Agenda item

Approved, subject to various requirements to be set out in the Minutes

The committee considered application 17/00913/F for the proposed Connemara Equestrian Stud with provision for a mobile home sited internally within the existing building at West of Homestead, Church Lane, Epwell for Mrs Emma Rugman.

Councillor Webb addressed the committee as local Ward member.

Mrs Emma Rugman, the applicant, addressed the committee in support of the application.

Councillor Reynolds proposed that application 17/00913/F be approved, against officer recommendation, subject to appropriate conditions with the exact wording delegated to officers. Councillor Corkin seconded the proposal.

In reaching their decision the committee considered the officer’s report and presentation.

Resolved

That application 17/00913/F be approved subject to the following conditions:

1.      The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

2.      Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:  Design and Access Statement; Transport Statement dated 09/05/2016 and Transport Statement Update dated 10/03/2017prepared by David Tucker Associates; Supporting Report dated October 2016 prepared by Rhodes Rural Planning and Land Management; Landscape and Visual Impact Assessment dated December 2016, Landscape Response dated March 2017 prepared by Aspect Landscape Planning; Landscape and Visual Issues Technical Note dated April 2017 prepared by Liz Lake Associates; Ecological Appraisal dated June 2017 prepared by Aspect Ecology; Business Explanation Statement; Photomontages prepared by Aspect Landscape Planning received on 01/08/2017; and Site Location Plan and drawing Nos.18097-01, 16-037-10 rev K, 16-037-11 rev C 16-037-11 rev E and 16-037-09.

3.      Prior to the commencement of the buildings hereby approved, a stone sample panel (minimum 1m2 in size) shall be constructed on site in natural ironstone, which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel.

4.      Prior to the commencement of the development hereby approved, a colour scheme for the colouring of the fibre cement sheeting for the roof of the barn and the ‘hit and miss’ timber boarding for the walls of the barn shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, the roof and walls shall be finished and thereafter maintained in accordance with the approved colour scheme.

5.      The roofs of the stables hereby approved shall be covered with natural stone slates which shall be laid in courses diminishing in width from the eaves to the ridge of the roof.

6.      Prior to the commencement of the development hereby approved, a plan showing full details of the finished floor levels for the proposed development in relation to existing and proposed ground levels on the site and immediately adjoining land shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved finished floor levels plan.

7.      Prior to the commencement of the development full details of the arrangements for the disposal of the excavated materials produced in the construction of the development, including any on-site land contouring, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

8.      Prior to the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

(a)          details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

(b)          details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

(c)          details of the hard surface areas.

Thereafter, the development shall be carried out in strict accordance with the approved landscaping scheme.

9.      All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

10.    Prior to the commencement of the development and notwithstanding the submitted details, an Arboricultural Method Statement (AMS) informed and accompanied by an arboricultural survey, undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, all works on site shall be carried out in accordance with the approved AMS.

11.    The existing hedgerows along the south eastern and south western boundaries of the site shall be retained and properly maintained at a height of not less than 2.5 metres, and if any hedgerow plant dies within five years from the completion of the development it shall be replaced with a plant of a similar species and shall thereafter be properly maintained in accordance with this condition.

12.    The residential accommodation hereby approved shall be occupied solely in conjunction with and ancillary to the stud hereby approved and shall not be sold, leased or occupied as a separate unit of accommodation.

13.    Prior to the commencement of the development hereby approved, and notwithstanding the application details, full details of the means of access between the land and the highway, including, position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, the means of access and vision splays shall be constructed and retained in accordance with the approved details and the land and vegetation within the vision splays shall not be raised or allowed to grow above a maximum height of 0.6 m above carriageway level.

14.    Prior to the commencement of the development hereby approved, full details of 1No. passing place on Church Lane between Tysoe Road and the site, as indicated on drawing No. 18097-01and referred to in the updated Transport Statement submitted with the application including, position, layout, construction, surfacing and drainage shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the commencement of the development, the passing place shall be provided in accordance with the approved details.

15.    Prior to the commencement of the development hereby approved a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be implemented for the duration of the construction phase of development and shall be operated in accordance with the approved details.

16.    The development hereby approved shall be carried out in accordance with the recommendations set out in section 6.1 of the Ecological Appraisal carried out by Aspect Ecology on 30 June 2017.

17.    Prior to the commencement of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the LEMP shall be carried out in accordance with the approved details.

18.    Prior to the commencement of the development hereby approved, full details of a scheme for the location of bat, bird and owl boxes shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the occupation of any building the bat, bird, and owl boxes shall be installed on the site in accordance with the approved details.

19.    Prior to the occupation of the development full details of all external lighting shall be submitted to and approved in writing by the Local Planning Authority and thereafter the lighting shall be installed in accordance with the approved details. No additional lighting shall be provided within the site without the prior written consent of the Local Planning Authority.

20.    Prior to any demolition on the site, the commencement of the development hereby approved and any archaeological investigation, a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority.

21.    Prior to any demolition on the site and the commencement of the development hereby approved, and following the approval of the Written Scheme of Investigation referred to in condition 20, a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation.

22.    Manure and soiled bedding shall not be allowed to accumulate and shall not be burned on the site but shall be removed at frequent intervals for disposal elsewhere.

23.    The barn and stables hereby approved shall be used only for the purpose of an equestrian stud as detailed in the documents submitted with the application and for no other purpose whatsoever other than for agriculture as defined in Section 336 (l) of the Town and Country Planning Act, 1990.

24.    Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 and its subsequent amendments, no gate, fence, wall or other means of enclosure shall be erected, constructed or placed on the land edged blue on the site location plan without the prior express planning consent of the Local Planning Authority.