Application No. and Parish: 14/02901/FULD, Ibex Inn, Main Street

Item
No
Application No.
and Parish
14/02901/FULD
8/13 Week Date
Proposal, Location and Applicant
12th January 2015
Chaddleworth Parish
Council
(Extension of
Erection of 3 dwellings, a Bed and Breakfast
Self-contained unit all with landscaping, car
parking and to include extensions to The Ibex
Inn to create an enlarged kitchen with stores,
level access and disabled WC, 1 bedroom with
en-suite facilities for B and B, a village shop, a
2 bedroom renovated staff/tenant
accommodation and internal alterations to
dining and bar areas.
(1)
time until
11th March 2015.)
Ibex Inn, Main Street, Chaddleworth, Berkshire
RG20 7ER
Ilexanna Limited
To view the plans and drawings relating to this application click the following link:
http://planning.westberks.gov.uk/rpp/index.asp?caseref=14/02901/FULD
Recommendation Summary:
To DELEGATE to the Head of Planning and Countryside to
REFUSE planning permission.
Ward Member:
Cllr. G. W. Chandler
Reason for Committee
determination:
Due to the support of local residents and the Parish
Council.
Committee Site Visit:
19th February 2015
Contact Officer Details
Name:
Sue Etheridge
Job Title:
Senior Planning Officer
Tel No:
(01635) 519111
Email:
setheridge@westberks.gov.uk
West Berkshire Council
Western Area Planning Committee
25 February 2015
1.
PLANNING HISTORY
05/00540/FUL
14/0000/FULD
2.
Conservatory
Approved 21st April 2005
Erection of 3 dwellings, holiday cottage, studio apartment,
refurbishment and extension of pub, B&B accommodation and staff
accommodation.
Withdrawn March 2014.
PUBLICITY
Site Notice Expired:
Neighbour Notification Expired:
18th December 2014
17th December 2014
3.
CONSULTATIONS AND REPRESENTATIONS
3.1
Consultations
Parish Council:
Support. Detailed supporting letter from the Parish Council. In
summary: Applicant has engaged with the Community attending two
meetings and there is overwhelming local support. Previous concerns
overcome. In order to get the pub back a substantial amount of
money will need to be spent on refurbishing The Ibex which due to
lack of maintenance in the last 40 years (successive breweries) is in a
poor state of repair. The Ibex is registered as a Community Asset.
Some minor changes/clarification regarding plans requested (garage
design to detached dwelling, location of smoking area, obscure
glazing and diseased ash tree). Concern that if not approved the
building could be converted to residential use which would not benefit
the village in the same way.
This letter includes a document signed by over 30 people in support of
the proposed scheme for The Ibex.
Highways:
Detailed comments. Clarification and amended plans secured to
ensure site lines/visibility splays shown, orientation of disabled
spaces, opening hours for shop, secure covered cycle parking. No
objection subject to conditions to secure Construction Method
Statement, closure of existing access, provision of visibility splays and
parking and turning in accordance with amended plan 100 rev C;
provision of covered secure cycle parking.
Waste:
The pub, the B&B business and proposed village shop will produce
Commercial Waste (as defined by the Controlled Waste Regulations
2012) and this is not collected by the Local Authority and will require
private waste and recycling collection arrangements. This refuse and
recycling should be kept separate from domestic waste produced by
the proposed domestic properties to prevent cross-contamination.
West Berkshire Council will not collect commercial waste or empty
domestic bins containing trade waste.
The two proposed cottages and the new house raise no concerns with
regard to the storage and collection of domestic refuse and recycling,
provided that this is kept separate from the commercial waste as
mentioned above.
West Berkshire Council
Western Area Planning Committee
25 February 2015
Public Protection:
No objection. Detailed comments regarding impact on amenity of
existing and future occupiers plus potential unforeseen contamination
from commercial use of land. Conditions suggested to control dust,
hours of construction, unforeseen contamination, sound insulation for
detached dwelling given proximity to licensed premises, odour and
noise control from extraction equipment used in connection with food
preparation.
Planning Policy:
Detailed comments. Site is not within an identified settlement. The
scheme relies on three open market houses to enable the
refurbishment of the pub, provision of a village shop and B&B
facilities. The location whilst close to an infant school and with a
limited bus service (times around school start/finish rather than the
working day) is not considered to be within a sustainable location
increasing the reliance on private transport. Additional development
would have greater impact on the character of the area within the
AONB than the existing building. Proposal is not in conformity with
adopted local and national planning policies.
Public Rights of
Way:
No objection. Chaddleworth Footpath 15 is opposite the main
development site. Informatives regarding no encroachment or
obstruction.
Ramblers
Association:
No response received as of 12th February 2015.
North Wessex
Downs AONB:
No response received as of 12th February 2015.
Thames Water:
Detailed comments regarding surface water drainage. Petrol/oil
interceptors should be fitted to car park. Fat trap for catering
establishment with collection of waste by contractor to recycle. Main
sewer crosses site which may affect design. No objection regarding
water or sewerage infrastructure capacity. Comment regarding water
pressure.
SUDS:
No response received as of 12th February 2015.
Tree Officer:
Detailed comments. No objection. A mature larch, a mature sycamore
and early mature sycamore would be lost. These do add to the
character of the area and provide a leafy green feel, however they are
not worthy of a TPO. Their loss must be mitigated in a landscape
scheme to include native species such as oak, beech and hornbeam.
Consideration to bolstering existing boundaries with trees and
hedging. Conditions suggested to secure landscape scheme, tree
protection and Arboricultural Method Statement.
Ecology:
Bat Survey requested. Survey submitted, no evidence of bats however
mitigation and enhancement suggested. This should be secured by
conditions to secure bat roost in roof of B&B element of pub and no
external lighting at access points. Conditions suggested.
West Berkshire Council
Western Area Planning Committee
25 February 2015
3.2
Developer Contributions
Transport:
Education:
Open Space:
Libraries:
Healthcare:
Adult Social Care:
Waste Management:
3.3
£11,000
£9,950
£3,206
£1,326
£0
£1,998
£168.60
Representations
Six letters of representation received, including petition in support, plus a supporting letter
from the Parish Council. Three letters of objection
with main concerns being
overdevelopment, viability of scheme and retention of pub and shop, conflict of use of
parking spaces, space for parking for detached B&B and safe use/access into pub and
garden, lack of provision for family use and loss of public house floor space. Two letters of
support plus petition. Main points: hub of community, registered community asset.
Comments regarding sustainable construction and disturbance/safety during construction
plus ensuring pub is opened.
4.
PLANNING POLICY
4.1
The statutory development plan comprises the West Berkshire Core Strategy 20062026 (WBCS) and the saved policies in the West Berkshire District Local Plan 19912006 (Saved Policies 2007) (WBDLP).
4.2
Other material considerations include government guidance, in particular:
 The National Planning Policy Framework (March 2012) (NPPF)
4.3
The following policies from the West Berkshire Core Strategy are relevant to this
application:
 Area Delivery Plan Policy 1: Spatial Strategy
 Area Delivery Plan Policy 5: North Wessex Downs Area of Outstanding Natural
Beauty
 CS1: Delivering New Homes and Retaining the Housing Stock
 CS5: Infrastructure Requirements and Delivery
 CS10: Rural Economy
 CS13: Transport
 CS14: Design Principles
 CS15: Sustainable Construction and Energy Efficiency
 CS16: Flooding
 CS17: Bio and Geodiversity
 CS19: Historic Environment and Landscape Character
4.4
The following policies from the West Berkshire District Local Plan, Saved Policies
2007 are relevant to this application:
 HSG1: The Identification of Settlements for Planning Purposes.
 ENV 19: The Re-use and Adaptation of Rural Buildings.
 ENV 20: The redevelopment of Existing Buildings within the Countryside
 TRANS 1: Meeting the Transport Needs of New Development.
West Berkshire Council
Western Area Planning Committee
25 February 2015
4.5
In addition the following locally adopted policy documents are relevant to the
application:
 Supplementary Planning Document (PSD) Delivering Investment from
Sustainable Development (June 2013).
 Supplementary Planning Document (SPD) Quality Design
 Supplementary Planning Guidance (SPG) Public Houses.
4.6
It is also noted that The Ibex Inn has been registered as a Community Asset with
West Berkshire Council.
5.
DESCRIPTION OF DEVELOPMENT
5.1
This application seeks full permission for:
 Refurbishment, alterations and extensions of the existing public house, to include
improved kitchen, bar and restaurant facilities, disabled WC and a Village Shop on
the ground floor and two bedroom staff accommodation, a one bedroom B&B unit on
the first floor;
 Conversion and alterations of the existing garage/store to create a self contained
B&B unit (opposite the PH on the West side of Main Street);
 Two semi detached three bedroom cottages and one detached three bedroom
dwelling;
 Alterations to car park.
5.2
The new cottages are to be constructed on part of the existing pub car park, to the
North of the main building. They would be constructed in a cottage style (7 metres
high) of red orange facing brick works and plain clay tiles and feature brickwork. The
new detached house (7.4 metres high) would be constructed to the South of the pub.
An existing single storey part of the pub (existing kitchen/store area) would be
removed to provide space for the new detached dwelling. Proposed materials are red
orange facing bricks, with feature brickwork and natural slate roof. The self contained
B&B unit would include a replaced roof (currently corrugated iron) with plain clay
tiles, reclaimed red facing bricks and stained timber weatherboarding. External
materials for the extended pub would be natural slate roofing and blended red facing
brick work with Flemish bond to match the existing building. The external appearance
and scale of these buildings would be of traditional style appropriate to the village
setting. A covered cycle store is proposed next to the converted garage. No details
have been provided with the current application.
5.3
The existing building on the site is a public house with associated staff
accommodation. It is currently closed and in a poor state of repair. The building
occupies a prominent position and has been listed as an Asset of Community Value.
The pub occupies a large plot, with the main entrance fronting onto the road. The site
includes a large car park to the North which is informal and not marked out. There
are a number of trees along the site boundaries. Together these contribute to the
leafy green feel of this part of the village. Three of these trees would be removed to
enable the construction of the proposed cottages. They are not covered by, nor
worthy of, a TPO.
5.4
The application site lies within the village of Chaddleworth, in a rural location, outside
of any defined settlement boundary within the North Wessex Downs Area of
Outstanding Natural Beauty (AONB). The village infant school is to the East of the
site. The main part of the village comprising a number of houses of varying ages and
styles is to the northwest, south and southeast of the site. Chaddleworth footpath
West Berkshire Council
Western Area Planning Committee
25 February 2015
CHAD/15/1 lies to the Northwest of the site, opposite the pub, running close to the
existing garage which is proposed to be converted.
6.
APPRAISAL
The main issues for consideration in the determination of this application are:
 The principle of the development,
 The impact on the character of the area and AONB,
 The impact on neighbouring properties,
 The impact on highway safety and parking,
 The impact on the public right of way,
 Other Matters
- Code for Sustainable Homes
- Flooding
- Ecology
 Developer contributions,
 The presumption in favour of sustainable development.
6.1
Principle of the development
6.1.1
Planning Policy ADPP1 of the Core Strategy defines Chaddleworth as being within
open countryside within its district settlement hierarchy. This policy states that only
appropriate limited development in the countryside will be allowed.
6.1.2
The proposal seeks to refurbish and extend the existing public house. The proposal
seeks to enable the reopening of the public house, including a restaurant, pub
garden and space for play equipment to cater for families, which will contribute to the
vitality of the village. In addition a village shop and two B&B rooms are proposed
which includes the alteration and extension to an existing garage opposite the pub.
The provision of the village shop will enhance facilities for the village. The B&B
premises would provide facilities for tourism which is considered to make a vital
contribution to the local economy and is important to foster economic growth. The
provision of the pub, village shop and B&B facilities is considered to be appropriate in
scale and would not harm the rural environment. Such development is supported by
the NPPF.
6.1.3
The application seeks to provide three open market dwellings to facilitate the
refurbishment of the public house, village shop and provide B&B accommodation.
The applicant has confirmed that they intend to upgrade the pub etc in conjunction
with the construction of these houses, in a single phase. The intention is then to
lease the pub to a tenant on a freehouse basis at a realistic (below market value)
rate. The application has been independently assessed and without the three open
market dwellings the refurbishment, village shop and B&B units would not be viable.
6.1.4
There is strong local support for the current proposal from both the Parish Council
and residents. The scheme would bring the pub back into operation, with the
emphasis on good food attracting customers from a wider area, provide a village
shop and B&B accommodation. This is welcomed and would contribute to the vitality
and economy of this rural area. However it is dependent on the provision of open
market housing. The rural area policies and advice contained within the NPPF strictly
limit new housing unless it can be demonstrated that there is a need for such
housing, this might include open market housing where it would also deliver
affordable housing.
West Berkshire Council
Western Area Planning Committee
25 February 2015
6.1.5
The National Planning Policy Framework (NPPF) at paragraph 55 sets out that Local
Planning Authorities should avoid new isolated homes in the countryside unless there
are special circumstances. These exceptions include:
-
the essential need for a rural worker to live permanently at or near their place
of work in the countryside; or
where such development would represent the optimal viable use of a heritage
asset or would be appropriate enabling development to secure the future of
heritage assets; or
where the development would re-use redundant or disused buildings and lead
to an enhancement to the immediate setting; or
the exceptional quality or innovative nature of the design of the dwelling. Such
a design should be truly outstanding or innovative, helping to raise standards
of design more generally in rural areas, reflect the highest standards of
architecture, significantly enhance its immediate setting and should be
sensitive to the defining characteristics of the local area.
6.1.6
The application clearly states that the dwellings will be open market and there is no
essential need. The scheme does not relate to a heritage asset, the proposed new
dwellings do not relate to conversion/ re-use of redundant buildings nor are they of
exceptional quality/innovative design. It is noted that the new buildings and works to
the refurbished building will incorporate energy and water efficiency construction
techniques.
6.1.7
In assessing these material considerations above, securing the pub, village shop and
B&B facilities for the longer term must also be addressed. The economic success of
these ventures will also depend on market demand. This cannot be predicted and
cannot be guaranteed. If the open market units were permitted there is no guarantee
to the long term retention of the pub etc. The applicant has confirmed that the
development would be in one phase with funds from the housing being used to pay
back the costs of refurbishing the pub. The applicant is confident that with this
investment The Ibex will turn into a profitable going concern, particularly given the
realistic lease level anticipated for a future tenant on a free house arrangement.
Whilst the provision of the village shop could be conditioned and opening of the pub
could be timed to be before any dwellings are first occupied there is no clear way to
control future retention.
6.1.8
On balance therefore, as the open market dwellings are only justified to facilitate the
refurbishment and initial opening of the pub, and the long term success cannot be
guaranteed the provision of these new dwellings is considered to be contrary to
current policy and advice contained within the NPPF. It is also noted that as an Asset
of Community Value the community could bid for the asset themselves before the
property goes on the open market, should it be sold on.
6.2
Character of the area
6.2.1
The site is contained within the village of Chaddleworth which is characterised by a
variety of building styles and ages. It includes a large car park, adjacent to the village
school which has a number of boundary trees and rural hedging. The existing
building on site is well established and an important focal building within the village.
The scheme will involve the removal of a brick and flint wall to the South and some
boundary trees. The existing building and site is beginning to fall into disrepair as it is
vacant.
West Berkshire Council
Western Area Planning Committee
25 February 2015
6.2.2
The proposal for alterations and extension to the existing pub and conversion of the
garage opposite will relate well to the existing character of the buildings and utilise
materials appropriate to the traditional rural character of the area. The proposal
includes re-development of part of the existing car park for a pair of semi detached
dwellings and a new dwelling to the south within part of the pub garden and on the
site of a single storey addition to the main pub building. This detached house would
be set back from the road between the remaining pub and No.38 Main Street. It is
considered that whilst there will be new building within the village, the development
within part of the car park and between the pub and No.38 would be appropriate in
terms of character and scale and architectural rhythm. The new dwellings would be
constructed in a complementary style similar to the more traditional architecture
within the village. Whilst some trees and an existing brick and flint wall would be lost,
this can be mitigated against through new tree and hedge planting, landscaping and
careful consideration of boundary treatments. These should be of traditional form,
appropriate to the rural area and possibly re-using salvaged brick and flint.
6.2.3
The proposal includes covered cycle parking next to the proposed self contained
B&B unit within the altered garage opposite the public house. Whilst this is required
to meet current Highway Policies, the exact location and design should be secured
through a condition to ensure that the resultant building does not detract from the
character of the village and street scene.
6.2.4
The site does lie within the North Wessex Downs Area of Outstanding Natural Beauty
(AONB). Whilst the new development within the village is considered acceptable in
relation to the existing built form of the village and traditional architectural style,
consideration must be given to the wider visual character of the AONB. The increase
in built form would have greater impact on the built environment and character,
however this is considered acceptable within this context. The site is not easily visible
from distant views. Furthermore the scheme will tidy up much of the site taking away
large areas of car parking, removing harsh boundary treatments and providing
sympathetic landscaping and boundary treatments. Such detail can be secured by
condition.
6.3
Impact on neighbouring properties and residential amenity
6.3.1
There are residential properties and a school close to the application site. The
proposed layout and design of the new dwellings would not unduly affect residential
amenity. There will be good separation distances and no direct overlooking.
Consideration to proposed ‘porthole’ windows in the side elevation of the detached
dwelling should be given to avoid potential overlooking. The scheme will enable the
opportunity for the site to be tidied up, improving the visual character of this part of
the village.
6.3.2
The amenity of future occupiers and existing occupiers must be taken into account.
The new dwellings will all be served by good sized rear gardens, similar to many of
the existing smaller dwellings within the village, providing private amenity space. The
scheme will include new dwellings and refurbishment of the pub/restaurant.
Consideration must be given to the requirement to control odour and noise from the
kitchen and the relationship between the pub and new dwelling to the South. Details
of extraction equipment will be required to ensure that residential amenity is not
harmed. In addition the use of the side windows and garden of the new detached
dwelling may be affected by activities at the licensed premises. Consideration to
further acoustic measures to minimise nuisance is suggested.
West Berkshire Council
Western Area Planning Committee
25 February 2015
6.3.3
Given the village location, where there are a number of residential premises in close
proximity it is suggested that control over dust emissions and hours of construction is
exercised. Suitably worded conditions could secure.
6.3.4
The site is part of a pub and car park. There is potential for unforeseen
contamination. A suitably worded condition has been requested by the Environmental
Health Officer.
6.4
Impact on highway safety and parking
6.4.1
This proposal would involve the re-use/adaptation of the existing access to the pub
car park and a new access and closure of existing to serve the detached dwelling.
During consideration of the application amended plans have been secured to provide
visibility splays and changes to parking layout. The Highway Officer is satisfied that
access/egress will not adversely affect highway safety and that there are sufficient
spaces for the proposed uses.
6.4.2
Proposed cycle storage is shown adjacent to the proposed self contained B&B unit
opposite the main pub. Details have not been provided, these could be secured by
condition. There is concern that in this location the visual character of the street
scene within the village may be harmed if the design is not appropriate. An
alternative location for all but spaces for the B&B could be secured within the main
pub carpark/garden. It is also noted that the area currently proposed for cycle parking
may be subject of a restrictive covenant. If this is the case again an alternative
location would need to be secured.
6.4.3
Given the village location it would be necessary to secure a construction method
statement to ensure disturbance during construction is minimised and highway safety
is not compromised. This is also important given the proximity to the school and
narrow lanes used to approach the village. A suitably worded condition would secure.
6.4.4
The Waste Services Officer has confirmed that the pub, village shop and B&B
elements would be classified as commercial and private collection arrangements
would be required. No objection regarding collection of domestic refuse and
recycling, subject to the avoidance of cross contamination. An informative to clarify
the position could be attached.
6.5
Impact on the public right of way
6.5.1
The proposed self contained B&B unit within the converted and altered garage
building would be close to an existing public footpath (CHAD/15/1). The use would
not adversely affect the character of the PROW nor enjoyment by its users.
Informatives to ensure that there is no obstruction have been suggested by the
PROW officer.
6.6
Other Matters
6.6.1
Code for Sustainable Homes
Policy CS15 of the West Berkshire Core Strategy requires that all new residential
development should be constructed to meet a minimum standard of Code for
Sustainable Homes Level 4. A pre-assessment report has not been submitted with
the application. However the planning statement and submitted plans indicate that
West Berkshire Council
Western Area Planning Committee
25 February 2015
sustainable construction and energy efficiency has been considered. A suitably
worded condition to ensure that code level 4 is achieved for the new dwellings could
be attached to any permission.
6.6.2
6.6.3
Flooding
Policy CS16 of the Core Strategy, requires that all new development should not
result in an increase in uncontrolled surface water runoff. The application indicates
Sustainable Drainage (SUDS) proposals. Full details could be secure by condition. In
addition Thames Water has commented on the new car park and the need for
petrol/oil interceptors and fat/grease traps in the pub kitchen. These details could be
secured by condition and would ensure that nearby water courses are not
contaminated.
Ecology
The application includes a Bat Survey. No evidence of bats has been found within
the buildings to be refurbished/removed. However mitigation and enhancement
measures have been suggested. The Council Ecologist requests conditions to secure
a new bat roost and no external lighting to access points. This would be in
accordance with Policy CS17 of the Core Strategy and advice contained within the
NPPF.
6.7
Developer contributions
6.7.1
This development would involve the creation of a three new dwellings on site and
therefore developer contributions to mitigate against the impact of the development
on local services, amenity and infrastructure have been requested from heads of
service. The contribution requests are considered to be justified in accordance with
the impact of development on the surrounding highway network, school services,
areas of open space, library provision, waste management and adult social care
services. This is in accordance with the Council’s SPD on developer contributions.
6.7.2
Given the fact that the provision of new dwellings within the countryside cannot be
justified, an agreement has not been entered into. However, the applicant has
confirmed that they would be prepared to enter into the required agreement with the
Council should the application be recommended for approval.
6.8
Presumption in favour of sustainable development
6.8.1
The NPPF has introduced a presumption in favour of sustainable development,
which paragraph 197 advises should be applied in assessing and determining
development proposals.
6.8.2
The NPPF identifies three dimensions to sustainable development: economic, social
and environmental. The policies of the NPPF, taken as a whole, constitute the
Governments view of what sustainable development in England means in practice for
the planning system.
6.8.3
Providing more energy efficient and useable housing in West Berkshire has a clear
social benefit. However, this housing should normally be provided in sustainable
locations. Whilst the refurbishment of the pub, provision of a village shop and B&B
accommodation is considered to have a positive impact, the introduction of a three
new dwellings into the rural location is not considered to provide sustainable social
benefits.
West Berkshire Council
Western Area Planning Committee
25 February 2015
6.8.4
The economic role is considered to be met through this development. Long term
benefits would be providing community facilities in the form of a pub and village shop
and rural tourism through the B&B accommodation, and in the short term the
development will provide benefits during the construction period. Whilst developer
contributions have not been secured for this development (due to the concerns with
the proposal) the applicant has confirmed that they would be willing to pay the
developer contributions associated with this development. The proposal is therefore
considered to bring economic benefits.
6.8.5
The environmental considerations have been assessed in terms of the design,
amenity and impact on the character and appearance of the area. Whilst the
proposed works are considered to have a positive visual impact, this proposal would
involve the introduction of new residential dwellings into an unsustainable, rural
location, where there are limited services and the private car would be heavily relied
upon. It is therefore considered that this proposal would run contrary to the
environmental sustainability objectives and this would weigh heavily in favour of
refusing planning permission.
6.8.6
This development would meet some of the criteria of sustainability as set out within
the NPPF. However, there are some roles of sustainability which would not be met
and it is therefore considered that the proposed development would run contrary to
the aims of the National Planning Policy Framework.
7.
CONCLUSION
7.1
Having taken account of all the relevant policy considerations and other material
considerations discussed above, this proposal would on balance have an
unacceptable impact and refusal is recommended.
7.2
The proposal is considered to provide some positive benefits such as the
refurbishment of the vacant pub, a village shop and tourist accommodation which is
strongly supported by the Parish Council. However the success of the scheme
depends on the provision of three open market dwellings within the rural area. The
benefits are not, on balance, considered to be sufficient justification to allow an
exception to planning policy with the introduction of new residential dwellings in the
countryside.
8.
FULL RECOMMENDATION
To DELEGATE to the Head of Planning & Countryside to REFUSE planning permission for
the following reasons:8.1
Reasons for refusal
1.
The site is located outside any settlement boundary as defined by the West
Berkshire District Local Plan 1991-2006 Saved Policies 2007 and is therefore within
open countryside. The proposal for the refurbishment of the pub, village shop and
B&B accommodation is in conformity with the Development Plan and advice
contained within the NPPF. However the proposal includes the provision of three
open market dwellings.
The West Berkshire Core Strategy 2006-2026 seeks to direct new development in
accordance with the settlement pattern with most development taking place within
settlements defined within the hierarchy as directed by Policy ADPP1. The
explanatory text to Policy HSG1 of the West Berkshire District Local Plan Saved
West Berkshire Council
Western Area Planning Committee
25 February 2015
Policies 2007 states that outside settlement boundaries, development will only be
acceptable in exceptional circumstances. Policy CS1 of the Core Strategy states
that new homes will be primarily developed on: suitable previously developed land
within boundaries, other suitable land within settlements, strategic sites and broad
locations identified on the Core Strategy Key Diagram and land allocated through
the Site Allocations DPD. As this application seeks consent for three new residential
dwellings in this countryside setting with insufficient justification to allow such an
exception to policy, the development proposals do not meet with these criteria and
as such is not in conformity with the current development plan.
2.
The application fails to provide an appropriate scheme of works or off site mitigation
measures to accommodate the impact of the development on local infrastructure,
services or amenities, or provide an appropriate mitigation measure such as a
planning obligation. The proposal is therefore contrary to the National Planning
Policy Framework, Policy CS5 of the West Berkshire Core Strategy (2006-2026),
and the Delivering Investment from Sustainable Development Supplementary
Planning Document.
DC
West Berkshire Council
Western Area Planning Committee
25 February 2015