Parish: Ward: Plaistow And Ifold Plaistow PS/15/01689/FUL Proposal Demolition of existing dwelling and construction of 3 no. detached dwellings. Site Bradstow Lodge The Drive Ifold Loxwood RH14 0TE Map Ref (E) 502696 (N) 130769 Applicant Mr And Mrs Gregory RECOMMENDATION TO PERMIT Note: Do not scale from map. For information only. Reproduced NOT TO from the Ordnance Survey Mapping with the permission of the SCALE controller of Her Majesty's Stationery Office, Crown Copyright. License No. 100018803 1.0 Reason for Committee Referral Red Card: Cllr Knightley - Important information/opinion to raise in debate. 2.0 The Site and Surroundings 2.1 The application site comprises the roughly triangular shaped residential curtilage of Bradstow Lodge on the corner of The Ride and The Drive in the settlement boundary of Ifold. Given the site’s triangular shape it tapers to a point at both its north-west and south-east corners. The site’s boundaries are defined by a mix of timber fencing, hedgerows and mature trees. Vehicular access into the site is from The Ride; however, separate pedestrian entrances also exist on both of the site’s road frontages. 2.2 Bradstow Lodge is a detached chalet bungalow constructed with brick elevations beneath a hipped, clay tiled roof. The building’s ridge is oriented north-east to south-west. Attached to the dwelling’s north-east corner is a single storey extension together with a conservatory. To the south of the dwelling is a detached double garage. The dwelling is well screened by both boundary treatments and additional planting within the site. 3.0 The Proposal 3.1 The application seeks planning permission for the demolition of the existing dwelling and construction of 3 no. detached dwellings. 3.2 The application follows a grant of outline planning permission for the erection of 3 dwellings on the site which was allowed on appeal under reference PS/14/03297/OUT (APP/L3815/ W/14/3001266). The matters approved including the access and layout of the site and the scale of the proposed dwellings. 3.3 The current proposal amends the layout and scale of the buildings and therefore a full application has been submitted for consideration rather than a reserved matters application pursuant to the details already approved. 3.4 The approximate measurements of the dwelling as proposed, and as previously approved are provided below. Plot 1: Proposed - 6.8m (h) x 11m (d) x 13m (w) Approved - 6.7m (h) x 8m (d) x 13.4m (w) Plot 2: Proposed - 6.8m (h) x 10.6m (d) x 13.4m (w) Approved - 6.7m (h) x 8m (d) x 11.5m (w) Plot 3: Proposed - 6.9m (h) x 12.6m (d) x 13.4m (w) Approved - 6.7m (h) x 9.75m (d) x 11.7m (w) Each plot would be provided with 2 car parking spaces and a shared turning area is proposed to the front of the dwellings. 4.0 History 00/00903/DOM PER Two storey side rear extension and conservatory. 14/03297/OUT REF Demolition of existing dwelling and construction of 3 no. detached dwellings. 15/00002/REF ALLOW Demolition of existing dwelling and construction of 3 no. detached dwellings. 5.0 Constraints Listed Building NO Conservation Area NO Rural Area NO AONB NO Strategic Gap NO Tree Preservation Order NO South Downs National Park NO EA Flood Zone NO Historic Parks and Gardens NO 6.0 Representations and Consultations 6.1 Parish Council Plaistow and Ifold Parish Council whilst considering this application, acknowledges that Outline Permission has been granted by the Planning Inspector at Appeal. The Parish Council requests that officers ensure all trees of note on the site are protected by TPOs; due to the density of the proposed development there is a danger that trees without TPOs will be lost in the future, which would impact adversely on the character of the village. The Parish Council also requests that any planning permission has a condition requiring that a full landscaping scheme be agreed prior to development commencing. The Parish Council agrees with the concerns of the Land Drainage Officer regarding the position of plot 3 over a water course and considers that planning permission should not be granted without a suitable solution being agreed. The Parish Council also agrees that, given the underlying geology in Ifold, the proposed means of surface water disposal via soakaways will not be adequate. The Parish Council requests that full details of an acceptable surface water drainage scheme should be provided before any planning permission is granted. Finally, given that it is acknowledged that there is currently inadequate capacity in the local foul sewerage network, the Parish Council requests that Southern Water are consulted on this application. 6.2 WSCC - Strategic Planning No Objection – It is proposed to utilise an existing access off of The Ride to serve the 3 dwellings. Space for 2 vehicles per dwelling is included on allocated driveways, which would meet the standards set out for dwellings of this size in this area. Cycle spaces are also included which should be in accordance with current guidance (2 spaces per dwelling). A turn within the site appears to be achievable, allowing for a vehicle to exit on to the private drive in a forward gear. No concerns wished to be raised to this application from a highways perspective. 6.3 CDC Drainage Engineer The proposed layout, specifically plot 3 appears to be over a water course/pond which I identified during the outline application for this site. I am not aware that land drainage consent has been given for alterations which would be required for the proposed layout. The developer should be aware that it is an offence to alter the watercourse without land drainage consent. I would welcome the opportunity to visit site with you, and the developer to try and identify a solution which would be acceptable to all parties. This is likely to involve the diversion of the existing watercourse while maintaining storage. The proposed means of surface water disposal is through infiltration to the ground. Although this is the preferred approach the detailed design will need to be supported by winter groundwater monitoring and percolation tests. Due to the underlying geology it is likely soakaways will not be adequate in isolation, at which point an attenuated system with restricted discharge to a local watercourse would be considered. If the application is approved suggest a condition to ensure the site is adequately drained. 6.4 CDC Environmental Strategy Officer Original Comments As detailed within the Preliminary Ecological Appraisal January 2015 there is high potential for bats to be roosting within the building onsite due to the location, opportunities for roosting and droppings. Due to this and as recommend within the survey further bat emergence surveys are required to determine if bats are roosting onsite prior to determination. This survey needs to be undertaken by a suitably qualified ecologist during the active breeding period (May - September) and submitted for are approval with the planning application prior to determination. If bats are found to be present then a mitigation strategy will also need to be put together and submitted with the application. The applicant should be aware that if bats are roosting within the buildings a Natural England Protected Species Licence will be required. Until these surveys are submitted we recommend that this application is refused. The lighting scheme for the site will need to take into consideration the presence of bats in the local area and the scheme should minimise potential impacts to any bats using the trees, hedgerows and buildings by avoiding unnecessary artificial light spill through the use of directional light sources and shielding. Any works to the trees or vegetation clearance on the site should only be undertaken outside of the bird breeding season which takes place between 1st March - 1st October. If works are required within this time an ecologist will need to check the site before any works take place (with 24 hours of any work). Additional Comments Following submission of the bat emergence survey (August 2015), we are happy that the mitigated proposed would be suitable. A condition should be used to ensure this takes place. The applications should be aware that a Natural England Protected Species Licence will be required for the works, and this will need to be obtained prior to any works taking place. 6.5 7 letters of objection have been received concerning the following matters; a) Density, plot is too small for 3 dwellings b) Flooding c) Traffic and congestion d) Impact on trees e) Lack of infrastructure f) Loss of trees and habitat 7.0 Planning Policy The Development Plan 7.1 The Development Plan for the area comprises the Chichester Local Plan: Key Policies 2014-2029 and all made neighbourhood plans. There is no made neighbourhood plan for Ifold at this time. 7.2 The principal planning policies relevant to the consideration of this application are as follows: Policy 1: Presumption in Favour of Sustainable Development Policy 2: Development Strategy and Settlement Hierarchy Policy 4: Housing Provision Policy 5: Parish Housing Sites 2012- 2029 Policy 33: New Residential Development Policy 39: Transport, Accessibility and Parking Policy 40: Sustainable Design and Construction National Policy and Guidance 7.4 Government planning policy now comprises the National Planning Policy Framework (NPPF), paragraph 14 of which states: At the heart of the NPPF is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking: For decision-taking this means unless material considerations indicate otherwise: - Approving development proposals that accord with the development plan without delay; and - Where the development plan is absent, silent or relevant policies are out-of-date, granting planning permission unless any adverse impacts of doing so would significantly or demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in the Framework indicate development should be restricted.