Agenda item

Erection of single storey extensions to the side and rear, installation of canopies, external alterations and buggy store to front, in conjunction with use as a day nursery.

Mr Robin Batten, the applicant, spoke in support of the application.

Mrs Leanne Banks, a local resident, spoke against the application.

The Service Manager – Development Services informed members that further to the publication of the report a revised first floor plan had been submitted, detailing 10 children and revised elevations, which confirmed the precise materials to be used in the construction of the extensions.  These revisions would be included as an amendment to condition 2. 

RESOLVED to Grant planning permission subject to amended conditions;

Conditions

1.         The development must be begun not later than three years beginning with the date of this permission.

2.         This permission shall be read in accordance with the following plans/details submitted to the Local Planning Authority; email received from the applicant’s agent on 11^th July, drawings 101 Rev D, 102 Rev C, 150 Rev D and 151 Rev D received on 4^th  July, email received from the applicant’s agent on the 3^rd  July, drawings 001 Rev C, 100 Rev B, 125 Rev B, 126 Rev C received on 15^th June 2018, buggy store details received on 3^rd April 2018.

3.         The maximum number of children on site at any time shall not exceed 75.

4.         The extensions shall be rendered in accordance with the approved plans prior to being brought into first use.

Reasons

1.         In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2.         For the avoidance of doubt and to define the terms of this permission.

3.         To ensure that the number of children permitted at the property is not increased, in the interests of the residential amenities of adjacent occupiers and to ensure that there is not a material change in the amount of vehicular activity.

4.         In the interests of visual amenity.

Reasons for Decision

The site has an existing unrestricted use within planning use class D1 and planning permission is not required to change the use of the building to operate a day nursery. Subject to a condition restricting the number of children that can attend the premises, it is not considered that the impact of the proposed development would be materially different than that which would arise from the use of the existing building, in terms of the impact upon residential amenity and highway safety. The proposal is considered to be acceptable in design terms and would not cause harm to visual amenity of the surrounding streetscene. For these reasons, the proposal would accord with the objectives of the National Planning Policy Framework, Policies A, 1, 10 and 12 of the Aligned Core Strategy, Saved Policies ENV1. T10 and C3 of the Replacement Local Plan and Policies LPD 32, LPD 57 and LPD 61 of the Local Planning Document (Part 2 Local Plan).

Notes to Applicant

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraphs 186 to 187 of the National Planning Policy Framework. Following concerns raised about the impact of the rear extension, amended plans have been received which have successfully overcome this concern.

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762   6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk.Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com.

The attached permission is for development which will involve building up to, or close to, the boundary of the site.  Your attention is drawn to the fact that if you should need access to neighbouring land in another ownership in order to facilitate the construction of the building and its future maintenance you are advised to obtain permission from the owner of the land for such access before beginning your development.

The applicant is advised that all planning permissions granted on or after 16th October 2015  may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website.The proposed development has been assessed and it is the Council's view that CIL is not payable on the development hereby approved as the development type proposed is zero rated in this location.