped kerb. The consent hereby granted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence will be required from Wiltshire’s Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact our Vehicle Crossing Team on [email protected] and/or 01225 713352.

Informative Please be advised that works should not take place that will harm nesting birds from March to August inclusive. All British birds (while nesting, building nests and sitting on eggs), their nests and eggs (with certain limited exceptions) are protected by law under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000. If birds are nesting on/in or within the vicinity of the proposed development, work should be undertaken outside the breeding season for birds to ensure their protection, i.e. works should only be undertaken between August and February. Further advice on the above can be sought from the Council Ecologists.