Decision details

Development Panel - FUL/2019/0296 - Newton Holme, Wigton - Demolition of existing dwelling and replacement with new dwelling

Decision Maker: Development Panel

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decisions:

Application

 

The report recommended that members grant permission subject to conditions.

 

The Planning Officer introduced the item and then went through the main issues as detailed in the report.

 

Principle of Development

 

The proposal for a replacement dwelling is considered to satisfy Policy S31. The relocated dwelling at a larger scale and footprint is acceptable at this site.

 

Flood Risk

 

The replacement dwelling is to be sited on higher ground thus reducing the risk of flooding.

 

The Flood Risk Assessment concludes that, based upon Environment Agency evidence, the likelihood of fluvial, tidal and groundwater flooding is low and that the development will not increase the threat of flooding upstream or downstream of the site. The site however remains in Flood Zone 3 on the EA records.

 

With the increase in floor level reducing flood risk it is considered that the matter has been addressed satisfactorily with the planning balance of a betterment due to a less vulnerable location.

 

Design and Appearance, Landscape Impact

 

The dwelling is well designed and will appear as part of the cohesive group of farm buildings and visually absorbed by the large agricultural units with minimal landscape impact.

 

Ecology

 

The winter survey undertaken for the presence of bats has concluded a low potential within the building for bat habitation.

 

Construction of the replacement dwelling need not be delayed. A condition regarding further ecological survey can be applied to the dwelling planned for demolition with a clause that requires appropriate local mitigation of any bat habitation that may be proven to exist.

 

It is considered that this approach will safeguard the protected species without compromising the progress to provide the replacement dwelling.

 

Members noted the representations received in respect of the application, the main grounds of which were set out in the report.

 

Questions were asked of the officers and debate followed relating to construction materials and wildlife.

 

Members were concerned of the impact that the development may have on protected species.

 

Councillor Markley then moved the motion to approve as per officer recommendations, but to include an additional condition requiring a nesting box to be installed on the new dwelling.

 

The motion to approve was seconded by Councillor Stoddart.

 

A voted was taken on the motion to approve, 10 voted in favour, 0 against and 0 abstentions.

 

Resolution

 

Permission granted subject to conditions as per the officer report and an additional condition requiring a nesting box to be installed on the new dwelling before its first occupation, the details of which shall have been first submitted to and agreed in writing by the local planning authority.  The reason for the condition is to secure positive improvements to the natural environment to accord with policy S35 of the Allerdale Local Plan Part 1 2014 and the NPPF.

 

CONDITIONS

 

Time Limit:

 

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

 

Reason: In order to comply with Section 91 of the Town and Country Planning Act 1990.

 

In Accordance:

 

2. The development hereby permitted shall be carried out solely in accordance with the following plans:

Flood Risk Assessment (received 19/12/2019)

VH19BAT098.1 Bat and Barn Owl Survey

DWG 19-811-2 - Block Plan

DWG 19-811-3 - Existing House Outline

DWG 19-811-4 - Ground Floor

DWG 19-811-5 - First Floor

DWG 19-811-6 - SW & SE Elevations

DWG 19-811-7 - NW & NE Elevations

DWG 19-811-8 - Site Layout

DWG 19-811-9 - Block Plan Proposed

DWG 19-811-11 - Drainage

DWG 19-811-12 - Site Location Plan

DWG 19-811-13 - Internal Elevations

Demolition Statement (received 19/12/2019)

 

Reason: In order to ensure that the development is carried out in complete accordance with the approved plans and any material and non-material alterations to the scheme are properly considered.

 

3. The development hereby approved shall be undertaken and occupied in full accordance with the principles of the approved FRA (dated 19/12/2019).

 

Reason; in the interests of safeguarding against the threat of localised flooding in accordance with Policy S29 of the Allerdale Local Plan (Part 1) Adopted 2014.

 

Pre-commencement conditions:

 

4. Prior to the commencement of any development, full details of the foul and surface water drainage systems based upon the hierarchy of sustainable drainage, including their maintenance and management during their lifetime, shall be submitted to and approved in writing by the Local Planning Authority. The approved drainage schemes shall be implemented and operational before the development is brought into use.

 

Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in accordance with Policy S29 of the Allerdale Local Plan (Part 1) Adopted 2014.

 

Post-commencement/Pre use commencing conditions:

 

5. No part of the development hereby permitted shall be constructed above plinth level until details of all external and roofing materials have been submitted to and approved by the Local Planning Authority. Only the materials so approved shall be used in the development as approved.

 

Reason: To ensure a satisfactory standard of development for the external appearance of the approved scheme which is compatible with the character of the surrounding area, in compliance with the National Planning Policy Framework and Policy S32, S34 and DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

6. No demolition shall take place until details of protection measures have been submitted to and approved by the local planning authority to prevent pollutants entering local watercourses and the Upper Solway Flats & Marshes SSSI/ Ramsar/SPA and Solway Firth SAC during the demolition phase. The measures shall be completed prior to demolition commencing and maintained throughout the demolition phase.

 

Reason: To prevent pollution to these designated sites and waterways and to accord with policies S29, S35 and S36 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

7. No demolition shall take place until an emergence survey of bats at the site has been undertaken by a qualified and licenced ecologist and submitted to the local planning authority. If the survey requires any mitigation measures to be undertaken such measures will be undertaken in full prior to demolition commencing.

 

Reason: To protect any bats and their habitat that may be present on site and to accord with policy S35 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

Other

 

8. Prior to the expiration of three months from the first occupation of the approved new dwelling, the existing dwelling at the site, as shown on the approved plans, shall be fully demolished and the site cleared and levelled in accordance with the submitted demolition statement.

 

Reason: In order to satisfy Policy S31 of the Allerdale Local Plan (Part 1)

 

9. A nesting box to be installed on the new dwelling before its first occupation, the details of which shall have been first submitted to and agreed in writing by the local planning authority.

 

Reason:  To secure positive improvements to the natural environment to accord with policy S35 of the Allerdale Local Plan Part 1 2014 and the NPPF.

 

Report author: Susan Hanley

Publication date: 12/02/2020

Date of decision: 11/02/2020

Decided at meeting: 11/02/2020 - Development Panel

Accompanying Documents: