Agenda item

Approved in line with officer recommendation, subject to conditions (and any amendments as deemed necessary), completion of a S106 legal agreement and removal of objection from the LLFA, details to be set out in the minutes.

 

The Committee considered application 25/01284/F, for the erection of venue buildings including an events barn, marriage ceremony barn, wedding suite, sauna cabin, guest eco cabins and associated landscaping at Hadsham Farm, Hornton Lane, Horley, OX15 6BN for Hadsham Farm Weddings.

 

It was proposed by Councillor Brant and seconded by Councillor Webb that application 25/01284/F be approved, in line with the officer recommendation.

 

In reaching its decision the Committee considered the officer’s report and presentation, and the written updates.

 

Resolved

 

That, in line with the officer’s recommendation, authority be delegated to the Assistant Director for Planning to grant permission for application 25/021284/F subject to:

 

i)          The Local Lead Flood Authority removing their objection

ii)         The conditions set out below (and any amendments to those conditions as deemed necessary) and

iii)        The completion of a planning obligation under section 106 of the town and country planning act 1990, as substituted by the planning and compensation act 1991, to secure the following (and any amendments as deemed necessary):

 

a)    The submission and approval of a Habitat Management and Monitoring Plan on land outside the red line boundary.

b)    Payment of the Council’s monitoring costs

 

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 in accordance with the application form and the following plans and documents: 03 152 P1, 03 200 P1, 03 300 P1, 03 301 P1, 03 302 P1 (X2), 03 303 P1, 03 304 P1, 03 305 P1, 03 306 P1, 05 303 P1, 05 304 P1, 05 301 P1, 05 305 P103 150 P1, 03 151 P3, 03 160 P2  

 

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.

 

Events

 

3.            The number of events per week shall not exceed three.

 

Reason: In the interests of visual amenity and to ensure the transport impact remains as assessed and does not increase without further consideration. 

 

4.            No wedding or event shall take place until a Event Management Plan has been submitted to an approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.  

 

Reason: In order to safeguard the character of the area and the amenities of residential properties in the local area in accordance with saved Policy C28 of the Cherwell Local Plan 1996, Policy ESD 15 of the Cherwell Local Plan 20112031 Part 1 and Government guidance contained within the National Planning Policy Framework.      

           

Materials 

 

5.            No development shall commence above slab level until details of the external materials have been submitted to and approved by the local planning authority. The development shall be carried out in accordance with the approved details.

 

Reason: To safeguard the appearance of the area and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and government guidance contained within the National Planning Policy Framework.

 

Cycle Parking

 

6.            Prior to the first use of the development, covered and secure cycle parking shall be provided in accordance with the approved plans and thereafter permanently retained.

 

Reason: To promote sustainable transport in accordance with NPPF and Local Plan Policy SLE4.  

 

Electric Vehicles

 

7.            An electric vehicle infrastructure strategy and implementation plan shall be submitted to and approved in writing by the Local Planning Authority prior to the first use of any building hereby permitted. The plan shall contain details of the number and location of all electric vehicle charging points and shall comply with OCC’s Electrical Vehicle Infrastructure Strategy - Policy EVI 8. Buildings and parking spaces that are to be provided with charging points shall not be brought into use until associated charging points are installed in strict accordance with approved details and are operational. The charging point installed shall be retained thereafter unless replaced or upgraded to an equal or higher specification.  

 

Reason: To comply with Policies SLE 4, ESD 1, ESD 3 and ESD 5 of the adopted Cherwell Local Plan 2011-2031 Part 1 and to maximise opportunities for sustainable transport modes in accordance with paragraph 117(e) of the National Planning Policy Framework.

 

Taxi Parking

 

8.            Prior to the first use of the development, a designated taxi and service vehicle turning area shall be provided and retained thereafter. 

 

Reason: In the interest of highway safety and the free flow of traffic, and to ensure safe on-site vehicle manoeuvring  

 

Travel Information Pack  

 

9.            A Travel Information Pack for event guests and staff shall be submitted to and approved by the Local Planning Authority prior to first occupation. It shall include details of public transport, walking, cycling routes, taxi services, and car-sharing options.

 

Reason: To encourage sustainable travel in accordance with Local Plan Policy SLE4.  

 

Ecology  

 

10.         No development shall commence (including demolition, ground works, vegetation clearance) unless and until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP: Biodiversity shall include as a minimum:

 

·                Risk assessment and mitigation of potentially damaging construction activities

·                Identification of ‘Biodiversity Protection Zones’

·                Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements)

·                The location and timing of sensitive works to avoid harm to biodiversity features

·                The times during construction when specialist ecologists need to be present on site to oversee works

·                Responsible persons and lines of communication

·                The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person

·                Use of protective fences, exclusion barriers and warning signs  

 

The approved CEMP: Biodiversity shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and government guidance contained within the National Planning Policy Framework.  

 

11.         An updated badger survey, which should take place no earlier than 6 weeks prior to commencement shall be submitted to and approved by the local planning authority.  The development shall not be carried out other than in accordance with the approved details. 

 

Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and government guidance contained within the National Planning Policy Framework.  

 

12.         No wedding or event shall take place until a detailed lighting plan which includes a lux contour plan, to demonstrate that key habitats for bats such as the woodland, lake, and hedgerows will not be subject to lighting above recommended thresholds has been submitted to and approved by the local planning authority. This should follow the guidance set out in the BCT/ILP document Bats and Artificial Lighting in the UK (ILP, 2023). The development shall be carried out in accordance with the approved details.  

 

Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and government guidance contained within the National Planning Policy Framework.

 

13.         No development shall commence above slab level until a method statement for enhancing the bat and bird boxes, hedgehog highways, hibernacula has been submitted to and approved in writing by the local planning authority. The biodiversity enhancement measures approved shall be carried out prior to occupation and shall thereafter be retained in full accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and government guidance contained within the National Planning Policy Framework.

 

Landscaping  

 

14.         No development shall commence above slab level until a scheme for landscaping the site has been submitted to and approved in writing by the Local planning authority.  The scheme shall include: 

 

·                details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch, etc.),

·                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,

·                details of the hard landscaping including hard surface areas, pavements, pedestrian areas and steps.

 

The development shall be carried out in strict accordance with the approved landscaping scheme and the hard landscape elements shall be carried out prior to the first occupation or use of the development and shall be retained as such thereafter.

 

All planting, seeding or turfing included in the approved details of landscaping shall be carried out 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,] and shall be maintained for a period of 5 years from the completion of the development. Any trees and/or 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 next planting season with others of similar size and species. The approved hard landscaping and boundary treatments shall be completed prior to the first occupation of the development and shall be retained as such thereafter.  

 

Reason: To ensure that a satisfactory landscape scheme is provided in the interest of visual amenity of the area and to comply with Policies ESD13 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and government guidance contained within the National Planning Policy Framework.