Agenda item

Application No. 24/00346/FUL

Conversion and extension of existing garage and barn to form holiday let accommodation (resubmission) at Oker Farm, Aston Lane, Oker, Matlock, Derbyshire, DE4 2JP.

Minutes:

The Interim Development Manager gave a presentation showing details of the application and photographs of the site and surroundings.

 

The Committee visited the site prior to the meeting to allow Members to appreciate the proposal in the context of its surroundings.

 

In accordance with the procedure for public participation, Mr Martin Seddon (local resident) spoke against the application.

 

Consultation responses were set out in section 5 of the report.

 

It was moved by Councillor Peter O’Brien, seconded by Councillor Peter Dobbs and

 

RESOLVED (unanimously)

 

That planning permission be approved subject to the following conditions:

 

1.    This planning permission relates to: Location Plan received 16/04/2024; Proposed block and floor plans received 16/04/2024; Proposed Elevations received 16/04/2024.

 

Reason: To define the planning permission for the avoidance of doubt and to ensure the satisfactory appearance of the development to comply with policies S1, PD1 and PD5 of the Adopted Derbyshire Dales Local Plan (2017).

 

2.    The accommodation hereby approved shall be used solely for the purposes of temporary holiday accommodation and shall not at any time be occupied as permanent residential accommodation. No person shall occupy the holiday accommodation for a continuous period of more than 28 days in any calendar year or more than a total of 8 weeks in a calendar year and it shall not be re-occupied by the same person/s within 28 days following the end of that period. A register of all occupiers of the holiday accommodation, detailing dates of occupation, names and usual addresses, shall be maintained by the owner(s) and a copy shall be provided to Local Authority upon written request.

 

Reason: The development is not considered appropriate other than as a holiday facility because it is outside any Settlement Framework boundary and does not accord with the Development Plan policies for general housing, namely policies S1 and S4, of the Adopted Derbyshire Dales Local Plan (2017)

 

3.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no external alterations or additions shall be made to any dwelling hereby approved and no buildings, extensions, gates, fences or walls (other than those expressly authorised by this permission) shall be carried out within the curtilage of any dwelling without the prior written approval of the Local Planning Authority upon an application submitted to it.

Reason: To preserve the character and appearance of the original building and its surroundings in accordance with policies S1, PD1, PD2 and PD5 of the Adopted Derbyshire Dales Local Plan (2017).

 

4.    Details of parking for two cars and associated manoeuvring area shall be submitted for approval to the local planning authority and shall be provided within the site curtilage prior to occupation in accordance with the approved details.

 

Reason: In accordance with policy HC21 Car Parking Standards.

 

5.    A sample roofing tile shall be submitted to and approved in writing by the Local Planning Authority prior to being fixed to the roof. The development shall thereafter be constructed in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

6.    All verges shall be given a plain lime mortared finish without the use of bargeboards.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

7.    Details of all proposed gutters, downpipes and other external plumbing shall be submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

8.    Before works begin on any external surface stonework details of the stone origin, type and proposed surface finish (tooling) to all external surfaces shall be submitted, in sample form, to the Local Planning Authority. The works shall thereafter be carried out in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

9.    Before application, details of the method, composition and colour of pointing shall be submitted to and approved in writing by the Local Planning Authority. The works shall thereafter be constructed in accordance with the pointing details so approved.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

10. Details of all new external window and door joinery glazing, including rooflights, shall be submitted to and approved in writing by the Local Planning Authority prior to installation. The submitted details shall include depth of reveal, details of heads, cills and lintels, elevations at a scale of not less than 1:10 and horizontal/vertical frame sections (including sections through glazing bars) at not less than 1:2. The works shall be carried out in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

11. Details of the materials, treatment and/or colour of the window and door frames shall be submitted to and approved in writing by the Local Planning Authority prior to installation. The window and door frames shall then be installed in accordance with the approved details and so retained.

 

Reason: To ensure the use of appropriate materials in the interests of protecting the external character and appearance of the building in accordance with the NPPF and local planning policy S1, S4, PD1, PD2, PD5 and HC8 of the Adopted Derbyshire Dales Local Plan (2017)

 

12. Construction work shall only be carried out between the hours of 8am and 6pm on Mondays to Fridays; 8am -1pm Saturday and no work Sundays and Bank Holidays unless specifically agreed in writing by the Local Planning Authority beforehand.

 

Reason: To protect the amenity of the occupants of nearby dwellings.

 

13. Nesting Birds: No works shall take place between 1st March and 31st August inclusive, unless preceded by a nesting bird survey undertaken by a competent ecologist no more than 48 hours prior to clearance. If nesting birds are present, an appropriate exclusion zone will be implemented and monitored until the chicks have fledged. No works shall be undertaken within exclusion zones whilst nesting birds are present.

 

Reason: In order to safeguard protected and/or priority species from undue disturbance and impacts in accordance with policy PD3 of the Adopted Derbyshire Dales Local Plan (2017).

 

14. Lighting: Prior to the installation of lighting fixtures, a detailed lighting strategy shall be submitted to and approved in writing by the LPA to safeguard bats and other nocturnal wildlife. This should provide details of the chosen luminaires, their locations and any mitigating features such as dimmers, PIR sensors and timers. Dependent on the scale of proposed lighting, a lux contour plan may be required to demonstrate acceptable levels of lightspill to any sensitive ecological zones/features. Guidelines can be found in Guidance Note 08/23 - Bats and Artificial Lighting at Night (BCT and ILP, 2023). Such approved measures will be implemented in full.

 

Reason: In order to safeguard protected and/or priority species from undue disturbance and impacts in accordance with policy PD3 of the Adopted Derbyshire Dales Local Plan (2017).

 

15. Biodiversity Enhancement The enhancement recommendations detailed in Appendix 4 of the Bat Survey Report (Armstrong Ecology Ltd., July 2023) shall be implemented in full during the course of the development and retained in perpetuity. A statement of good practice including photographs should be submitted to the local planning authority prior to the discharge of this condition, demonstrating that the enhancements have been selected and installed in accordance with the above.

 

Reason: In order to protect, manage, and enhance biodiversity in accordance with policy PD3 of the Adopted Derbyshire Dales Local Plan (2017).

 

16. Details of swfit boxes to be installed on site shall be submitted to and approved in writing by the Local Planning Authority prior to first use of the site. The development shall thereafter be constructed in accordance with the approved details.

 

Reason: To ensure the promotion of biodiversity on site

 

The Chair declared the motion CARRIED.

Supporting documents: