Agenda item

Conversion of redundant listed barn and adjacent ancillary building to dwelling including the construction of a new link and alteration and extension to parking for the Jack O' Newbury public house.

Conversion of redundant listed barn and adjacent ancillary building to dwelling including the construction of a new link and alteration and extension to parking for the Jack O' Newbury public house.

 

A site visit had been held on Saturday 7 November 2015 which had been attended by Councillors Angell, Dudley, Mrs Ingham, Mrs McKenzie and Mrs McKenzie-Boyle.

 

The Committee noted:

·         The supplementary report of the Head of Planning tabled at the meeting.

·         The comments of Binfield Parish Council.

·         Four letters of representation raising material considerations as summarised below:

-       The development of the barn would be inappropriate and intrusive.

-       Concerns around car parking and highway safety.

-       Concerns around noise from the proposed development and access during building work.

 

RESOLVED that the application be APPROVED subject to the following conditions:-

 

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

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990

                   

02.      The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details received on 07.05.15.                       

J1103-003 SLP SITE LOCATION PLAN

J1103-003blkA Rev J Block plan 1-200

J1103-003 SCHEME 1 Rev F - PROPOSED SCHEME FLOOR PLANS & SECTION

J1103-003 SCHEME 2 Rev C - PROPOSED SCHEME BARN ELEVATIONS

J1103-003 SCHEME 3 Rev C - PROPOSED SCHEME BARN & SKITTLE ALLEY

J1103-003 SCHEME 4 Rev A - PROPOSED SCHEME ROOF PLAN

J1103-003 SCHEME 5 Rev D - PROPOSAL - BARN SECTIONS

J1103-003 DETAIL 1 Rev B - PROPOSED SCHEME CONSTRUCTION DETAILS 1

J1103-003 DETAIL 2 Rev A - PROPOSED SCHEME CONSTRUCTION DETAILS2

J1103-003-FR PROPOSED SCHEME FRAME REPAIR DETAILS

J1103-003-JD#1 PROPOSED SCHEME JOINERY DETAILS 1

J1103-003-JD#2 PROPOSED SCHEME JOINERY DETAILS 2

J1103-003-JD#3 PROPOSED SCHEME JOINERY DETAILS 3

J1103-003-JD#4 PROPOSED SCHEME JOINERY DETAILS 4

Structural Engineers Report by Sinclair Johnston & Partners Limited August 2011

Bat Survey by Wychwood Environmental September 2015

Bat Access Tile Set                    

REASON: To ensure that the development is carried out only as approved by the local Planning Authority.

 

03.     No development shall take place until samples of the materials to include brick sample panel, roof tiles, windows and doors to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

          REASON: In the interests preserving the external appearance of the listed building and the visual amenities of the area.

          [Relevant Policies: BFBLP Saved Policy EN20, CSDPD CS7]

 

04.     The development hereby permitted shall not be begun until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.  The visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the adjacent carriageway.

          REASON: In the interests of highway safety.

          [Relevant Policies: CSDPD Policy CS23]

 

05.     The development hereby permitted shall not be occupied until the associated vehicle parking or vehicle parking and turning space has been surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The spaces shall not thereafter be used for any purpose other than parking and turning.

          REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking which would be a danger to other road users.

          [Relevant Policies: BFBLP Saved Policy M9, Core Strategy DPD CS23]

 

06.     The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities.   The building shall not be occupied until the approved scheme has been implemented.  The facilities shall be retained.

          REASON: In the interests of accessibility of the development to cyclists.

          [Relevant Policies: BFBLP Saved Policy M9, CSDPD Policy CS23]

 

07.     The development hereby permitted shall not be begun until details of the wall and gates and any other means of enclosure has been submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full before the occupation of any of the buildings approved in this permission and retained thereafter.

REASON: - In the interests of the setting of the listed building, visual amenities of the area and onsite parking and turning.

[Relevant Plans and Policies: BFBLP Saved Policy EN20, CSDPD Policy CS7]

 

 

08.     The development shall not be begun until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule.

          All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the approved scheme, in the nearest planting season (1st October to 31st March inclusive) to the completion of the development or prior to the occupation of any part of the approved development, whichever is sooner.  All hard landscaping works shall be carried and completed prior to the occupation of any part of the approved development. As a minimum, the quality of all hard and soft landscape works shall be carried out in accordance with British Standard 4428:1989 ‘Code Of practice For General Landscape Operations’ or any subsequent revision. All trees and other plants included within the approved details shall be healthy, well formed specimens of a minimum quality that is compatible with British Standard 3936:1992 (Part 1) ‘Specifications For Trees & Shrubs’ and British Standard 4043 (where applicable) or any subsequent revision.  Any trees or other plants which within a period of 5 years from the completion of the development, die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.

          REASON: In the interests of good landscape design and the visual amenity of the area.

          [Relevant Policies: BFBLP Saved Policy EN2 and EN20, CSDPD Policy CS7]

 

09.     No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved by the Local Planning Authority. The approved scheme shall be implemented.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

10.     The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on bats has been submitted to and approved in writing by the local planning authority. The scheme shall include details of:

• details of methods to avoid killing, injury or disturbance to bats during development

• details of the provision of temporary roosts during construction

•  details of the provision of replacement roosts

• details of habitat management and enhancement, e.g. suitable lighting and planting

•  details of appropriate post construction monitoring

The mitigation scheme shall be implemented in accordance with the approved details,. An ecological site inspection report shall be submitted to the Local Planning Authority for approval within three months of the first occupation of the dwelling hereby approved.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1]

 

11.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

 

12.     The buildings shall not be occupied until a scheme for the provision of bird and bat boxes (and other biodiversity enhancements, not mitigation), including a plan or drawing showing the location of these enhancements, has been submitted to and approved in writing by the Local Planning Authority.

The approved scheme shall be performed, observed and complied with.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD Policy CS1, CS7]

 

13.     The barn skylight in the roof slope facing north of the proposed development shall be no less than 1.8 metres above internal floor level. Any alternative design shall first be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented prior to the occupation of the barn building.

          REASON: The barn is a Listed Building and to prevent the overlooking of the neighbouring property.

          [Relevant Policies: BFBLP Saved Policy EN20]

 

14.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, B, C, D and E of Part 1 of the Second Schedule of the 1995 Order shall be carried out.

          REASON: The site is located outside of a settlement where strict controls over the form, scale and nature of development apply. 

          [Relevant Policies: BFBLP Saved Policy EN8, Core Strategy DPD Policy CS9]

 

15.     The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority, to accommodate:

          (a) Parking of vehicles of site personnel, operatives and visitors

          (b) Loading and unloading of plant and vehicles

          (c) Storage of plant and materials used in constructing the development

          (d) Wheel cleaning facilities

          (e) Temporary portacabins and welfare for site operatives

          and each facility shall be retained throughout the course of construction of the development, free from any impediment to its designated use.  No other areas on the site, other than those in the approved scheme shall be used for the purposes listed (a) to (e) above without the prior written permission of the Local Planning Authority.

          REASON: In the interests of amenity and road safety.

          [Relevant Policies: BFBLP Saved Policy Saved Policy M9, Core Strategy DPD Policy CS23]