REPORT OF THE HEAD OF PLANNING SERVICES TO DEVELOPMENT CONTROL COMMITTEE

SITE INSPECTION – 9 JANUARY 2004

2.

TCP/25671/A P/01562/03 Parish/Name: Northwood Registration Date: 26/11/2003 - Outline Planning Permission Officer: Mr. J. Fletcher Tel: (01983) 823598 Demolition of garage; outline for 7 dwellings, formation of vehicular access and access drive (revised access arrangement) (readvertised application) land at and rear of 52 and 54, Wyatts Lane, Cowes, PO31

REASON FOR COMMITTEE CONSIDERATION

Application subject of a considerable number of representations from local residents, residents groups and local Member (Cllr Mazillius) which raise a number of issues including highway and density matters and therefore Committee determination is considered appropriate.

PROCESSING INFORMATION

This minor application has taken fourteen weeks to process.

LOCATION AND SITE CHARACTERISTICS

Site relates to the extensive curtilage of detached properties nos. 52 and 54 Wyatts Lane, being on the western side of that road and approximately 60 metres south of the junction of Wyatts Lane with Harry Cheek Gardens. The area is characterised by a mixture of modern and more established residential development in the form of detached and semi-detached properties. The development Harry Cheek Gardens is a relatively modern development of single storey detached and linked single storey dwellings constructed in the 80s. The only difference in terms of the residential character of the area is that diagonally opposite the site to the south east is Northwood Scout Hut.

Although application relates to the entire curtilage of both houses, the area on which development is proposed relates to the rear with those areas being characterised by informal landscaped gardens, particularly the property no. 54 which includes a number of large mature trees.

The property no. 52 is an older established two storey cottage building, whilst property no. 54 is a more substantial detached thatched cottage which is a Grade II Listed Building.

Northern boundary being in the main in the form of established hedgerows with intermittent fencing separates the site from the Harry Cheek Gardens development and in particular bungalow properties 11, 9, 3 and 1 Harry Cheek Gardens. The remaining south eastern and southern boundaries are in the form of a curved boundary immediately abutting a public footpath (CS14) beyond which in part is an open field. This particular boundary is heavily wooded, comprising mature oak and ash trees with holly and blackthorn. The area of the site to be developed is 0.2 hectares. This area represents slightly in excess of half the overall curtilage of the two properties.

RELEVANT HISTORY

None in respect of the overall site, however previous outline proposal to develop the curtilage of no.52 Wyatts Lane separate from no.54 was withdrawn.

DETAILS OF APPLICATION

Outline consent is sought for the residential development of the rear half of the overall curtilages of 52 and 54 Wyatts Lane with siting and means of access to be considered at the same time. Submitted proposals indicate a terrace of three two storey houses having a north south aspect and located close to the southern boundary. Second terrace of two houses and a single storey dwelling within the north western corner of the site with the single storey dwelling being adjacent the northern boundary and a detached single storey dwelling more centrally located abutting the northern boundary.

Access has been indicated to be off Wyatts Lane located between the gap between the two properties 52 and 54 Wyatts Lane. Access proposals indicate a 4 metre carriageway with a 0.2 metre margin where it abuts no. 54 Wyatts Lane. New access road to serve a total of 10 parking spaces with turning head.

Proposal will result in some loss of trees, however the alignment of the road ensures retention of the significant mature trees on the site and proposal has deliberately indicated the rear boundary to the properties in the southern and south eastern region of the site to be set away from the boundary with the public footpath ensuring that wooded boundary is kept outside any residential ownership.

Both the two storey houses and single storey dwellings to provide two bedroom accommodation. The two single storey dwellings which are abutting the northern boundary are set a distance of 3 metres off that boundary.

In terms of the visibility splay, applicant on the revised plan has now indicated an x measurement of 3.6 metres by y measurement of 23 metres in a southerly direction and a y measurement of 15 metres in a northerly direction. As such this visibility splay covers the whole of the frontage of 52 and 54 Wyatts Lane and the applicant indicates that the area within that visibility splay to be reduced to level grass verge. Finally the proposal indicates a strategically placed bollard at the extremes of each of the y measurements and also a bollard on the southern side of the entrance to the public right of way with all bollards obviously being on the western side of Wyatts Lane. Bollards are required to indicate the extent of the visibility splay. The negotiations with the Highway Engineer and the applicant has also resulted in an agreement for a financial contribution of £15,000 to be made towards an overall provision of traffic calming within Wyatts Lane.

DEVELOPMENT PLAN/POLICY

National policies covered in PPG3 - Housing March 2000 with relevant issues as follows:

Need to address housing requirements for the whole community by provision of wider housing opportunity and choice including better mix in size, type and location of housing.

Give priority to reusing previously developed land within urban areas to take pressures off development of greenfield site.

Create more sustainable patterns of development ensuring accessibility by public transport to jobs, education, health facilities, shopping, etc.

Make more efficient use of land by adopting appropriate densities with 30 units to 50 units per hectare quoted as being appropriate levels of density.

More than 1.5 off street parking spaces per dwelling unlikely to reflect Government's emphasis on sustainable residential development.

Relevant local planning policies are as follows:

Strategic policies S1, S2, S6 and S7 are appropriate.

Other relevant policies are as follows:

G1 - Development Envelopes for Towns and Villages

G4 - General Locational Criteria for Development

D1 - Standards of Design

D2 - Standards for Development within the Site

D3 - Landscaping

H4 - Unallocated Residential Development to be Restricted to Defined Settlements

TR7 - Highway Considerations for New Development

TR16 - Parking Policies and Guidelines

U11 - Infrastructure and Services Provision

C8 - Nature Conservation as a Material Consideration

Site itself is within the development envelope boundary for Northwood as defined on the Unitary Development Plan. The development envelope boundary not only encompasses the application site but also includes land both to the south and south east of the public footpath which abuts the south eastern and southern boundary of the application site.

Reference is also made to the recent Housing Needs Survey which indicates a significant demand for one and two bedroom dwellings either in the form of mixture of flats and/or narrow fronted terraced houses.

Site is located within the parking zone 3 of the Unitary Development Plan which stipulates a maximum of 0 - 75% parking provision for this site. The guideline figure is a parking space per bedroom. The level of development, i.e. seven units would not trigger a requirement for transport infrastructure payments.

CONSULTEE RESPONSES

Highway Engineer who initially recommended refusal for the application on grounds of inadequate visibility is now recommending approval having negotiated the visibility splay as described and subject to requiring a financial contribution towards traffic calming in Wyatts Lane. He now recommends conditional approval which includes a visibility and sight line condition requiring all boundary treatments to be lowered to a maximum of one metre in height above existing road level. Highway Engineer also requires the following:

A contribution of £15,000 will be required to carry out a traffic management/safety scheme to reduce traffic speeds in the area of the development. The available "y" distance is below the minimum required by DMR and B Volume 6 TD72/45. The contribution will pay towards traffic management scheme along Wyatts Lane that will reduce speeds and therefore mitigate the reduced visibility. The implementation of the safety scheme has the support of the engineering services traffic section.

Rights of Way Officer requests consideration be given to requiring any developer to contribute to upgrading the surface of the adjacent public footpath CS14 on the grounds that such improvements would not only benefit the community as a whole but also future occupiers of the development.

Council's Ecology Officer makes the following observations:

The site supports a number of fine mature trees together with areas of scrubby woodland at the furthest end of the garden. In addition a dense woody boundary adjoins the public footpath CS14 which leads into open countryside.

The wooded southern boundary comprises mature oak and ash trees with holly, blackthorn and hazel. Some of the trees are growing on an old bank and the presence of butcher's broom here suggests that this may well be an old boundary bank. The trackway is clearly indicated on the 1793 survey for the first edition Ordnance Survey map. This wooded boundary forms a clear demarcation from the built areas of Northwood and the open countryside. It is an important landscape feature as well as a valuable wildlife corridor.

The preservation of this wooded boundary is important and can only be assured if it is out with the curtilages of any new approved development. I would advise that the gardens of the six proposed properties adjoining this boundary should be redrawn to exclude this wooded corridor.

There are some other good quality trees on the site and these should be retained and protected.

Comments of Southern Water have been received which confirms that there is a combined sewer within Wyatts Lane and they would not want to see any more surface water connected into this sewer as it is only 150 mm in diameter. Southern Water emphasise that foul drainage must not be connected to surface water sewers and therefore the developer needs to find an alterative connection point for the foul drainage. They refer to the existence of a foul sewer to the north of the site running to the west. Southern Water also confirm existence of surface water in Wyatts Lane which runs down the lane (CS14) to the south.

PARISH/TOWN COUNCIL COMMENTS

Not applicable.

THIRD PARTY REPRESENTATIONS

Initial proposal subject of fifteen letters of objection from in the main local residents including seven letters from residents of Harry Cheek Gardens, two from residents in Wyatts Lane and letters from residents of Pallance Road, Upper Moorgreen Road, Nodes Road, Oxford Street and Northwood Residents' Association along with a letter of objection from the local Councillor. Following the advertisement of the application in respect of the revised access arrangements a further five letters received from residents of Harry Cheek Gardens and one each from residents of Nodes Road and Wyatts Lane. Summary of the points raised is as follows:

Wyatts Lane has no footpath provision and is particularly narrow at this point where the proposed junction is to be located. This along with its juxtaposition with Uplands Road and Harry Cheek Gardens and opposite the well used Scout Hut would result in a dangerous access both to road users and pedestrians with particular reference to school children attending Northwood Primary School and users of the Scout Hut. Concern that the visibility splay is insufficient to ensure safe egress given the points raised above. Reference also made to the speed levels of traffic using Wyatts Lane which is not traffic calmed with some of those speed limits exceeding 30 mph.

Site is located on the edge of the countryside and therefore the type and density of development is excessive and out of character with this location. Local Councillor suggests that this would destroy the uniqueness of this part of the village having an urbanisation effect contrary to UDP policies.

Some objectors do not necessarily object to the introduction of single storey dwellings but consider the introduction of two storey houses to be inappropriate likely to result in noisy families, disturbing the mainly elderly residents who reside particularly in the Harry Cheek Gardens development.

Concern that the introduction of houses in relatively close proximity to Harry Cheek Gardens will result in an overlooking and an over dominance of that established development.

Proposal provides insufficient parking, i.e. 10 parking spaces for 7 units which could result in pressures on on-street parking in Wyatts Lane.

Proposal is likely to result in loss of a considerable number of trees with resultant loss of wildlife habitat with particular reference to red squirrels. Such loss of trees may also affect water tables which could contribute to flooding problems in the area. Reference is also made to the existence of natural springs which would be affected by any proposed development.

Concern that the drainage systems in the area are incapable of accepting this additional drainage.

Destruction caused by building works.

Local Councillor makes specific reference to recent planning appeal decision in respect of infilling in Oxford Street at which time the Inspector made particular reference to the character of the street scene on one side of that road.

Local Councillor also makes reference to the Wyatts Lane street scene with particular reference to the character of that street in this area. His comments are as follows:

Near the access point has a deal of rurality about it, i.e. the Scout Hut and field nearly opposite; no. 52 was formerly two 1850 cottages, whilst no. 54 is a Grade II Listed thatched cottage, both set in well wooded grounds. A well used and prominent rural footpath runs along the southern boundary of 54 leading directly into the countryside with stables nearby. In short if this application is granted the character of this area would be irreparably damaged.

Two of the above letters do not necessarily object to the development of the site but would request any existing hedgerows be retained. Also dwelling occupier opposite the site expressed concern regarding the proposed traffic calming hump and the effect that may have on access to his property. He also suggests that double yellow lines should be extended from the Scout Hut to Uplands Road on both sides of Wyatts Lane. Also suggestion has been made that the site could be accessed via Harry Cheek Gardens as opposed to Wyatts Lane.

In terms of the contents of letters following the re-advertisement, generally these simply reiterate points already made with one letter writer not at all convinced that the "improvements" to the access arrangements provide any safer access.

The level of objection to this proposal is quite considerable and in the interests of clarity I attach in its entirety a copy of the letter received from the local Councillor which covers in more detail the summary of all the other letters which have been received.

Letter received from Northwood Residents Association raising the following issues:

Support maintaining wildlife corridor but concerned the proposal represents overdevelopment bearing in mind its location abutting development envelope.

Concern that such a development, if granted, would set a precedent which would impact upon character of village.

Concern at proximity to Northwood School in Wyatts Lane being one of the largest village schools on the Island (203 children on the role). Parents discouraged by walking children to school owing to the narrowness of Wyatts Lane. Association welcomes traffic calming measures but consider potential for hazards to occur given speed of vehicles and prefer calming to be introduced before any development commences.

Letter received from Councillor Mazillius expressing concern that the report may imply that there is more land within the development envelope than there actually is.

EVALUATION

Principle

The site's location within the development envelope boundaries means there should be a presumption in favour of development if all other issues are acceptable. Therefore, whilst I acknowledge the site's location in relation to the edge of the countryside, I believe it would be difficult to resist the principle with the site likely to be deemed to be a windfall brownfield site, the development of which would make a valuable contribution to delivering housing and therefore take pressures off development of greenfield sites.

In order to illustrate the position of the site relative to development envelope boundary a plan is attached. I also note the Councillor's comment regarding his opinion that the alignment of the development envelope boundary is illogical but would confirm that this may be a case for revisiting through the Local Development Framework process, however, the relevant document to consider in this case is the statutory Unitary Development Plan.

Whilst the reference to precedent is noted but Members will be aware that precedent is not deemed to be a sustainable reason to refuse an application with all applications being considered on their individual merits given the individual circumstances of the site.

Density

Whilst again recognising the concerns at the density and type of development, proposal represents a relatively low density, i.e. 35 units per hectare which is only just above the minimum density requirement indicated in PPG3. Again I would consider that this level of density would not be inappropriate in this suburban site despite its location close to the edge of the countryside.

The applicant has been encouraged to ensure a mix of unit types with the location of the single storey elements of the proposal adjacent to the Harry Cheek Gardens development thus avoiding any undue impact on those properties and to a degree reflecting that type of development. The houses have deliberately been arranged not to overlook those properties.

The introduction of two bedroom units assists in addressing the Housing Needs Survey with those housing needs being equally as appropriate for Northwood as for any other suburban area. There is a need to ensure a range of dwelling types to aim at all income groups and hopefully provide a wider mix of social groups and age ranges. It is important to appreciate that this is an outline application although showing a considerable level of detail in respect of house types and layout. The details submitted indicates careful consideration has been given to layout and arrangement with the units being located in the more open areas of the site having least effect on loss of trees.

Ecology and Landscape Issues

The concerns of the Council's Ecology Officer have been addressed with the treed corridor being retained outside any residential ownership and I am satisfied that this will provide an effective landscape screen substantially reducing any likely impact that these dwellings may have on the edge of the countryside. Also the retention of this landscape corridor will retain wildlife habitat with particular reference to squirrels.

With regard to impact on the adjoining countryside, it is important to note that in fact land beyond to the south continues to be within the development envelope boundary and that the site itself is not on the edge of the development envelope boundary but it is accepted that the land beyond the public footpath does have a countryside character despite being within the development envelope.

Access / Parking

The proposed access road, with particular reference to the junction with Wyatts Lane has been the most critical issue in respect of this proposal. However, the Highway Engineer is now satisfied with the visibility splay now being proposed and I can do no more than accept his advice on this issue. The other benefit from this development is the acceptance by the applicants that a financial contribution will be required towards an overall traffic calming scheme for the whole length of Wyatts Lane. Hopefully this development and its contribution would be the trigger to designing and implementing an overall scheme which is essential given the level of speed of traffic which uses Wyatts Lane with particular reference to it being a route to a local school. Members will note the agreed contribution figure of £15,000 which will need to be the subject of a legal agreement.

In terms of parking, proposal is well within the permitted tolerances covered by parking zone 3. Experience suggests that two bedroom units are less likely to attract two car ownership in any event and therefore it is unlikely that this level of provision would result in further pressures on on-street parking. The parking provision of 10 units results in a parking provision of slightly less than 1.5 parking spaces per unit which not only complies with the Zone 3 policy but also the 1.5 space maximum advised in PPG3. Negotiations have resulted in adjustments to the position of the parking spaces to bring them closer to the units to which they serve. I am satisfied that both in parking provision and location the parking proposals are satisfactory.

Drainage

Within the adjoining public footpath is a surface water sewer which was constructed I understand at the time of the Harry Cheek Gardens development and into which the applicants intend to discharge surface water drainage. Indeed there is a conveniently located existing inspection chamber which can act as a discharge point. I would suggest, however, that a condition be applied requiring a check of the sewer to ensure that it has sufficient capacity to accept any additional surface water drainage from the site.

Similarly with regard to foul drainage a condition is suggested requiring a capacity check in respect of the combined sewer in Wyatts Lane and whether it is able to accept the additional foul drainage from these seven units.

It is important to appreciate that this is an outline application and I am satisfied that the above mentioned suggested conditions will be sufficient to flag up to any potential developer the need to comply with these conditions. The most important factor is that the information provided by Southern Water does not indicate that the site is impossible to drain and clearly there are existing sewers within the vicinity which could be used to provide drainage outlets for this development.

Impact on Listed Building

Members will note that the proposed access road is located close to the Grade II Listed cottage no.54 Wyatts Lane. It is only this element of the proposal which has any impact on the setting of that Listed Building with the dwellings themselves being a considerable distance and therefore having little or no impact on the Listed Building. In essence the access will replace domestic garden. Proposal indicates retention of existing hedgerows in the immediate vicinity of no.54 which will retain the landscaped setting to the Listed Building. It will obviously be important to carefully consider the treatment of the new access road in terms of surface finish in order to ensure that surface treatment is compatible with the setting of the Listed Building. This will be an issue that could be covered by conditions.

Additional concerns noted, however, I reiterate the proposed density of 35 units per hectare in terms of density aims are relatively modest in terms of those required under PPG3 as detailed above.

HUMAN RIGHTS

In coming to this recommendation to grant planning permission consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights. The impacts this development might have on the owners/occupiers of the other property in the area and other third parties have been carefully considered. Whilst there may be some interference with the rights of these people this has to be balanced with the rights of the applicant to develop the land in the manner proposed. Insofar as there is an interference with the rights of others it is considered necessary for the protection of the rights and freedom of the applicant. It is also considered that such action is proportional to the legitimate aim and in the public interest.

JUSTIFICATION FOR DECISION

Having given due regard and appropriate weight to all material considerations referred to in this report I am satisfied that all material considerations have been addressed with the proposal being acceptable in terms of principle, density, ecology and landscape and particularly in terms of access given the Highway Engineer's updated comments. Concern of local residents are noted, however they contain insufficient weight to warrant a refusal of the application. Site represents an ideal windfall site for this relatively modest level of development and whilst recognising its location close to the countryside in development envelope boundary terms it does not in fact directly abut that countryside with there being further land to the south and south west still within that boundary. Arrangement of dwellings has fully respected adjoining Harry Cheek Gardens development and the introduction of two bedroom terraced housing will provide the type of property which has been identified in the Housing Needs Survey as being in demand.

RECOMMENDATION - Approval (Revised Plans) (Subject to a Section 106 Agreement in respect of a contribution of £15,000 in respect of the carrying out of a traffic management/safety scheme to reduce traffic speed in Wyatts Lane, and a contribution to the upgrading of the surface of the adjacent public footpath CS14, with level of contribution to be agreed.)

Conditions/Reasons:

1	Time limit - outline - A01
2	Time limit - reserved - A02
3	Approval of the details of the design and external appearance of the buildings and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced. Reason: In order to secure a satisfactory development and be in accordance with Policies S6 (Standards of Design), D1 (Standards of Design), D2 (Standards of development within this site), D3 (Landscaping), TR7 (Highway Consideration for New Development) of the IW Unitary Development Plan.
4	No dwelling shall be occupied until those parts of the roads and drainage system which serve that dwelling have been constructed in accordance with a scheme agreed by the Local Planning Authority. Reason: To ensure an adequate standard of highway and access for the proposed dwellings and in compliance with Policy TR7 (Highway Considerations for New Development) of the Isle of Wight Unitary Development Plan.
5	Prior to commencement/occupation/ of the development hereby approved, the roadside boundary of the site shall be lowered to a maximum of 1 metre in height above existing road level over the whole frontage and shall be maintained thereafter at a height no greater than 1 metre. Reason: In the interests of highway safety and in compliance with Policy TR7 (Highway Considerations for New Development) of the Isle of Wight Unitary Development Plan.
6	Details of the design and construction of any new roads, footways, accesses, car parking areas together with details of the disposal of surface water drainage shall be submitted to, and approved by, and thereafter constructed to the satisfaction of the Local Planning Authority. Reason: To ensure an adequate standard of highway access and drainage for the proposed dwellings and in compliance with Policy TR7 (Highway Considerations for New Development) of the Isle of Wight Unitary Development Plan.
7	The development shall not be brought into use until a turning space is provided within the site to enable vehicles to enter and leave the site in forward gear in accordance with details to be agreed in writing by the Local Planning Authority. This space shall thereafter always be kept available for such use. Reason: In the interests of highway safety and in compliance with Policy TR7 (Highway Considerations for New Development) of the Isle of Wight Unitary Development Plan.
8	No commercial/construction vehicles shall enter the public highway (Wyatts Lane) unless their wheels and chassis have been cleaned to prevent material being deposited on the highway. Reason: In the interests of highway safety and in compliance with Policy TR7 (Highway Considerations for New Development) of the Isle of Wight Unitary Development Plan.
9	No development shall take place until a detailed scheme including calculations and capacity studies have been submitted to and agreed with the Local Planning Authority indicating the means of foul and surface water disposal. Any such agreed foul and surface water disposal system shall indicate connections at points on the system where adequate capacity exists or shall provide for attenuation measures to ensure any additional flows do not cause flooding or overloading of any existing system. No dwelling shall be occupied until such agreed systems have been completed. Reason: To ensure an adequate system of foul and surface water drainage is provided for the development in compliance with Policy U11 (Infrastructure and Services Provision) of the Isle of Wight Unitary Development Plan.
10	In this condition “retained tree” means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of (1 year) from (the date of the occupation of the building for its permitted use). (a)No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work); (b)If any retained tree is removed, uprooted or destroyed or dies, a replacement tree shall be planted in the same place, or place to be agreed and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority. Reason: To ensure the protection of the trees to be retained in the interests of the amenities of the area and in compliance with Policy D3 (Landscaping) of the Isle of Wight Unitary Development Plan.
11	No development including site clearance shall commence on the site until all trees, shrubs and other natural features, not previously agreed with the Local Planning Authority for removal, shall have been protected by fencing or other agreed barrier. Any fencing shall conform to the following specification. Such protection shall include a continuous fence along a line to be agreed in writing with the Local Planning Authority providing protection for the wooded southern boundary (adjacent public footpath CS14) and such fencing shall be retained both during and following completion of the development hereby approved. This wooded southern boundary shall not be included in any future residential curtilage. 1.2m minimum height chestnut paling to BS 1722 Part 4 standard, securely mounted on 1.2m minimum above ground height timber posts driven firmly into the ground/or 2.4m minimum height heavy duty hoardings securely mounted on scaffold poles, or other method of agreed protection which forms an effective barrier to disturbance to the retained tree. Such fencing or barrier shall be maintained throughout the course of the works on the site, during which period the following restrictions shall apply: (a) No placement or storage of material; (b) No placement or storage of fuels or chemicals. (c) No placement or storage of excavated soil. (d) No lighting of bonfires. (e)No physical damage to bark or branches. (f) No changes to natural ground drainage in the area. (g) No changes in ground levels. (h) No digging of trenches for services, drains or sewers. (i) Any trenches required in close proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To ensure that all general trees and shrubs and other natural features to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of the amenity and to ensure the wooded southern boundary is retained as an important landscape feature which provides a valuable wildlife corridor, all in compliance with Policies D3 (Landscaping) and C12 (Development Affecting Trees and Woodland) of the Isle of Wight Unitary Development Plan.
12	The dwellings which abut the northern boundary shown on the plans hereby approved shall be of a single storey design with a pitched roof and no dormers or other windows shall be constructed within the roof. Reason: In the interest of the amenities of nearby properties in compliance with Policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan.
13	No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating proposed treatment of the northern boundary with any such plan including details of materials, type and height of any fencing to be erected. Any such agreed boundary treatment shall be completed before occupation or completion of the development hereby approved. Reason: In the interests of maintaining the amenity value of the area in compliance with Policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan.
14	No existing hedges or hedgerows shall be removed, unless shown on the approved drawings as being removed. All hedges and hedgerows on and immediately adjoining the site shall be protected from damage for the duration of works on the site by the erection of a 1.2 m minimum height chestnut paling fence to BS 1722 Part 4 securely mounted on 1.2 m minimum above ground height timber posts driven firmly into the ground or other agreed protection along a line to be agreed in writing with the Local Planning Authority. Any parts of hedges or hedgerows removed without the consent of the Local Planning Authority or which become, in the opinion of the Local Planning Authority, seriously diseased or otherwise damaged within five years of contractual practical completion of the approved development shall be replaced as soon as is reasonably practical and, in any case, by not later than the end of the first available planting season, with plants of such sizes and species and in such positions as may be approved by the Local Planning Authority. Reason: To ensure the continuity of amenity afforded by existing hedges or hedgerows and in compliance with Policy D3 (Landscaping) of the Isle of Wight Unitary Development Plan.
15	Any scrub clearance or removal of woody species shall only take place between the months of August and February and at no other time. Reason: To avoid disturbance to nesting birds in compliance with Policy C8 (Nature Conservation as a Material Consideration) of the Isle of Wight Unitary Development Plan.

ANDREW ASHCROFT

Head of Planning Services