DEVELOPMENT MANAGEMENT COMMITTEE 14 DECEMBER 2020
Case No: 20/01687/FUL (FULL PLANNING APPLICATION)
Proposal: CHANGE OF USE TO DWELLINGHOUSE INCLUDING WORKS TO FACILITATE THE CHANGE OF USE INCLUDING CHANGES TO ROOF FORM, ADDITIONAL EXTERNAL DOORS AND WINDOWS, AND PART REMOVAL OF BOUNDARY WALL.
Location: BUILDERS YARD REAR OF 24 ELTON ROAD WANSFORD PETERBOROUGH
Applicant: MR NEIL TOWNS
Grid Ref: 507573 298878
Date of Registration: 10.09.2020
Parish: SIBSON-CUM-STIBBINGTON
RECOMMENDATION - APPROVE
This application is referred to the Development Management Committee (DMC) as the Officer recommendation of approval is contrary to the Parish Council’s recommendation of refusal.
1. DESCRIPTION OF SITE AND APPLICATION 1.1 The application site comprises a builder’s yard on land to the rear of No.24 Elton Road featuring two small barn outbuildings, a larger single storey pitched roof storage outbuilding, grassland, and several mature trees. Access to the application site is via an existing narrow gravel driveway between Nos.24 & 26 Elton Road. The blue line of land ownership covers the remaining parcel of land west of the application site, the whole of No.12 Elton Road and an additional existing concrete access driveway to the site between Nos.8 and 14A Elton Road.
1.2 The site is located within Winsford Conservation Area and to the rear of a number of Listed Buildings (18-24 Elton Road, 14 Elton Road, 6-8 Elton Road & 4 Elton Road which are all Grade II Listed) and wholly within Flood Zone 2 (medium probability of flooding) within the Huntingdonshire Strategic Flood Risk Assessment (SFRA) 2017 and the Environment Agency Flood Maps for Planning. There are a number of mature trees on the site. 1.3 This application proposes the change of use of the storage outbuilding at No.12 to a single dwellinghouse, and the change of use from builder’s yard to residential curtilage. It is proposed to extend the existing gravel driveway across the site and retain the two barns, the larger of which is allocated for secure cycle storage. To facilitate the change of use to a single dwellinghouse, changes to the roof form, orientation of the outlook of the building, additional external doors and windows are proposed, and part removal of the boundary wall to facilitate the new openings to the outbuilding subject to conversion.
2. NATIONAL GUIDANCE
2.1 The National Planning Policy Framework (19th February 2019) (NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'
2.2 The NPPF 2019 sets out the Government's planning policies for (amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment.
2.3 The National Design Guide (2019): • C1 - Understand and relate well to the site, its local and wider context • C2 - Value heritage, local history and culture • I1 - Respond to existing local character and identity • I2 - Well-designed, high quality and attractive • I3 - Create character and identity • B2 - Appropriate building types and forms • M3 - Well-considered parking, servicing and utilities infrastructure for all users • N1 – Provide high quality, green open spaces with a variety of local landscapes and activities, including play • N3 - Support rich and varied biodiversity • U2 – A mix of home tenses, types and sizes • H1 - Healthy, comfortable and safe internal and external environment • H2 - Well-related to external amenity and public spaces • H3 - Attention to detail: storage, waste, servicing and utilities
2.4 Planning Practice Guidance is also relevant and a material consideration. 2.5 Planning (Listed Building and Conservation Areas) Act 1990
For full details visit the government website National Guidance
3. PLANNING POLICIES 3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP1: Amount of Development • LP2: Strategy for Development • LP4: Contributing to Infrastructure Delivery • LP5: Flood Risk • LP6: Waste Water Management • LP9: Small Settlements • LP11: Design Context • LP12: Design Implementation • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and Vehicle Movement • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerows • LP34: Heritage Assets and their Settings • LP37: Ground Contamination and Groundwater Pollution
3.2 Supplementary Planning Documents / Guidance:
• Huntingdonshire Design Guide Supplementary Planning Document (2017) • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Report – Part 1 (Housing) 2019 (October 2019) • Local For full details visit the government website Local policies
4. PLANNING HISTORY
4.1 0701402FUL - Erection of two dwellings with parking barn and alterations to access Withdrawn 21.11.2007
4.2 0801028FUL - Erection of dwelling Withdrawn 17.07.2008
4.3 0900186FUL - Change of use from builders yard and the erection of a detached dwelling Refused - Appeal Dismissed 18.12.2009
4.4 1200828FUL - Change of use of builders yard and the erection of a detached single storey dwelling Refused - Appeal Dismissed 18.02.2013
4.5 1206505PDE - Change of use from builder's yard to boat builder's yard. Required 27.07.2012
5.6 1301710CLED - Certificate of lawful use as a builders yard Consent 07.07.2014
5. CONSULTATIONS
5.1 Sibson-cum-Stibbington Parish Council (12th October 2020) Object for the following reasons: - The proposed “widening” of an access road could be extremely dangerous. - This access road opens on to the main road (Elton Road) through Sibson-cum-Stibbington and opens out opposite an extremely busy post office. Elderly people, together with residents regularly use this facility and often park adjacent to and along the road for access. To allow traffic to emerge from the access road would be extremely dangerous. - Emergency vehicles could not access the proposed dwelling as the entrances are too narrow even with the proposed widening. There are also large overhanging trees on an adjoining property which would preclude those vehicles access. - The Site in question has had several planning applications over the years all of which have been denied. It would appear that this application would also allow building outside the Conservation area and also encroach onto a flood plain. - We also believe that the proposed design is not in keeping with the Village as a whole. - We also note that the land/property in question does not belong to the Applicant as is evidenced by a Land Registry search.
5.2 Further comments from the Parish Council received 6th November 2020: As you know residential applications were refused on more than three occasions and had been appealed unsuccessfully. Should permission be granted to allow a change of use and then the building be turned around to create a residential property, surely that is going against all previous attempts to enable residential property on the land which is subject to flooding. As you know our residents feel very strongly about this, and we wish the above to be taken into account.
OFFICER RESPONSE TO PARISH COUNCIL OBJECTIONS: - There is no widening of the access proposed under this application. It is understood that potential widening of the access was discussed between the applicant and neighbours, but this does not form part of the development proposal and the access would remain as existing. - Highway safety and vehicular access matters will be addressed in detail within the main section of the report. - It is noted that previous planning applications on the site for new residential development have been refused and dismissed at appeal. However, each application should be assessed on its own merits in accordance with current national and local planning policy. - Conservation, flooding and design matters will also be addressed within the main section of the report. - With regards to land ownership, within the Application Form Certificate B has been completed and notice has been served to the landowner. The Local Planning Authority has no reason to dispute that this is correct. - All neighbour representations will be taken fully into account and addressed within the report.
5.3 Cambridgeshire County Council Highways: The access indicated is very poor in relation to the intensification of vehicle movements. However, the access proposed to be used would be acceptable if the Planning Authority consider that this site (indicated red) has an extant commercial usage. If this is the case, that proposed would therefore be a possible reduction in vehicle movements and beneficial with regards to the types of vehicles that would use it. Should the Planning Authority consider that the access indicated is used for a commercial use or could be, then the proposed, a single residential property would likely be a reduction in possible movements and a benefit in the types of vehicles associated with it.
5.4 HDC Conservation Team (Summarised, full details of conservation comments within the mains section of the report): The proposal will have limited impacts upon heritage assets, but the design is poor.
5.5 HDC Environmental Health Team: Our records show that this site was previously a builder’s yard. If minded to approve the application, then a land contamination risk assessment (and if necessary a remediation strategy) would be recommended for approval by the LPA prior to the commencement of development. Where it has been necessary to carry out land contamination remediation work, a remediation and verification report should be submitted to and agreed by the LPA prior to occupation of the site.
5.6 The Wildlife Trust: No objection subject to a condition requiring a Biodiversity Management Plan.
5.7 HDC Trees and Landscape: I defer to others on the principle of development, though I note that similar backland development exists close by. No objection subject to conditions including a hard and soft landscaping scheme, tree protection and biodiversity method statement.
5.8 Cambridgeshire Constabulary: No objection
5.9 Environment Agency: No comment - standing advice provided for ‘more vulnerable development’ in Flood Zone 2.
5.10 HDC Emergency Planner: I have looked at the proposed development plans and the associated flood risk assessment and note that this development is in flood zone 2 and within 20 meters of the River Nene and a flood zone 3, as such it is at a higher risk of flooding. Any additional development within a flood zone will increase the burden on the emergency services in the event of a flooding incident, as such if occupants of dwellings are unable to evacuate to a safe area they would have to remain in the property and resort to first floor level. Please note that within the last five years Huntingdonshire District Council has attended one flooding incident on Elton Road in Wansford where sandbags were requested to prevent flood water entering a residential property. It is noted that the flood risk assessment recommends that the developers provide flood prevention measures within the development (raising floor levels to 11.11m and the inclusion of flood resistant construction for 0.6m above the floor level as 1% flood risk is up to 11.7m)). I would also recommend that this includes flood prevention measures on external doors and drains. It is also noted that flood plain compensation of 31m3 has been provided within the development to allow for the development footprint. If the authority are minded to approve the development the developers must ensure that all occupants of the development now and in the future sign up for the Environment Agency flood warning scheme.
6. REPRESENTATIONS
6.1 8 neighbour representations have been received all objecting to the proposal. Comments have been received from Nos. 6, 8, 10, 14A, 16, 18. 24, 28A Elton Road. Several points have been repeated by neighbours so the key points raised will be summarised below - This development is out of character in this conservation village - Highway safety, access, and construction vehicle damage concerns - Emergency services will not be able to access the site - The proposed weatherboard cladding is not in keeping - Concerns regarding potential future development - More hardstanding could result in more serious flooding - Harmful impacts upon ecology and the countryside - Removal of hazardous materials close to neighbouring properties - Land ownership query
7. ASSESSMENT
7.1 The main issues to consider in assessing this application are whether there is any conflict with Development Plan policies. If there is any conflict, whether the application can be considered to be in accordance with the Development Plan when taken as a whole. If the application is not in accordance with the Development Plan, whether there are any material considerations, including the NPPF (2019), which indicate that planning permission should be granted. With this in mind, the report addresses the principal, important and controversial issues which are in this case: • The Principle of Development and Flood Risk • Design, Visual Amenity, and the Impact upon the Character and Appearance of the Area and Heritage Assets • Residential Amenity • Land Contamination • Highway Safety, Access, and Parking Provision • Biodiversity • Impact on Trees • Water Efficiency • Developer Contributions • Other Matters
The Principle of Development and Flood Risk 7.2 Policy LP9 of the Huntingdonshire Local Plan to 2036 (the Local Plan) identifies Wansford as a Small Settlement. Small Settlements are defined as having limited or no services or facilities available and are therefore less sustainable than settlements in Spatial Planning Areas and Key Service Centres due to the need to travel to access services and facilities elsewhere on a regular basis. As such, the Local Plan makes no allocations for development in Small Settlements.
7.3 However, the strategy for development within the Local Plan does set out a role for a limited amount of sustainable development, in contributing to the social and economic sustainability of Small Settlements and in supporting a thriving rural economy. Given the variation in size and availability of services and facilities between Small Settlements it is recognised that varying levels of development could sustainably be accommodated depending on nature of the individual Small Settlement.
7.4 Policy LP9 of the Local Plan states that a proposal that is located within a built-up area of a Small Settlement will be supported where the amount and location of development proposed is sustainable in relation to the:
a. level of service and infrastructure provision within the settlement; b. opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport; c. effect on the character of the immediate locality and the settlement as a whole.
7.5 Pages 53-55 of the Local Plan sets out the built-up areas definition and provides guidance on interpretation of frequently arising situations. The general built-up areas definition states “A built-up area is considered to be a distinct group of buildings that includes 30 or more homes. Land which relates more to the group of buildings rather than to the surrounding countryside is also considered to form part of the built-up area.”
7.6 In this instance, it is acknowledged that development north of the application site consists of residential dwellings and associated gardens behind the frontage of Elton Road which abut the River Nene. This application site boundary proposes the residential curtilage no further than the rear western elevation of the outbuilding at No.12 which is subject to the proposed conversion to a single dwelling and therefore a relatively large parcel of land outlined in blue on the site and location plans which abuts the River Nene would remain as existing.
7.7 It is also accepted that the site has lawful existing use as a Builder’s Yard, on land which is physically and functionally well related to built-up area of Wansford. In the context of this application, having regard to the layout and pattern of neighbouring residential development to the north and the existing lawful use of the site as a Builder’s Yard, it is considered that the application site relates more to the built-up area of Wansford than the adjacent countryside.
7.8 With regards to parts a. and b. of Policy LP9, Wansford has reasonably good services and accessibility to further facilities and amenities in Peterborough City. There is a Post Office, Public House, Church Pharmacy, Recreational Ground and a range of small-scale professional services within the village and there is a fairly regular bus service to Peterborough City and other villages from Old North Road approximately 500m metres from the site.
7.9 Given that this application for the change of use to a single dwelling, it is considered that the scale of the development proposal is sustainable with regards to the level of service and infrastructure provision within the settlement, and there would be opportunities for users of the proposed development to access everyday services and facilities by sustainable modes of travel including walking, cycling and public transport in accordance with parts a. and b. of Policy LP9 of the Local Plan.
7.10 Part c. of Policy LP 9 requires development proposals to be sustainable in relation to the effect on the character of the immediate locality and the settlement as a whole. A full assessment of the impacts of the proposal upon the immediate setting and surrounding area will be addressed with the proceeding section of the report ‘Design, Visual Amenity, and the Impact upon the Character and Appearance of the Area and Heritage Assets’.
7.11 As referred to within the ‘Description of the site and application’ section at the beginning of this report, the application site is located wholly within Flood Zone 2 of the Huntingdonshire Strategic Flood Risk Assessment (SFRA) 2017 and the Environment Agency Flood Map for Planning.
7.12 Whilst new development of a more vulnerable use i.e. residential dwellings should be subject to the sequential (and if required) exceptions tests to assess whether there is any other suitable land within the district for the type and scale of development proposed that poses a lower risk of flooding, paragraph 164 of the NPPF (2019) states that applications for some minor development and changes of use should not be subject to the sequential or exception tests but should still meet the requirements for site-specific flood risk assessments set out in footnote 50.
7.13 Footnote 50 of the NPPF (2019) explains that a site-specific flood risk assessment should be provided for all development in Flood Zones 2 and 3. Footnote 51 of the NPPF (2019) defines minor development in this context as householder development, small non-residential extensions (with a footprint of less than 250m2) and changes of use; except for changes of use to a caravan, camping or chalet site, or to a mobile home or park home site, where the sequential and exception tests should be applied as appropriate.
7.14 Therefore, in accordance with paragraph 164 and footnote 50 of the NPPF, this proposal for the change of use from a Builder’s Yard and storage building into a permanent residential dwellinghouse and garden should not be subject to the sequential or exceptions test. A Flood Risk Assessment has been submitted as part of the application which assesses the potential sources and risks of flooding and sets out mitigation measures and recommendations to reduce flood risk. The recommendations include raising floor levels within the development from 10.92m AOD to 11.11m AOD and inserting 0.6m of flood resistant construction above finished floor level.
7.15 The Environment Agency were consulted on the application but provided no specific comments and referred to their standing advice for more vulnerable development in Flood Zone 2.
7.16 The consultation comments received from the HDC Emergency Planning Officer are noted. It is recommended that further flood mitigation measures are secured in addition to those proposed within the submitted Flood Risk Assessment in the form of flood prevention measures on external doors and drains and a requirement for all occupants of the development now and in the future sign up for the Environment Agency flood warning scheme. These additional measures can be secured via condition and an informative to any approval decision.
7.17 Having reviewed the content of the submitted Flood Risk Assessment, Officers are satisfied that the potential risk of flooding across the lifetime of the development has been assessed and that suitable mitigation measures have been recommended which can be controlled by planning condition to any approval decision.
7.18 Subject to the imposition of appropriate conditions, the development is considered acceptable with regards to flood risk and accords with Policies LP5 and LP15 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Design, Visual Amenity, and the Impact upon the Character and Appearance of the Area and Heritage Assets 7.19 Policies LP11 and LP12 of the Local Plan and the Huntingdonshire Design Guide SPD (2017) set out key principles of good design to support proposals that respond positively to their context, integrate successfully with the surrounding built form and create well designed and sustainable developments that are functional to meet the needs of present and future occupiers.
7.20 Policy LP34 of the Local Plan states that great weight and importance is given to the conservation of heritage assets and their settings. The statutory presumption of the avoidance of harm can only be outweighed if there are public benefits that are powerful enough to do so. A proposal within, affecting the setting of, or affecting views into or out of, a conservation area should preserve, and wherever possible enhance, features that contribute positively to the area’s character, appearance and setting as set out in character statements or other applicable documents.
7.21 In assessing the design, appearance, and associated impacts of the proposal upon heritage assets, the HDC Conservation Team were consulted.
7.22 The application site is located within the Wansford Conservation Area and to the rear of a number of Listed Buildings (18-24 Elton Road, 14 Elton Road, 6-8 Elton Road & 4 Elton Road which are all Grade II Listed) The existing outbuilding to be converted occupies the footprint of a historic open fronted barn shown on early Ordnance Survey maps. The existing building has no heritage interest and makes little contribution to the character and appearance of the Conservation Area. HDC Conservation Officers consider the proposed building could be designed to better reflect the appearance of a traditional barn.
7.23 The change of use of the builder’s yard to residential curtilage is not considered to harm the character or appearance of the Conservation Area, with residential dwellings already being arranged in depth to the western side of Elton Road. It is noted that old aerial photos indicate the majority of the proposed garden area has previously been used for cultivation and then allowed to grass over. The construction of a gravel driveway is considered acceptable, but any further development of the site is unacceptable and therefore Permitted Development Rights for extensions, fencing and outbuildings should be removed.
7.24 The existing outbuilding, whilst unremarkable in design, has the typical characteristics of a residential dwelling. The external walls are constructed of bricks and part render with a concrete tiled hipped roof and uPVC windows and doors. This application proposes to alter the existing hipped roof to a pitched roof, add dormers and roof lights to the south elevation, add rooflights to the north elevation. It is also proposed to significantly reconfigure the fenestration and materials of the ground floor walls, to effectively re-orientate the building so that it longer serves as an outbuilding facing No.12 but has the majority of windows and doors facing into the proposed garden to the south.
7.25 In terms of external materials, cedral board cladding is proposed the walls with dark grey/black aluminium windows and doors and matching roof tiles as existing. Whilst the observations of the Conservation Team on the proposed design are noted, it is also acknowledged that the existing building is not considered to have any historic interest and does not make a notable positive contribution to the character and appearance of the Conservation Area.
7.26 It is the view of the Case Officer that the proposed design and appearance of the building would not result in any harm to the character and appearance of the Conservation Area, such that a revised design could not be insisted upon as it would not warrant a reason for the refusal of the application. Officers consider that as submitted, the proposed conversion and alterations of the main building into a single residential dwelling and change of use from builder’s yard to residential garden would preserve the character and appearance of the Conservation Area and adjacent Listed Buildings in accordance with Policy LP34 of the Local Plan and the NPPF (2019) in this regard. Full manufacturer and specification details of external materials would be secured by condition to any permission granted.
7.26 The proposed residential curtilage is relatively large and spacious and provides good levels of functionality as a residential property. It is noted that the existing barns are proposed to be retained and used as part of the development to accommodate cycle storage. Screened bin storage has also been indicated within the proposed site plan in an acceptable location.
7.27 In the interest of enhancing the character and appearance of the site and as requested by the HDC Tree and Landscape consultee, a comprehensive hard and soft landscaping scheme including boundary treatments will be required by condition to any planning approval decision.
7.28 Overall, subject to the imposition of appropriate conditions requiring full details of external materials and a comprehensive hard and soft landscaping scheme, the development is considered to preserve the character and appearance of the area and provide a functional living space for future occupiers. The proposal therefore accords with Policies LP9 part C, LP11, LP12 and LP34 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Residential Amenity 7.29 Policy LP14 of the Local Plan states a proposal will be supported where a high standard of amenity is provided for all users and occupiers of the proposed development and maintained for users and occupiers of neighbouring land and buildings.
7.30 Having regard to the siting, scale, orientation, and proximity of the main building to neighbouring properties, it is considered that the main consideration in terms of residential amenity is the relationship between the subject building and No.12 Elton Road.
7.31 The existing building is an outbuilding at No.12 and therefore has a close physical and functional relationship to it. This proposal seeks to effectively re-orientate and re-configure the building so that its principle elevation faces south towards its garden.
7.32 In terms of overlooking, it is noted that there are two rooflights and a single window on the proposed north elevation facing the driveway, garage and side/front of No.12. One of the rooflights serves a landing which is not a habitable room and would only be used in passing and the main window serves a bathroom which could be conditioned to be of obscure glazing to prevent overlooking and provide privacy to occupiers of the proposed development.
7.33 The second rooflight serves bedroom one and although in some cases roof lights are located at a height and angle that allows direct overlooking in a standing position, officers have assessed and measured the plans and are of the opinion that given the relatively large roof space between the eaves and ridge of the building and the siting of the proposed rooflights, direct overlooking would not occur even in a standing position at an average eye level of 1700mm. As a result the predominant views would be upwards towards the sky rather than towards habitable areas of No.12, such that significant mutual overlooking would not result from the development and both the occupiers of No.12 and the application site would retain a high standard of privacy.
7.34 The change of use of the land from a builder’s yard to residential curtilage would likely cause less noise and disturbance to the occupiers of neighbouring properties.
7.35 It is not considered that there are any other significant residential amenity impacts that would result from the development. Overall, the proposal is considered to provide a high standard of amenity for users and occupiers of the development and retain a high standard of amenity for users and occupiers of neighbouring land and buildings in accordance with Policy LP14 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Land Contamination 7.36 The HDC Environmental Health Team were consulted on the application and stated that records show the site was previously a builder’s yard and that if minded to approve the application, then a land contamination risk assessment (and if necessary a remediation strategy) should be conditioned by the Local Planning Authority prior to the commencement of development. Where it has been necessary to carry out land contamination remediation work, a remediation and verification report should be submitted to and agreed by the Local Planning Authority prior to occupation of the site.
7.37 Subject to imposition of the requested condition, it is considered that the development is capable of ensuring that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property, ecological systems and heritage assets, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with Policies LP14 and LP37 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Highway Safety, Access, and Parking Provision 7.38 The application proposes to utilise the existing vehicular access and gravel driveway between Nos.24 & 26 Elton Road.
7.39 It is accepted that the existing vehicular access is of a poor standard in terms of its narrow width and limited visibility to and from the highway.
7.40 The access and highway safety concerns raised by the Parish Council and neighbours are noted. However, as stated by Cambridgeshire County Council Highways as the Local Highway Authority, the existing lawful use of the site as a builder’s yard represents the potential for greater vehicle movements and a larger scale of vehicle than what would likely result from a single dwelling. Therefore, it would not be reasonable to refuse the application on the grounds of highway safety given the realistic fall-back position of the existing lawful use of the site as a builder’s yard.
7.41 The proposed site plan shows an internal access gravel driveway and adequate space for car parking in relation to the scale of development proposed and there is also good sufficient space to allow vehicles to turn within the site and exit the narrow access in a forward gear. 7.42 The larger of the two existing barns is proposed for retention to accommodate cycle storage and it is considered that this space would be adequate in relation to the scale of the proposal. Bin storage is screened behind the existing wall and full details of the proposed bin storage would be required by condition to any planning approval decision to ensure its satisfactory appearance and minimise dominance.
7.43 Overall, it is considered that the proposed change of use would represent less vehicular movements of a smaller scale than that of the realistic fall-back position of the existing lawful use of the site as a builder’s yard and therefore the development is considered acceptable with regard to access, highway safety, parking provision and promoting sustainable modes of transport in accordance with Policies LP16 and LP17 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Biodiversity 7.44 Policy LP30 of the Local Plan requires proposals to demonstrate that all potential adverse impacts on biodiversity and geodiversity have been investigated and ensure no net loss in biodiversity and provide a net gain where possible, through the planned retention, enhancement and creation of habitats and wildlife features, appropriate to the scale, type, and location of development. 7.45 The application is accompanied by an Extended Phase 1 Ecology Survey dated August 2020. The report found the site to be of relatively low ecological value and potential and makes recommendations to ensure the proposal would provide a net gain in biodiversity as sought by local and national planning policy.
7.46 The Wildlife Trust were consulted on the application and raised no objection to the findings of the report stating that a biodiversity management plan should be required by condition to provide full details of how the recommendations will be carried out in terms of specifications, locations, timings, an implementation programme and maintenance.
7.47 The Wildlife Trust noted that the Survey makes no reference to the River Nene which is located approximately 30-40m from the application site and although no significant concerns were raised in this regard, it was suggested that the future biodiversity method statement should refer to the River Nene there are no pollution incidents and to ensure no inappropriate lighting of the river, either during or post construction.
7.48 Subject to the imposition of an appropriate biodiversity method statement condition, it is considered that the site would preserve protected species and is capable of achieving a net gain in biodiversity in accordance with Policy LP30 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Impact on Trees 7.49 It is noted that there are a number of mature trees on the site which are protected by virtue of their location within the Conservation Area.
7.50 No trees are proposed for removal as part of this application and no additional buildings proposed that would affect the root areas of trees, therefore no tree information has been provided in this regard.
7.51 The HDC Tree and Landscape Officers have reviewed the application and raise no objection subject to a condition requiring a tree protection plan to safeguard the trees through construction and ensure their long term retention.
7.52 Subject to a condition requiring a Tree Protection Plan to be agreed prior to the commencement of development, the proposal is considered to be in accordance with Policy LP31 of the Huntingdonshire Local Plan to 2036 and the NPPF (2019) in this regard.
Water Efficiency 7.53 Policy LP12 of the Local Plan to 2036 requires proposals that include housing to comply with the optional building regulation for water efficiency, as set out in Approved Document G.
7.54 The applicant has confirmed via email dated 30th November 2020 that the proposed development is designed in accordance with and will be built in accordance with the LP12 (j) standards.
7.55 A condition will be imposed upon any consent to ensure that the development is built in accordance with these standards and that they are maintained for the life of the development.
Developer Contributions 7.56 Part H of the Developer Contributions SPD (2011) requires a payment towards refuse bins for new residential development.
7.57 A completed and signed Unilateral Undertaking was submitted as part of the application dated 2nd December 2020. The proposal therefore meets the requirements of Policy LP4 of the Local Plan to 2036 and part H of the Developer Contribution SPD.
Other Issues Community Infrastructure Levy (CIL):
7.58 The development will be CIL liable in accordance with the Council’s adopted charging schedule; CIL payments will cover footpaths and access, health, community facilities, libraries and lifelong learning and education.
7.59 There are no other material planning considerations which have a significant bearing on the determination of this application.
Conclusion 7.60 The proposed development is considered to be compliant with relevant national and local planning policy as: - The principle of the development of this site for residential purposes through change of use is acceptable. - The proposed development would have no significant adverse impact on the overall character of the area due to its scale, bulk and massing. - The proposed development would preserve the significance of designated heritage assets. - The proposal would satisfactorily safeguard the amenities of neighbouring land and buildings. - There are no overriding highway safety issues and adequate car and cycle parking would be provided. - The proposal is acceptable with regards to land contamination. - The proposal is acceptable in terms of flood risk. - The proposal is acceptable with regard to impacts on protected trees - The proposal is acceptable with regard to biodiversity. - There are no other material planning considerations which have a significant bearing on the determination of this application.
7.61 There are no other material planning considerations which have a significant bearing on the determination of this application.
8. RECOMMENDATION - APPROVAL subject to conditions to include the following • Time Limit • In accordance with approved plans • Flood mitigation measures • Manufacturer and specification details of external materials • Hard and soft landscaping scheme including boundary treatments • Bin Store details • Obscure glazing to north facing first floor bathroom window • Contamination • Removal of Permitted Development Rights for outbuildings, fencing and extensions • Biodiversity Method Statement • Tree Protection Plan • Water Efficiency (LP12j)
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CONTACT OFFICER:
Enquiries about this report to Lewis Collins, Development Management Officer – [email protected]
From: wendy gray
Sibson-cum-Stibbington Parish Council wish to strongly object to this application.
The proposed “widening” of an access road could be extremely dangerous.
This access road opens on to the main road (Elton Road) through Sibson-cum-Stibbington and opens out opposite an extremely busy post office. Elderly people, together with residents regularly use this facility and often park adjacent to and along the road for access. To allow traffic to emerge from the access road would be extremely dangerous.
Emergency vehicles could not access the proposed dwelling as the entrances are too narrow even with the proposed widening. There are also large overhanging trees on an adjoining property which would preclude those vehicles access.
The Site in question has had several planning applications over the years all of which have been denied. It would appear that this application would also allow building outside the Conservation area and also encroach onto a flood plain.
We also believe that the proposed design is not in keeping with the Village as a whole.
We also note that the land/property in question does not belong to the Applicant as is evidenced by aLand Registry search.
Wendy Gray Parish Clerk Sibson-cum-Stibbington Parish Council
-- W J Gray
1 From: wendy gray
Having had a Parish Council meeting on the 4th November, the subject came up of the previous applications for residential properties on the land currently designated as a Builders Yard, and the current application above.
As you know residential applications were refused on more than three occasions, and had been appealed unsuccessfully.
Should permission be granted to allow a change of use and then the building be turned around to create a residential property, surely that is going against all previous attempts to enable residential property on the land which is subject to flooding.
As you know our residents feel very strongly about this, and we wish the above to be taken into account.
Wendy Gray Parish Clerk on behalf of Sibson-cum-Stibbington Parish Council
1 Development Management Committee
Scale =1 :1,250 Application Ref:20/01687/FUL
Date Created: 30/11/2020 © Crown copyright and database rights 2020 o Parish: Wansford Ordnance Survey HDC 100022322
4 Barnaby House El Sub Sta 1 TCB 2 6 a 1 6
D OA 38 40 a R 1 N 2 O 34 8 ND 11.3m LO 2 32 ! 0 28
24 2 Old 2 B
6 7 Coach 1 1 House 3 s ill 5 rm t ape Cot e P ee h H) Tr 7 T (P Yew
4 Mill 9
1 House 5 1 6 3 Barnside 1 ) 0 (PH 8 s 1 ey 7 s K ros 1 C 4 1 1 a 9 2 3 1 1 4 2 1 2 5 P 1 O 6
3 3
2 2 4 LB
10
5 2 5 6
5 9
2 8
Marstone
C
R
3 6
4 Key 0 Conservation Area Listed Building The Site 4 Barnaby House El Sub Sta TCB
2
16a
16
38 40 34
2a 32
18 11.3m LONDON ROAD
28 20 24
B 671 Old 22
Coach 1 House 3
5
7 The Papermills(PH) Yew Tree Cott
11 Mill 4 9 House 15 13
Barnside 6
10 8 17
19 Cross Keys (PH) 14a
12 31
21 14 25 PO
23 16
33
2 CHAPEL CT
24 LB
Chapel Side
55 26
59 28
Marstone
Project Scale Date Outbuilding and land at 1:1250 @ A4 20.11.2020 12 Elton Road, Wansford Peterborough. PE8 6JD Ref. Number Rev. 1278 AP001 A
Drawing Drawn mca Check fm Location Plan
Mulberry House, Main Street, Tansor. PE8 5HS T: +44(0)1832 570705 E: [email protected] 0RQWHFDOYR$UFKLWHFWV
Mill 11
House 4 9
15
13 6 S3
Lp Barnside 11.055 Ic 10
11.02
St 8 17 St Gy St
Ic Ic 11.04 10.89
Ic 10.48 Tp 10.33 Ic
Ic 19 11.02
Ic 11.18 14a St Gy 10.97
Tp E l t o n R o a d Ic 12 11.20
S2
11.203 21 14
St
Lp PO
Dc 23 Ic 10.37 S1
10.831 Bin Store 16 St Dc
Ic Paving 10.53 Ic Entrance Parking area Application - gravel surface Gy boundary 11.08
PURPOSE OF ISSUE Planning Driveway - gravel surface
St 24
G a r d e n Existing barn - with provision for
secure cycle storage Existing access road Fh
Existing gate Mkr Stmp position retained Application boundary Mulberry House Main Street Tansor PE8 5HS Existing barn Existing fence T: +44 (0)1832 570705 E: [email protected]
Stmp PROJECT Change of Use to Dwelling -
Existing fence Outbuilding and Land at
26 12 Elton Road Wansford Peterborough PE8 6JD
TITLE Site Plan Proposed
CLIENT
DRAWN BY CHECK BY DATE mca fm 20.11.2020 507475E SCALE (@ A3) PROJECT NUMBER 1:500 @ A3 1278 298825N DRAWING NUMBER REV AP003 B
0RQWHFDOYR$UFKLWHFWV
Mill 11
House 4 9
15
10.87 11.14 10.95 13
Top of wall 12.44m
10.82 Top of wall 12.67m 11.11 11.07 6 Planting 10.98 Planting 10.89 Lp 10.87 11.055 10.96
10.90 11.04 11.16 Barnside 10.96 Tarmac
10.95 11.00
11.04 11.04 Ic 10 Block 11.02
Wall Paving St
10.86 O.S Water's edge Gravel 10.89 Gate 8 10.91 17 Top of wall 12.20m Swimming 10.94 11.02 Pool St 11.03 10.61 11.01 10.92 10.99 11.04 Gy St 10.73 11.05 10.95 10.89 11.34 10.55 11.03 Ic Ic 10.93 11.04 10.90 10.89 10.87 11.01 Gravel 11.05 11.07 10.96 10.01 10.53 10.96 Wall 11.06 10.14 Ic Tp 11.03 10.48 10.65 11.02 Wall 10.33 Slabs 11.21 Ic 10.47 10.89 11.02 10.97 10.99 11.01 11.02 Slabs Gate 11.12 10.97 11.03 Ic 19 Planting Gate 11.00 11.02 10.95
Planting Gravel
10.69 11.56 10.99 Top of wall 12.47m11.15 Ic 10.93 10.99 14a Gate 11.18 10.33 10.94 11.17 Wall St
11.07 Gate 11.23 Wall Wall 11.04 Gy 10.29 10.90 Wall 11.16 11.03 11.10 10.97 10.35 10.90 10.56
10.16 11.20 11.00 E l t o n R o a10.98 d 9.56 10.91 Tp 11.21 10.88 Gate Top of wall 12.93m Planting Ic 11.16 11.20
10.91 11.16 11.08 12 Row of conifers 10.08 10.96 11.20 Tarmac Gate 10.59 10.96 10.18 Grass Wall Up 11.07 Tank 10.97 Up Gate 10.98 Gate 10.90 10.94 11.12 9.92 10.90 10.87 Up Row of conifers 9.60 Wall 11.06 11.14 11.19 10.44 10.94 Block 11.203 11.06 21 11.16
11.15 Paving 11.07
11.07 11.23 11.29 Up 11.29 11.06 Gate 14 Wall Wall Up 10.91 11.07 10.22 11.13 Up 11.06 11.03 11.14 10.87 10.89 11.22 9.86 11.19 Slabs 10.93 St 10.45 11.09 Jacuzzi 11.07 10.01 10.99 Slabs 10.24 11.06 10.96 10.99 11.02 11.06 11.21 11.15 10.40 11.13 Lp 11.20 Fence 10.77 11.18 11.09 Block 11.08 PO Wall 11.14 Paving 11.13 10.83 10.92 Up 10.96 11.05 O.S Water's edge Dc 10.95 10.88 9.66 10.95 10.23 10.42 10.86 11.09 11.24 10.76 23 10.03 Ic Slabs Gate 11.21 9.88 10.87 9.68 10.12 10.37 10.94 Gravel 11.08 10.98 10.74 10.831 St Up 11.45 10.70 10.86 11.31
10.77 Conc 10.88 Fence
10.84 Tarmac 10.76 10.84 10.50 Block Top of wall 12.66m 16 10.45 St Up Paving 11.19 Wall Dc 11.18 Gate 10.80 11.23 10.09 11.04 10.27 11.13 11.13 10.06 Gate 11.27 Water Level 9.70m 10.04 10.83 10.44 10.73 11.14 10.66 Top of wall 12.69m Top of wall 12.83m 10.08 10.11 10.12 11.21 11.20 Fence 9.88 Grass 10.66 11.24 11.15 Water Level 9.97m 9.68 Ic 11.28 10.66 Ic Bed Level 9.51m 11.25 10.53 Slabs 11.21 11.36 11.11 Gate 10.21 10.22 Outbuilding 10.40 10.62 11.13 Planting 10.14 Shed 11.24 10.36 10.11 11.36 Gate 11.14 Tank 11.02 11.15 Gy 10.92 11.24 Wall 11.08 10.72 Top of fence Top of wall 12.83m 10.49 11.47
9.92
9.66 13.26m 9.70 11.05 11.26 Gate Wall 10.80 11.20 9.66 10.97 Gate 10.67 11.37 9.71 9.72 10.80 11.21 11.30 11.38 11.35 PURPOSE OF ISSUE 11.27 Top of fence 13.26m 10.24 11.14 Gate
11.42 Fence 9.66 Planting Application 11.33 11.17 Outbuilding Planning 11.01 9.79 10.84 11.05 11.33 11.42 10.11 boundary Wall 9.65 Gate
11.21 11.36 11.23 11.07 St 11.19 9.68 10.98 11.35
10.45 Wall
Fence 11.29 11.20 Loose ground 24 11.19 11.17 11.37 10.89 11.45 11.33 9.84 11.37 11.29 Loose 11.31 10.27 Wall Outbuilding 11.44 Ground Tarmac 10.56 11.03
11.10 11.25 11.45
11.79 11.24 9.70 Ridge 15.68m 11.53 11.54
Barn Eaves 13.96m Gate Fh 10.73 11.88 11.21 11.19 11.43 11.64 9.65 10.95 11.90
10.26 11.30 Mkr Gate Stmp 11.49 11.06 11.56 11.78 11.25 Fence 11.55 12.22 11.55 11.24 Gate 10.01 11.55 String line Application 11.18 11.62 Top of roof 12.91m 11.88 11.76 11.41 10.99 Loose ground Top of fence 12.83m 11.53 11.77 10.14 11.61 boundary 11.43 11.01 Barn 11.70 11.51 11.34 11.41 11.43 11.43 10.61 11.11 11.42 Gate 11.31 9.83 Top of roof 13.43m 11.36 11.31 11.26 Mulberry House Main Street Tansor PE8 5HS 11.71 Grass 10.19 11.37 11.67
10.26 11.51 10.90 11.63 T: +44 (0)1832 570705 E: [email protected] 10.97 11.50 11.33 11.08 11.50 Stmp Top of fence 13.17m 11.49 Gate 11.48 PROJECT 10.96 11.16 11.50
11.33 Change of Use to Dwelling - 9.82 Loose ground 10.94 Top of fence 12.40m 10.44 11.36
11.08 Outbuilding and Land at 10.86 10.92 26
10.54 12 Elton Road 10.97 10.94 9.75 Wall line Wansford
10.92
10.37 Peterborough PE8 6JD 10.33 10.69 10.83
10.61
9.75
Wall line TITLE 10.74
9.71 10.55 Site Plan Existing
9.74
O.S Water's edge CLIENT
DRAWN BY CHECK BY DATE mca fm 20.11.2020 507475E SCALE (@ A3) PROJECT NUMBER 1:500 @ A3 1278 298825N DRAWING NUMBER REV AP002 A