Agenda item

Proposal:                 Conversion and extension of barns to form two dwellings

 

Location:                 Chestnuts Farm, Village Street, Sapperton, NG34 0TB

 

Recommendation:   To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions

Proposal: Conversion and extension of barns to form two dwellings.

Location: Chestnuts Farm, Village Street, Sapperton, NG34 0TB

Recommendation:To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions.

Noting comments in the public speaking session by:

 

On behalf of the Applicant                 Mike Sibthorp

 

Together with:

 

·       Provisions within SKDC Local Plan 2011-2036.

·       Comments received from Heritage Trust of Lincolnshire.

·       Comments received from Environmental Protection.

·       Comments received from Historic England.

·       No comments received from the Parish Council.

·       Comments received from LCC Highways & SuDS Support.

 

(Councillor Sarah Trotter declared that she had called-in the application, however, would consider the application with an open-mind).

 

During questions to Public Speakers, Members commented on:

 

·       Whether the windows had any impact on neighbouring properties.

 

The Public Speaker confirmed that there didn’t seem to be any impact on neighbouring properties, it was a conversion of an existing building. The new addition to the site proposed was the inclusion of a garage, which was separated from adjoining properties at a distance.

 

·       Concern was raised on the location of the proposed garage and whether it would remain as a garage and office. It was queried as to whether the use of the garage would be changed to a B&B in the future.

 

The intention of the Applicant’s was for the proposed garage to remain as a  home office and garage. Planning permission would not include the garage to be used as a B&B. This could be secured by condition, if necessary.

 

That the existing barn would be part of the access route to the proposed garage. 

 

The Planning Officer confirmed that a condition could be included to ensure restriction of the use.

 

During questions to Officers and debate, Members commented on:

 

·       Clarification was sought on whether the existing property and the extension would use the access route already in place.

 

It was highlighted that all new windows proposed were open countryside facing and the access route was existing.

 

·       That the application boundary slightly overlapped into agricultural land.

 

The boundary would be covered by the application being considered.

 

Members raised the positive outlook that the application would have on the village.

 

·       It was noted that the proposed extension could not be seen from overlooking windows from neighboring properties, due to landscaping.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions and the inclusion of another condition to restrict the use of the garage/home office to incidental to the enjoyment of the dwelling house and is not independently let or used as a separate dwelling or Air B&B let. 

 

Time Limit for Commencement

 

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

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

          Approved Plans                              

 

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

 

i.      Block Plan 1890.A.1A received 8 March 2024

ii.     Garage Floor Plan & Elevation 1890.A.6A received 8 March 2024

iii.    Proposed Floor & Elevation Plan 1890.A.3A received 8 March 2024

iv.   Proposed Floor & Elevation Plan 1890.A.5A received 8 March 2024

 

Unless otherwise required by another condition of this permission.

 

Reason: To define the permission and for the avoidance of doubt.

 

          Before the Development is Commenced

 

3)    Before the development hereby permitted is commenced an updated bat survey shall be undertaken by an experienced ecologist which shall be submitted and approved in writing by the Local Planning Authority. The survey shall identify any necessary mitigation measures to ensure no harm to any identified bats. Prior to occupation the works shall be carried out with any identified mitigation measures.

 

Reason: This condition is necessary in order to ensure that the proposal does not have an unacceptable impact on biodiversity and protected species.

 

4)    No development shall take place until a scheme for biodiversity mitigation and enhancement has been submitted to and agreed in writing by the local planning authority. The scheme shall be based upon the recommendations of the Preliminary Ecological Appraisal dated February 2020 (including further survey work where necessary) and shall include but not be limited to measures for creation of new habitats for bats and birds. The scheme shall include a plan identifying the location of any mitigation and enhancement measures, along with a detailed schedule (and technical details as relevant) for each of the measures proposed. The required biodiversity mitigation and enhancement measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of the dwellings hereby permitted.

 

Reason: This condition is necessary in order to ensure that the proposal does not have an unacceptable impact on biodiversity and protected species.

 

5)    Before the development hereby permitted is commenced, a written scheme of archaeological investigation must have been submitted to and approved in writing by the Local Planning Authority.  The programme must include a provision for recording the historic assets within the site prior to any works being undertaken.  The works must then be carried out in line with the written scheme of investigation.

 

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy DE1 of the adopted South Kesteven Local Plan and Paragraph 205 of the NPPF.

 

6)    No development shall take place until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan and Statement shall include measures to mitigate the adverse impacts during the construction stages of the permitted development and shall include:

 

a.    The phasing of the development, including access construction

b.    The on-site parking of all vehicles of site operatives and visitors

c.     The on-site loading and unloading of all plant and materials.

d.    The on-site storage of all plant and materials used in constructing the development.

e.    Dust suppression measures

f.      Wheel washing facilities

g.    A strategy stating how surface water runoff on and from the development will be managed during construction, and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (temporary or permanent) connect to an outfall (temporary or permanent) during all construction works.

 

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

 

Reason: In the interests of the residential amenity of the neighbouring properties.

 

During Building Works

 

7)    Before any hard landscaping works are commenced, details of hard landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

i.  finished levels and contours;

ii. means of enclosure;

iii. car parking layouts;

iv.          other vehicle and pedestrian access and circulation areas;

v. hard surfacing materials.

Reason: Hard landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

8)    Before any construction work above foundation level is commenced, details of any soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

i.       planting plans;

ii.      written specifications (including cultivation and other operations associated with plant and grass establishment);

iii.     schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

 

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

9)    Should the developer during excavation and construction works of the said development site find any area of the site where it is suspected that the land is contaminated then all works must stop, and the local planning authority notified immediately. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared in accordance with current good practice and legislation and submitted to and approved by the Local Planning Authority, and the approved remediation shall thereafter be implemented. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

 

Reason: To ensure that works do not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policies EN2 and EN4 of the adopted South Kesteven Local Plan.

 

10) No development above damp-proof course shall take place until details demonstrating how the proposed dwelling would comply with the requirements of Local Plan Policy SB1 relating to the provision of electric car charging points have been submitted to and approved by the Local Planning Authority.

 

The approved sustainable building measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of the dwelling hereby permitted.

 

Reason: To ensure the development mitigates and adapts climate change in accordance with Local Plan Policy SB1 and SD1

 

11) Construction work shall only be carried out between the hours of 7:30 am to 6:00 pm, Monday to Friday and 9:00 am to 1:00 pm on a Saturday. Construction work shall not be carried out on Sundays or Public Holidays. The term 'construction work' shall include mobile and fixed plant/machinery, (e.g. generators) radios and the delivery of construction materials.

 

Reason: In order to minimise impacts on the occupiers of adjacent residential dwellings, in accordance with Policy DE1 of the South Kesteven Local Plan

 

12) During construction work, deliveries of construction materials shall only take place between 8:00 am and 5:00 pm, Monday to Friday and between 9:00 am and 5:00 pm on a Saturday. No deliveries shall take place on a Sunday or Public Holiday.

 

Reason: In order to minimise noise impacts on the occupiers of adjacent residential dwellings, in accordance with Policy DE1 of the South Kesteven Local Plan.

 

Before the Development is Occupied

 

13) Before any part of the development hereby permitted is occupied, all hard landscape works shall have been carried out in accordance with the approved hard landscaping details.

 

Reason: Hard landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

14) Before any part of the development hereby permitted is occupied/brought into use, the external elevations shall have been completed using only the materials stated in the planning application forms and approved drawings unless otherwise agreed in writing by the Local Planning Authority.   

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Ongoing

 

15) Before the end of the first planting/seeding season following the occupation/first use of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the approved soft landscaping details.

 

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

16) Within a period of five years from the first occupation of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species, unless otherwise agreed by the Local Planning Authority.

 

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscaping in accordance with the approved designs and in accordance with Policy DE1 and EN2 of the adopted South Kesteven Local Plan.

 

17)  Notwithstanding the provisions of Schedule 2, Part 1, Classes A, B & C of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no window, dormer window, rooflight or other shall be inserted into the elevations of the property other than those expressly authorised by this permission without Planning Permission first having been granted by the Local Planning Authority.

 

Reason: To safeguard the amenities of the occupiers of nearby properties.

 

18) Notwithstanding the provisions of Schedule 2, Part 1, Class E of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no building, enclosure, swimming or other pool or container used for domestic heating purposes shall be constructed within the curtilage of the dwellinghouse without Planning Permission first having been granted by the Local Planning Authority.

 

Reason: The Local Planning Authority considers that further development could cause detriment to the amenities of the occupiers of nearby properties or to the character of the area, and for this reason would wish to control any future development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

19) Notwithstanding the provisions of Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no enlargement, improvement or other alteration to the property other than those expressly authorised by this permission shall be carried out without Planning Permission first having been granted by the Local Planning Authority.

 

Reason: To safeguard the amenities of the occupiers of nearby properties.

 

20) The approved detached garage to the approved dwelling identified as Hazel Barn on the approved plans, shall only be occupied for purposes which are ancillary to the residential use of the dwelling identified as Hazel Barn. The building shall not be let, leased, sold, split in title, or otherwise occupied such as to constitute the formation of an independent planning unit. Separate utilities, utility meters, oil tanks or septic tanks shall not be installed. A separate posts address shall not be created for the building.

Reason: The establishment of a further independent planning unit would result in material changes that would require further assessment by the Local Planning Authority.