DEVELOPMENT MANAGEMENT COMMITTEE - 17 DECEMBER 2018

Case No: 18/00704/FUL (FULL PLANNING APPLICATION)

Proposal: CONVERT STABLE AND BARN DETACHED BUILDING INTO A RESIDENTIAL PROPERTY

Location: HALL FARM, HALL LANE, TILBROOK, HUNTINGDON

Applicant: ARAGON HOMES (MR AND MRS STRONG)

Grid Ref: 508235 270122

Date of Registration: 03.04.2018

Parish: TILBROOK

RECOMMENDATION - APPROVE

This application is referred to the Development Management Committee as the proposed development represents a departure from the Development Plan and the recommendation of refusal from Tilbrook Parish Council conflicts with the Officer recommendation of approval.

1. DESCRIPTION OF SITE AND APPLICATION

1.1 This application relates to a complex of detached former farm outbuildings (comprising a main stable block, outside store, lean-to shelter, garden store, and two storey cart store incorporating a ground floor tack room and first floor storage and accommodation) located approximately 40m northwest from The Hall, a detached dwelling which is positioned approximately 190m west of Hall Lane in Tilbrook.

1.2 The land slopes gently down toward the west of the application site. An established belt of trees forms the boundary to the west and north, with the boundary to the east defined by the proposed access from Hall Lane. The boundary to the south is not readily defined, with the rear amenity space of The Hall lying beyond.

1.3 The proposal is for the conversion of the existing outbuildings into a dwelling.

1.4 The application is supported by the following documents (all available via public access): • Design and Access Statement • Planning Statement • Protected Species Survey • Structural Survey

2. NATIONAL GUIDANCE

2.1 The National Planning Policy Framework (24th July 2018) (NPPF 2018) sets out the Government's planning policies for England and identifies three overarching objectives (economic, social and environmental) to be pursued in mutually supportive ways in order to contribute to the achievement of sustainable development.

2.2 Paragraphs 10 and 11 of the NPPF 2018 identify a presumption in favour of sustainable development.

2.3 NPPF 2018 replaced NPPF 2012 in July 2018. HDC submitted their Local Plan on 29 March 2018. Transitional arrangements are in place for Local Planning Authorities which submitted Local Plans for examination prior to the 29 January 2019 to ensure consistency. Accordingly, NPFF 2012 objectives and policies will continue to be relevant.

For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities- and-local-government

3. PLANNING POLICIES

3.1 Saved policies from the Huntingdonshire Local Plan (1995) • EN17: Development in the Countryside • EN18: Trees, Woodlands, Hedges and Meadowland • EN20: Landscaping Scheme • EN22: Nature and Wildlife Conservation • EN24: Access Provision for the Disabled • EN25: General Design Criteria • H23: Housing Development Outside Environmental Limits • H31: Residential Amenity and Privacy Standards • T18: Access Requirements for New Development • T19: Pedestrian Routes for New Development

3.2 Saved policies from the Huntingdonshire Local Plan Alterations (2002) • HL5: Quality and Density of Development • HL10: Housing Provision

3.3 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable Development in Huntingdonshire • CS3: The Settlement Hierarchy • CS10: Contributions to Infrastructure Requirements

3.4 Huntingdonshire's Local Plan to 2036: Proposed Submission 2017 (as amended March 2018 for submission) • LP1: Amount of Development • LP2: Strategy for Development • LP4: Contributing to Infrastructure Delivery • LP6: Waste Water Management • LP10: Small Settlements • LP11: The Countryside • LP12: Design Context • LP13: Design Implementation • LP15: Amenity • LP16: Surface Water • LP17: Sustainable Travel • LP18: Parking Provision and Vehicle Movement • LP26: Housing Mix • LP33: Trees, Woodland, Hedges and Hedgerows • LP35: Rural Buildings

3.5 The LPA consider the Local Plan to 2036 to be a sound plan and it was submitted for examination on the 29th March 2018. Footnote 22 of NPPF 2018 states during the transitional period for emerging plans submitted for examination (set out in paragraph 214 of NPPF 2018), consistency should be tested against the previous Framework published in March 2012. The plan has therefore reached an advanced stage and is consistent with the policies set out within the NPPF 2012. Given the transitional arrangements in place it is considered that if there is any tension between emerging policies and NPPF 2018 the previous framework policies will prevail.

3.6 Supplementary Planning Documents: • Huntingdonshire Design Guide Supplementary Planning Document 2017 • Huntingdonshire Landscape and Townscape Assessment 2007

Local policies are viewable at https://www.huntingdonshire.gov.uk

4. PLANNING HISTORY

4.1 None.

5. CONSULTATIONS

5.1 Tilbrook Parish Council: [comments attached] "Unanimously recommend refusal. The access shown for the development appears to be via a public footpath which, for about 90m of its length to the access point is not metalled and not suitable for vehicular traffic. However, should it be your decision that access via an unsurfaced public footpath is acceptable we would wish you to take into consideration the following. That portion of Hall Lane from its junction with Station Rd northwards which does have a metalled surface is, we understand, very poorly constructed and unlikely to support heavy vehicles. We feel that a condition survey of the Lane should be required of the builder/applicant before work commences and that the builder/applicant should be required to repair any damage to the road surface AND the verges before occupancy of the new dwelling is permitted".

5.2 Cambridgeshire County Council Highways: "… would advise the applicant to contact the highway authorities maintenance team for their requirements in order to allow vehicular access over the proposed non metaled element of the highway, this should be carried out in consultation with the rights of way team also to ensure that proposed is acceptable".

5.3 Cambridgeshire County Council Rights of Way: "…[no objection] on the basis that the rights of way are duly considered in the development process and specification types are agreed with this council".

5.4 Cambridgeshire Wildlife Trust: "…note that the buildings were found to be unsuitable for bats and the proposals are therefore unlikely to cause harm to this group of protected species. I agree with the recommendation for a sensitive lighting scheme to avoid disturbance to bats. Evidence of nesting birds was found and therefore works should be carried out outside the bird nesting season (March-August inclusive) to avoid disturbance to breeding birds. Should permission be granted, in order to provide a net gain in biodiversity, in line with local and national planning policy, the scheme should include provision of bird boxes such as the alternative swallow nesting sites as recommended, and/or inclusion of native species within landscaping".

6. REPRESENTATIONS

6.1 Two representations have been received, neither of which raises opposition to the principle of the conversion of the stables into a dwelling.

However, concerns which centre upon the proposed access have been raised. Issues raised include: • There is no 'track' to 'make good'; • Grass footpath to a domestic driveway requires planning permission; • Hall Lane has no sub base and cannot be resurfaced - are CCC Highways happy with additional/construction traffic and potential damage? • Inaccurate plans with regard to boundaries around Hall Cottage; • Beyond Hall Cottage lies only a footpath - unsuitable for vehicles; • If planning is granted, a condition which requires a precondition survey of Hall Lane and to reinstate/repair verges on completion of construction; • Increase in traffic onto areas of road which are poor quality, should a Section 106 agreement be considered?

6.2 Officer response: The concerns expressed in the two representations are discussed in the relevant sections below.

The occupiers of Hall Cottage have been contacted for further detail regarding the reported inaccuracy within the submitted plans in relation to the boundaries of Hall Cottage. At the time of writing, no further details have been received. The LPA must take submitted plans/certificates at face value and in good faith, however any update will be provided in the Late Reps document.

7. ASSESSMENT

7.1 The Planning and Compulsory Purchase Act 2004 (Section 38(6)) identifies that planning applications should be determined in accordance with the Development Plan unless material considerations indicate otherwise. This is reiterated within paragraphs 2, 11 and 47 of the NPPF.

7.2 Under section 70(2) of the Town and Country Planning Act 1990 when dealing with planning applications, the Local Planning Authority shall have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations. 7.3 The development plan is defined in Section 28(3)(b) of the 2004 Act as "the development plan documents (taken as a whole) that have been adopted or approved in that area".

7.4 In Huntingdonshire the development plan consists of: • Saved policies from the Huntingdonshire Local Plan 1995 (Parts 1 and 2) • Saved policies from the Huntingdonshire Local Plan Alteration 2002 • Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • Huntingdonshire West Area Action Plan 2011 • Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy 2011 • St Neots Neighbourhood Plan • Godmanchester Neighbourhood Plan • Houghton and Wyton Neighbourhood Plan

7.5 The statutory term 'material considerations' has been broadly construed to include any consideration relevant in the circumstances which bears on the use or development of land; Cala Homes (South) Ltd v Secretary of State for Communities and Local Government & Anor [2011] EWHC 97 (Admin); [2011] 1 P. & C.R. 22, per Lindblom J. Whilst accepting that the NPPF does not change the statutory status of the Development Plan, paragraph 2 confirms that it is a material consideration and significant weight is given to it in determining applications.

Housing Supply Policies:

7.6 In order to satisfy the requirements of the NPPF to boost housing supply the Council must demonstrate an up-to-date five year supply of deliverable housing sites to meet its objectively assessed need, with an additional buffer to ensure choice and competition in the market for land; this requirement is set out in paragraph 73 of the NPPF. Due to under delivery in recent years the buffer to be applied for the District is 20%. The December 2017 Annual Monitoring Review applies the 20% buffer and demonstrates that the Council has a five year supply of housing land.

7.7 The Development Plan policies relevant to the supply of housing (En17 and H23 of the Huntingdonshire Local Plan (HLP) and CS2 and CS3 of the Huntingdonshire Core Strategy (HCS)) were set against a lower Objectively Assessed Need figure such that strict application of these policies would result in failure to achieve the objectively assessed housing need figure that the Council currently has identified as part of the emerging Local Plan to 2036. These policies are therefore no longer fully up-to-date or consistent with the NPPF and, at this time and until the Council adopts the Local Plan to 2036 with up-to-date policies, the 'tilted balance' as set out within the 4th bullet point of para. 11 is engaged.

7.8 For decision-taking this means granting permission in instances where the Development Plan is absent, silent or the most important policies for determining the application are out-of-date, unless any adverse impacts would significantly and demonstrably outweigh the benefits (having regard to the Framework policies taken as a whole), or specific polices of the Framework indicate development should be restricted.

7.9 This report assesses the following principal, important and controversial issues: • The principle of development; • The design of the proposal in relation to the street scene and the character/appearance of the area as a whole; • Accessibility, parking and the impact upon highway safety; • Ecology; and • The impact on the amenity of neighbours.

7.10 The fundamental assessments to be made: • Whether the proposed development conflicts with the policies outlined in the Development Plan; • If a conflict is identified, whether the application can be considered to be in accordance with the Development Plan when taken as a whole; • If the proposed development is not in accordance with the Development Plan, whether there are any material considerations, including emerging policies in the Local Plan to 2036 and the NPPF, which indicate that planning permission should be granted.

Policy Weighting:

7.11 Paragraph 215 of the NPPF 2018 advises that due weight should be given to Development Plan policies which pre-date the NPPF according to their degree of consistency with the Framework. Paragraph 48 of the NPPF 2018 identifies the weight to be given to emerging plans. The LPA consider the Local Plan to 2036 to be a sound plan and it was submitted for examination on the 29th March 2018. The plan has therefore reached an advanced stage and is consistent with the policies set out within the NPPF.

7.12 The LPA considers that the NPPF 2018 has a slightly more positive approach to development in the countryside than the restrictive development plan policies which have a specific countryside focus (H23, EN17 and CS3), and this partial inconsistency requires a reduction in the weight afforded to those policies (from 'full' to 'significant') when assessing development proposals.

7.13 Policy En25 of the Local Plan 1995, policy HL5 of the Local Plan Alteration 2002 and CS1 of the Core Strategy (2009) are all broadly consistent with the NPPF and these policies can therefore be afforded full weight.

7.14 Emerging policies LP2, LP11, LP12 and LP13 follow a similar vein and are also considered to be broadly consistent with the NPPF. As the emerging policies are yet to be subjected to Examination, the LPA considers that moderate weight can be afforded.

7.15 Policy CS1 of the adopted Core Strategy (2009) sets out the criteria for sustainable development and is broadly consistent with the NPPF. Having regard to the NPPF paragraph 215, this policy is considered to have full weight, given the NPPF requirement for development to be sustainable and jointly and simultaneously achieve economic, social and environmental gains.

7.16 Policy CS10 of the Core Strategy (2009) is the relevant policy for securing contributions to infrastructure requirements, This policy, along with the Developer Contributions SPD (2011) and emerging policy LP4 are considered to be consistent with paragraphs 54 and 56 of the NPPF 2018 and are afforded significant weight.

The Principle of Development:

Development Plan policies with specific relevance to the proposed development:

7.17 The application site is located outside the built up area of Tilbrook.

7.18 Policy EN17 of the Local Plan (1995) generally restricts development to "that which is essential to the efficient operation of local agriculture, horticulture, forestry, permitted mineral extraction, outdoor recreation or public utility services". Policy H23 identifies a 'general presumption against housing development outside environmental limits' with some exceptions (e.g. dwellings for farm workers etc).

7.19 Policy CS1 of the Core Strategy (2009) promotes sustainable development and details a range of considerations for new development. Within the supporting text of CS1 it is recognised that "due to the limited supply of brownfield land, it is also necessary to use greenfield land in order to accommodate the growth required".

7.20 Policy CS3 of the Core Strategy (2009) identifies Tilbrook as a 'Smaller Settlement' and indicates that residential 'infilling' (up to three dwellings within the built-up area) may be appropriate.

Identified policy conflict:

7.21 The proposed development conflicts with policies EN17 and H23 of the Local Plan (1995) as the development is not listed in the policy wording of EN17 and the development is not required for the efficient management of agriculture, forestry or horticulture.

7.22 The restriction of development (other than the expressly stated forms) in the countryside through the provisions of EN17 and H23 requires an assessment as to the extent to which these policies accord with the NPPF.

7.23 The LPA considers that both EN17 and H23 do not reflect the more nuanced approach to development in rural areas identified in the NPPF. Accordingly, EN17 and H23 are considered, to a moderate degree, to conflict with the NPPF.

7.24 Therefore, whilst the proposed development conflicts with policies EN17/H23 of the Huntingdonshire Local Plan (1995), this degree of conflict does not carry a significant amount of weight, given the inconsistencies between these policies and the NPPF.

7.25 The proposed development also conflicts with policy CS3 of the Core Strategy (2009). Whilst the application site lies within the curtilage of Hall Farm, given the location of Hall Farm on the north edge of the village of Tilbrook, the application site is not considered to lie within the 'built-up area'. This degree of conflict is considered to carry a moderate amount of weight.

Emerging Local Plan:

7.26 Policy LP35 of Huntingdonshire's Local Plan to 2036: Proposed Submission 2017 identifies the criteria upon which conversion proposals are assessed: A proposal for the conversion of a building in the countryside that would not be dealt with through 'Prior Approval/ Notification' will be supported where it can be demonstrated that: a. the building is: i. redundant or disused; ii. of permanent and substantial construction; iii. not in such a state of dereliction or disrepair that significant reconstruction would be required; and iv. structurally capable of being converted for the proposed use; and

b. the proposal: i. would lead to an enhancement of the immediate setting; and ii. any extension or alteration would not adversely affect the form, scale, massing or proportion of the building.

Taking each point in turn:

7.27 A (i): The outbuildings are understood to be used for the general storage of domestic goods and car parking. The outbuildings became redundant (in relation to the original purpose of construction) upon the cessation of the farm operation.

7.28 A (ii): The application is supported by a "Report on Structural Survey", Project Number 62281 by PRP Civil and Structural Engineers (23 March 2018). This report concludes that the barns are suitable for conversion, subject to some remediation works and the installation of new concrete ground floor slabs which incorporate a damp proof membrane.

7.29 A (iii): The PRP report identified the framing of the open car port as the primary area of disrepair. Remedial works to this element are not considered to represent significant reconstruction.

7.30 A (iv): Subject to the upgrading works identified in the PRP report, the barns are considered to be structurally capable of being converted for the proposed use.

7.31 B (i): Should the remedial works be undertaken sympathetically along with an appropriate scheme of landscaping for the resultant curtilage, the proposed development is considered to lead to an enhancement of the overall setting of the outbuildings.

7.32 B (ii): The proposed alterations are considered to be relatively minor, sympathetic and appropriate. The development would not adversely affect the form, scale, massing or proportion of the outbuildings.

NPPF position:

7.33 The presumption in favour of sustainable development is clearly outlined within the NPPF. Section 5 (paragraphs 59 - 80) focuses upon the objective of significantly boosting the supply of homes.

7.34 Paragraph 78 states that "…housing should be located where it will enhance or maintain the vitality of rural communities…where there are groups of smaller settlements, development in one village may support services in a village nearby".

7.35 Paragraph 79 notes that "decisions should avoid the development of isolated homes in the countryside" unless one or more of the five identified criteria are applicable. In this instance, bullet point (c) "the development would re-use redundant or disused buildings and enhance its immediate setting" is considered to be relevant.

Conclusion:

7.36 Notwithstanding the identified conflict with EN17/H23 of the 1995 Local Plan and CS3 of the Core Strategy (2009), for the reasons set out above and having regard to the provisions in paragraph 8 and section 5 of the NPPF (Delivering a sufficient supply of homes), along with emerging policies LP1 and LP2, it is considered that the proposed development is capable of being acceptable in principle, subject to assessment of other material planning considerations (below).

The design of the proposal in relation to the street scene and the character/appearance of the area as a whole

7.37 The proposed development seeks to convert a group of stables and barn outbuildings to a residential use. Alterations are required to facilitate a residential use; however works to the external elevations are considered to be sympathetic and will retain the intrinsic character of the outbuildings.

7.38 HDC Urban Design offered no objection to the proposal, noting that the development will utilise existing openings (through re-use or infilling) and existing window head/sill details will be retained.

7.39 As the buildings are located approximately 235m to the west of Hall Lane, the potential visual impact arising through the proposed conversion from views to the east of the application site is considered to be limited. A right of way is located approx. 500m to the south/southwest of the application site. Given the extent of the screening provided by the existing boundary planting, the potential visual impact is considered to be limited from these viewpoints.

7.40 Notwithstanding this point, it is considered appropriate to impose conditions to ensure that full details of the proposed location of flue vents and air source heat pump are provided, along with an appropriate palette of materials and a suitable hard/soft landscaping scheme in order to preserve the intrinsic character of the outbuildings, enhance the overall setting of the application site and to achieve a high quality of development.

7.41 With the imposition of the conditions outlined above, the proposed development will not result in an unacceptable detrimental impact on the character or appearance of the area, nor interrupt the interpretation of the wider street scene. The development is considered to represent an improvement to the immediate setting by bringing the outbuildings into a viable use (thereby securing their retention and avoiding a potential situation of the structures falling into disrepair) and through securing enhancements by way of suitable and appropriate landscaping.

7.42 None of the trees within or around the application site benefit from protection. Paragraphs 3.16 - 3.17 of the PRP structural report identified the proximity of a number of substantial ash trees as a likely cause of the cracking on the northeast wall of the main cart store structure, but noted that the cracking "did not appear to be excessive and consequently was not compromising the overall structural stability [of the cart store]". It would be considered unjustified to refuse planning permission on the grounds of anticipated pressure from future occupants to pollard/remove trees.

Ecology:

7.43 The Wildlife Trust offered no objection to the proposed development, noting that the Protected Species Survey (ERAs Consultancy: 11 October 2018) identified that the buildings were found to be unsuitable for bats.

7.44 Subject to the imposition of a condition to ensure the provision of bird boxes and a sensitive lighting scheme, the proposed development is considered to be acceptable in this regard.

Accessibility, parking and the impact upon highway safety

7.45 The application site is located approximately 1.2km from the centre of Tilbrook and approx. 3km from the available shops/services found in the centre of Kimbolton.

7.46 It is accepted that the proposed development would be highly likely to lead to an increase in traffic generation, as it is anticipated that the future occupants of the proposed dwelling would use private means of transport to access amenities located outside of Tilbrook/Kimbolton.

7.47 However, given the scale of the development, it is considered that the potential reliance upon vehicles by the occupants of the development would not outweigh the social and economic benefits of securing the long term retention of the barns through a viable, deliverable conversion which would contribute to the housing stock of the district.

7.48 CCC Highways raised no objection to the proposed development with regard to highway safety and the proposed site plan (Z2492-02) provides a substantial independently workable, effective off-street parking area for the proposed dwelling.

7.49 The submitted Design and Access Statement outlines that the proposed development will be "accessed via a reinstated hard surfaced former driveway from the end of Hall Lane…". Whilst an access route which extends from the northern boundary of the highway now known as Hall Lane is clearly indicated on maps from 1900 onwards, no details of the construction of this surface have been submitted.

7.50 Comments from CCC Highways (15.06.2018) identified this particular element of the highway as "non-metalled" and advised that CCC Rights of Way should also be consulted, given the status of this part of the highway as a Right of Way. A Certificate B was issued to Cambridgeshire County Council (CCC) on 26.10.2018, due to the red line of the application site extending across a parcel of land within CCC ownership.

7.51 CCC Rights of Way did not offer an objection to the proposed development, subject to the imposition of a condition which ensures that the delineation of the highway/footpath is appropriate and constructed/finished to an acceptable standard.

7.52 Whilst a gravelled finish is considered to be adequate for the access route which connects the proposed parking area within the application site to the northern section of Hall Lane, it is considered appropriate to ensure that full details of the proposed works to the northern section of Hall Lane are secured by condition, in order to allow the proposed works to be assessed in conjunction with CCC Highways/ROW to ensure a suitable arrangement and surface finish.

7.53 The comments raised through the representations regarding the access to the application site are understood, however it must be noted that CCC Highways offered no objection to the proposed development with regard to the construction of Hall Lane, nor indicated that a condition which required a pre-commencement survey of the highway was required.

7.54 In the absence of such a direction from CCC Highways, it is considered that to attempt to secure a pre-commencement survey of the highway wither through a condition or S106 obligation would fail the six tests outlined in paragraph 55 and the requirements of paragraph 56 of the NPPF 2018.

The impact on the amenity of neighbours

7.55 Due to the previous use of the application site, HDC Environmental Health advised of the possibility that residual contamination could be found which may impact upon the future occupants of the converted barns. As such, it is considered necessary to impose a condition which ensures a satisfactory site investigation.

7.56 Due to the scale, positioning and orientation of the proposed dwelling relative to the surrounding built form, the proposal is not considered to create a detrimental impact upon residential amenity in terms of overshadowing or by way of being overbearing, particularly when the separation distance (approximately 40m between the proposed structure and The Hall) and the change in relief across the wider Hall Farm site is taken into account.

7.57 Given the scale and position of the proposed windows at first floor level, coupled with the aforementioned separation distance, the proposed development does not give rise to concerns relating to an unacceptable detrimental impact through overlooking/a loss of privacy. Accordingly, the proposed development is considered to be acceptable with reference to policy H31 of the 1995 Local Plan, emerging policy LP15 and the NPPF 2018,

Conclusion and Planning Balance:

7.58 At the heart of the NPPF is a presumption in favour of sustainable development, that is, development which strikes a satisfactory balance between economic, environmental and social considerations.

7.59 Economic: The proposed development would contribute toward economic growth, including job creation during the conversion phase and in the longer term through the additional population assisting the local economy through spending on local services / facilities.

7.60 Environmental: The visual impacts of the proposed development are considered to be minimal and due regard must be given to the improvements to the application site which can be secured through condition.

7.61 Social: The proposed development would increase the supply of market housing and is deliverable. Whilst the Council can demonstrate a five year supply of deliverable housing land, the provision of market housing on the application site would amount to a moderate benefit in terms of providing a greater flexibility to the supply of housing.

7.62 With regard to the aforementioned 'tilted balance' as set out in paragraph 11 of the NPPF, the adverse impacts of the proposed development (as identified directly above and in the main body of report) are not considered to significantly and demonstrably outweigh the benefits, subject to the imposition of conditions (outlined below) which are considered to provide adequate mitigation.

7.63 As such, whilst the proposal represents a departure from the development plan, the LPA considers that relevant emerging policies and both the NPPF 2012 and 2018 indicate that planning permission should be granted.

8. RECOMMENDATION - APPROVAL subject to conditions to include the following

• Time limit • Development in accordance with plans • Materials (including facing brick; slate roof tiles and windows) • Hard/Soft Landscaping scheme (including boundary treatments) • Proposed location of flue vents (wood burning stoves, bathrooms and en-suites) • Location of the air source heat pump • Parking and turning area to be provided prior to occupation and retained as such • Land contamination investigation • Submission of a scheme to provide bird boxes and sensitive lighting arrangements • Appropriate delineation of the highway/footpath and constructed/finished to an acceptable standard

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs.

CONTACT OFFICER: Enquiries about this report to James Lloyd Senior Development Management Officer 01480 388389

Huntingdonshire DC Public Access

From: Lionel Thatcher Sent: 10 May 2018 10:44 To: Control, Development (Planning) Subject: Planning Responses

Dear Sirs,

My Council considered the following applications at their meeting yesterday and their views are as stated.

18/00704 Hall Farm, Hall Lane - convert stable and barn detached building into residential property,

Unanimously recommend refusal. The access shown for the development appears to be via a public footpath which, for about 90m of its length to the access point is not metalled and not suitable for vehicular traffic. However, should it be your decision that access via an unsurfaced public footpath is acceptable we would wish you to take into consideration the following. That portion of Hall Lane from its junction with Station Rd northwards which does have a metalled surface is, we understand, very poorly constructed and unlikely to support heavy vehicles. We feel that a condition survey of the Lane should be required of the builder/applicant before work commences and that the builder/applicant should be required to repair any damage to the road surface AND the verges before occupancy of the new dwelling is permitted,

18/00665 White Horse Public House - demolish conservatory and erect new plus internal and external alterations.

Recommend approval as appropriate development.

Regards

Lionel Thatcher Clerk to the Council

1 Development Management Committee

Scale =1 :2,500 Application Ref:18/00704/FUL

Date Created: 05/12/2018 © Crown copyright and database rights 2018 Location:Tilbrook Ordnance Survey HDC 100022322

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