Agenda item

Approved in line with the officer recommendation, subject to conditions, details to be set out in the minutes.

 

The Committee considered application 22/01756/F for alterations and repairs to a listed farmhouse and annexe, refurbishment and partial rebuilding of existing outbuildings to provide 2 no. dwellings; erection of 2 no. new dwellings; provision of car parking, bin and cycle stores; and access for Manor Oak Homes/G B Bishop Fruedling & C A Parson at Stratfield Farm, 374 Oxford Road, Kidlington, Oxfordshire, OX5 1DL.

 

Huw Mellow, on behalf of the agent for the applicant, Carter Jonas, addressed the Committee in support of the application.

 

In reaching its decision the Committee considered the officers report, presentation and the addresses from the public speakers.

 

Resolved

 

That application 22/01756/F, in line with the officer’s recommendation, be approved and authority be delegated to the Assistant Director for Planning and Development to grant permission, subject to the conditions as set out below and any amendments to those conditions as deemed necessary.

 

Conditions

 

Time Limit

 

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.

 

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Compliance with Plans

 

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:

Plans:

219-100 – Site Location Plan 

219-100 Rev B – Existing Site Plan 

219-101 Rev B – Farmhouse Existing Ground Floor Plan

219-102 Rev B - Farmhouse Existing First Floor Plan

219-103 Rev A - Farmhouse Existing Elevations

219-104 Rev A – Farmhouse Existing Elevations

219-105 Rev A – Existing Elevations A1 Annexe

219-106 Rev A – Existing Plans A1 Annexe 

219-108 Rev A – Existing Plans Block B and C

219-109 Rev A – Existing Elevations Block B and C

219-110 Rev A – Existing Plans Block D

219-111 Rev A – Existing Elevations Block D

219-112 Rev A – Existing Plans Block E

219-113 Rev A – Existing Elevations Block E

219-114 Rev A – Existing Plans Block F

219-115 Rev A – Existing Elevations Block F

219-116 Rev A – Existing Plans Block G and H

219-117 Rev A – Existing Elevations and Section Block G

219-118 Rev A – Existing Elevations Block H

219-200 Rev B – Proposed Site Plan

219-201 Rev A – Farmhouse Proposed Ground Floor Plan

219-202 Rev A - Farmhouse Proposed First Floor Plan

219-203 Rev A - Farmhouse Proposed Elevations

219-204 Rev A – Farmhouse Proposed Elevations

219-205 Rev A – Proposed Elevations A1 Annexe

219-206 Rev A – Proposed Plans A1 Annexe 

219-207 Rev A – Proposed Plans Block B and C

219-208 Rev A – Proposed Plans Block B and C

219-209 Rev A – Proposed Elevations Block B and C

219-210 Rev A – Proposed Ground Floor Plans Block D

219-211 Rev B – Proposed First Floor Plans Block D

219-212 Rev A – Proposed Elevations Block D

219-213 Rev A – Proposed Plans Block E

219-214 Rev A – Proposed Elevations Block E

219-215 Rev A – Proposed Plans Block F

219-216 Rev A – Proposed Elevations Block F 2

19-217 Rev A – Proposed Ground Floor Plan Block G 

219-218 Rev A – Proposed First Floor Plan Block G

219-219 Rev A – Proposed Elevations Block G

219-220 Rev A – Proposed Sections (Outbuildings)

219-222 – Proposed Site Section

219-224 – Proposed Car Port

 

Documents:

Statement of Community Involvement produced by Carter Jonas LLP;

Planning Statement by Carter Jonas LLP;

Design & Access Statement produced by RG&P Architects;

Arboricultural Impact Assessment by Aspect;

Archaeological Evaluation by Thames Valley Services;

Heritage Impact Assessment by Asset Heritage Consulting; 

Landscape & Visual Impact Assessment by Aspect Landscape Planning;

Flood Risk Assessment by MAC Consulting;

Transport Assessment by MAC Consulting;

Framework Travel Plan by MAC Consulting;

Air Quality Assessment by Redmore Environmental;

Noise Impact Assessment by Professional Consult;

Sustainability and Energy Statement by Manor Oak Homes Limited;

Ecological Appraisal by Aspect.

Stratfield Farmhouse - Method statement for Repairs by James MacKintosh Architects

 

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

 

Construction and Environmental Management Plan (CEMP) (including a Construction Traffic Management Plan (CTMP))

 

3.         No development shall take place until a Construction and Environmental Management Plan (CEMP) (including a Construction Traffic Management Plan (CTMP)) has been submitted to and agreed in writing by the Local Planning Authority. The submitted details shall include:

 

i)          Working hours and delivery times

ii)         Materials storage and details of the construction compound, including any securing fencing or hoarding for the development, as appropriate.

iii)        Construction access detail

iv)       Details of site manager and any overseeing professionals (e.g. ecologist)

v)         Recording and management of the historic fabric

 

The CEMP shall be implemented in accordance with the submitted details throughout the development process.

 

Reason - To manage the development and to ensure that the development is appropriately managed in terms of the access, construction traffic and management of the historic fabric and potential ecology on the site in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Drainage

 

4.         No development shall take place until details of foul and surface water drainage have been submitted to and agreed in writing by the Local Planning Authority. The details shall include a timescale for implementation of all drainage and long term management of any sustainable drainage systems used in the management of surface water including how the proposal aligns with the proposals for the wider PR7b site.

 

The agreed details shall be implemented in accordance with the approved details prior to the first occupation of the development.

 

Reason - To ensure satisfactory drainage of the application site and development in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Access

 

5.         No development shall take place until details of the permanent access including the implementation of visibility splays, surfacing and drainage detail have been  submitted to and agreed in writing by the Local Planning Authority. The agreed details shall be implemented in accordance with the approved details prior to the first occupation of the farmhouse.

 

Reason - To ensure satisfactory access to the site for future residents and users of the development in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

6.         Units B/C, D, F/F1 and G hereby approved shall not be occupied until the access route serving the wider site (under planning permission 22/01611/OUT) has been provided and has been opened for vehicular traffic.

 

Reason - To ensure satisfactory access to the site and the provision of parking arrangements can be accessed for future residents and users of the development in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Materials

 

7.         No development above slab level shall take place until details of all external materials, with samples/ sample panels where appropriate, have been submitted to and agreed in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.

 

Reason – To ensure that the development preserves and enhances the character and setting of the Listed Building and the historic fabric of the building in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Orchard and Landscaping

 

8.         The Orchard shown on drawing number 219-200 Rev B (Site Plan As Proposed) shall not form part of the residential curtilage of any property hereby approved. Prior to the first occupation of the development, details of all soft landscaping including details of ground preparation, planting species and density and long term management of the Orchard shall be submitted to and approved in writing by the Local Planning Authority. The planting shall be carried out in accordance with the approved details in the first available planting season. Any plant or tree that dies or becomes diseased within the first five years post implementation shall be replaced with a specimen of similar age and species and shall be implemented in the first available planting season.

 

Reason - To ensure that landscaping within the red line area of the site is carried out in a manner that respects the historic fabric, to ensure this would not harm the character and setting of the designated heritage asset and to ensure that the orchard does not take on a domestic character that would  be harmful to the visual amenities of the area in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Ecology enhancement

 

9.         Prior to first occupation of the development the recommendations of the submitted Ecological Appraisal by Aspect (reference: 5176 EcoAp vf ND/CL) shall be carried out. Details of enhancements detailed within the Report, including the location and detail of bat and bird boxes to achieve biodiversity net gain shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed details. 

 

Reason - To ensure that the identified mitigation measures and Biodiversity Net  Gain are carried out in a manner that minimise the risk of harm to protected species, with compensatory measures proposed, where appropriate and that respects the historic fabric and to ensure this would not harm the character and setting of the designated heritage asset in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Permitted Development Removal

 

10.      Notwithstanding the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or succeeding and replacement legislation no works or additions under Schedule 2 Part 1 or Part 2 shall be carried out relating to any of the dwellings hereby approved or within their curtilage or relating to the existing orchard area without prior express consent of the Local Planning Authority.

 

Reason: To ensure that any future development, extensions or alterations to the listed building or the curtilage is carried out in a manner that respects the historic fabric and to ensure that there is not an inappropriate proliferation of ancillary buildings or features which would harm the character and setting of the designated heritage asset in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Parking and Turning areas 

 

11.      All parking and manoeuvring areas identified on the approved plans set out in Condition 2 shall be implemented prior to the first occupation of the approved development. Once implemented all parking, turning areas and garages shall remain for use of parking and manoeuvring of vehicles and shall not be used for alternative uses.

 

Reason - To ensure satisfactory functioning of the application site and to ensure that the integrity and appearance of the historic environment is not undermined by unnecessary residential paraphernalia in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework. 

 

EV Charging Points

 

12.      No development above slab level shall take place until details of EV charging points have been submitted to and agreed in writing by the Local Planning Authority. The agreed details shall be implemented prior to the occupation of the relevant dwelling and shall be retained thereafter. 

 

Reason - To ensure satisfactory access to the site for future residents and users of the development in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.

 

Lighting

 

13.      No development above slab level shall take place until details of all external lighting have been submitted to and agreed in writing by the Local Planning Authority. The agreed details shall be implemented prior to the occupation of the relevant dwelling and shall be retained thereafter. No further lighting shall be implemented without prior written approval of the Local Planning Authority.  

 

Reason - To ensure lighting of the development is appropriate for future residents and users of the development, appropriate in terms of the setting and character of the designated heritage asset and respects protected species (e.g. bats) which may be affected by lighting in accordance with Development Plan Policies and guidance contained within the National Planning Policy Framework.