REPORT FOR WESTERN AREA PLANNING COMMITTEE Report No. 8a

Date of Meeting 26 July 2017

Application Number 16/09259/FUL

Site Address Dorothy House Foundation Ltd Winsley BA15 2LE

Proposal Application for planning permission for the reconfiguration of the existing car park and extension to provide additional parking and associated works

Applicant Dorothy House Foundation Ltd

Town/Parish Council Winsley Parish Council

Electoral Division MELKSHAM WITHOUT NORTH – Cllr Johnny Kidney.

Grid Ref 379738 160671

Type of application Full Planning

Case Officer David Cox

Reason for the application being considered by Committee Originally Cllr Magnus Macdonald requested that should officers be minded to approve this application, it should be brought before the elected members of the area planning committee to consider the visual impact of the proposal on the landscape, the impact on the Area of Outstanding Natural Beauty and Green Belt, as well as the impact on protected species, neighbouring properties and highway safety. This position has been upheld by Cllr Johnny Kidney. 1. Purpose of Report Having assessed the merits of the proposed development and tested it against the policies of the development plan and other material considerations, officers recommend that the application should be approved subject to conditions. 2. Report Summary The main issues discussed in this report are:

Principle of Development

The Principle of Development in the Green Belt

Impact on the openness of the Green Belt

Impact on the Landscape and Area of Outstanding Natural Beauty

Impact on protected species

Impact on Designated Heritage Assets

Impact on Highway Safety

Impact on Neighbouring Amenity 3. Site Description Dorothy House is a former school which was extended and changed into a hospice in 1992. The hospice is now well established and is recognised as being a vitally important facility located on the southern edge of Winsley which includes a 10-bed inpatient unit (which is reported as being nearly always full) along with a day patient unit which last year was attended

1,108 times. The facility is also the headquarters for the Patients and Family Services Directorate which covers all the care provided by DHHC from Nurse Specialist support, the Hospice at Home Service, therapies and counselling. Winsley is designated as a large village within the WCS Core Strategy but Dorothy House is outside of the existing village limits. Dorothy House, its grounds and the existing car park are within the Winsley conservation area, but the application site (and the existing solar panel array) is outside of the conservation area. Public Right of Way WINS1 is approximately 150 metres away to the east of the site which connects with WINS2 that passes immediately to the south of the application site. The site is located within the Western Wiltshire Green Belt and the Cotswolds Area of Outstanding Natural Beauty. The Winsley Mines SSSI which is also a Special Area Conservation site for Bath and Bradford on Avon Bats are located approximately 120 metres to the west of the site and to the north of Murhill. The application site (the proposed extended car park) measures approximately 0.45 hectares.

Location Plan 2014 aerial photograph

Dorothy House’s existing car park and garden grounds are located on a gradual slope that falls north to south. At the southern end of the existing car park there is a steep slope which incorporates a consented solar panel array. There is then flat ground followed by another slope that leads on to where the proposed car park would be located, which would also be on slightly sloping ground. As illustrated in the photograph below, the south of the site is heavily enclosed/screen by well-established woodland. The car park would be accessed by a ramp that would be located to the right of the solar panels and metal gate seen in the image below.

When looking from across the valley from Westwood, the wider landscape is heavily dominated by woodland, which encloses most of the site’s southern boundary. However, at some point in recent history a section of woodland appears to have been removed presumably to make way for the electricity infrastructure that crosses diagonally over the site. This clearance in the woodland/tree line, seen in the photos on the previous page and below, allows long range views to Westwood and vice versa. The red circle shows the location of Dorothy House and the application site.

4. Planning History

W/92/01487/FUL - Extension and alterations to form hospice – Approved– 24/08/1993 W/97/01363/FUL - Vehicular access erection of timber gates and implement shed – Approved – 26/11/1997 W/97/01364/FUL - Extension to hall replacement implement shed parking (revised application) – Approved – 01/12/1997 W/98/00953/FUL - Overspill car park and landscaping – Approved– 12/08/1998 W/04/01318/FUL - Proposed Extensions – Approved with conditions – 08/11/2004 W/10/00162/FUL - A small single storey extension to accommodate a dedicated shop area and a private waiting room – Approved – 01/03/2010 W/10/02009/FUL - Extension to car park to provide an additional 40 parking spaces – Approved – 16/10/2010 W/11/03126/FUL – Solar Panels – Approved - 19/01/2012 W/12/00436/FUL – Provision of overflow car park and associated works – Withdrawn – 10/04/2012 W/13/00009/FUL - 2 new single storey, two bedroom community lodges – Approved - 25/02/2013 The aerial images below are taken form the Council’s mapping database and show the extent of Dorothy House’s car park between 2001 and 2014. The unmarked hardstanding seen in the lower part of the 2001 photograph was approved under the W/98/00953/FUL application.

2001 2014

The W/10/02009/FUL application (shown in the images below) approved a further 40 parking spaces but Dorothy House never implemented the permission. The applicants submit in the Planning Statement that this was to preserve the tranquillity of the garden ground, which are used by patients. It is also important to note that applications W/04/01318/FUL & W/10/02009/FUL were both approved at Committee level, and both cases ‘very special circumstances’ were found to support the applications which were recognised as being ‘inappropriate development’ in the Green Belt.

5. The Proposal This application seeks to increase the number of car parking spaces from 103 to 201. To accommodate this additional parking, the site would need to be re-modelled including some of the existing car park to provide 18 additional spaces with the remaining 80 spaces being provided in the proposed new lower car park.

The proposed ramp would have a 1:8 gradient and would be finished in tarmac. Grasscrete blocks would be used for the access roads and parking spaces. The car park would be approximately 30 metres deep by 80 metres in length. The ramp and the proposed car park would be lit using LED lights on 10 x 1 metre tall bollards and 9 x 4 metre tall poles. The lights in the existing car park are fixed on 5 metre tall poles which would be replaced with 12 x 4 metre tall poles. No bollard lights are proposed in the existing car park.

The proposed lights on the 4 metre tall columns in the existing car park would be activated only in hours of darkness i.e. between 6am and 10pm. From 10pm until daylight, they would be sensor triggered. In the proposed lower car park the pole lights would be activated in hours of darkness during 6am to 6pm. They would be sensor triggered between 6pm and 10pm and not operational between 10pm and 6am. The submitted lighting report which accompanies the application states that the 1 metre tall bollard lights would be on a sensor and activated from 10pm to 6am. This is a however a mistake and it has been confirmed that they are intended to be used at the same time as the other lights. Notwithstanding the anomaly contained within the lighting report, this can be controlled by condition. The lights would be limited to illumination levels of 2 lux. Light luminance maps have been provided which are discussed in more detail within the Landscape section of this report. The lights would be sensor triggered and would have a dimmer feature. Once the lights have been sensor triggered they would remain on for 10 minutes to avoid constant light flicker created by a sensor being triggered numerous times in quick succession. The proposed landscaping includes the planting of 27 new trees at the base of the existing car park, alongside the ramp and around the new car park. The majority of the new trees would be positioned at the eastern end of the proposed car park to infill the ‘gap’ in the woodland previously created to accommodate the overhead electricity pole array. The new trees would comprise Beech, Oak, Field Maple and Hawthorn with 10-12cm girth and would not be simple bare root whips. Hedgerows comprising of mixed native species would be planted at the base of the existing car park and down alongside the proposed pedestrian steps. Another hedge would also be planted at the base of the ramp and would extend across the whole of the car park. The hedge would be supplemented with a 1.8 metre tall willow ‘hurdles’ that will provide an instant screen but would also help the hedgerow establish. The snips below show the existing and proposed southern boundary of the site. The lower car park would be approximately 7.9 metres below the existing car park. This is confirmed by a legible topographical survey in the Arboricultural Report.

To accompany this application, the applicants have submitted the following supporting documents;

- An Operational and Need Statement - A Planning Statement - A Transport Statement - A Lighting Strategy and Lux Maps - Ecology Statements - A Land and Visual Assessment Report - A Desk based Archaeology Report - A Landscape and Ecological Management Plan - A Construction and Management Plan; and, - A Drainage Strategy

The Operational and Need Statement makes the following statements: Dorothy House provides inpatient care, pre and post bereavement support, rehabilitation programmes, therapies and other services. However, the majority of the care is delivered in the home and community using nurse specialist teams, home service and support through its Outreach Centres and a 1,300 strong volunteer network. Dorothy House’s aim is to equip individuals and communities with knowledge and skills to respond to like limiting illness through education and training running programmes and events. The statement stressed that as demand for Dorothy House’s services has grown, the supporting infrastructure has had to keep pace and major extensions like the education and day care/outpatient wings have been delivered. Dorothy House employs around 433 staff (131 full time and 302 part time) and cares for 900 patients a day across its area. Around 150 staff are based permanently at Dorothy House but there are many occasions when the broader hospice workforce meet there as required. The 10 bed inpatient unit is nearly always full and along with the day patient unit was attended 1,108 times by patients alone. Hospice demand is not just a result of demographic change but also the cuts to public sector funding in health and social care. It is noted that the NHS has pledged to deliver annual efficiency savings of £22bn, and charities like Dorothy House have a vital part to play in maintaining high quality services to people in need of care and help. To respond to the ever growing demand for services, Dorothy House must maximise the purpose and use of the Winsley site; and as part of the wider plans for the facility, the hospice aims to deliver the following:

- increase its inpatient unit by 6 beds (to 16) (potential of 2 cars per visitor per patient – 12 spaces);

- increase use of meeting rooms for specialist training and income generating opportunities;

- Improve the existing access and exit to the lane; and - Establish a “centre of excellence” for education in palliative care with other hospices

(increasing parking by approximately 20 vehicles) by reconfiguring current buildings.

The planning statement stresses that there is high demand for spaces in the existing car park, confirmed by a baseline parking survey carried out by WYG. Occupation rates for the car park was generally well over 100%, with the highest rate experience on Monday with demand being almost 40% more than what is currently available. Even with the re-configuring of the existing car park, there is a substantive need to provide additional car parking capacity at the site. The applicants state that there is no other available land to develop.

The Transport Statement includes a maximum parking accumulation data which is summarised in the table below.

The statement makes it clear that is this clearly in excess of the existing 103 available spaces which results in cars having to leave the site and park on the road. This parking demand has also forces daily double parking issues within the existing car park as demonstrated in the photograph below.

6. Planning Policy

The Wiltshire Core Strategy (WCS) - The following Core Policies (CP) are relevant when assessing this application: CP1 (Settlement Strategy), CP2 (Delivery Strategy), CP3 (Infrastructure Requirements), CP17 (Bradford on Avon Area Strategy), CP49 (Protection of rural services and community facilities); CP51 (Landscape), CP52 (Green Infrastructure), CP57 (Ensuring High Quality Design and Place Shaping), CP58 (Ensuring Conservation of the Historic Environment), CP60 (Sustainable Transport), CP61 (Transport and Development), CP62 (Development Impacts on the Transport Network), CP64 (Demand Management), CP67 (Flood Risk). When adopting the WCS, some policies remain saved from the West Wiltshire District Local Plan (1st Alteration) (WWDLP). Those which are relevant to this application include: U1a (Foul Drainage/sewerage treatment) The following document list also merits due consideration:

Car Parking Strategy – Version 3 – March 2015

Wiltshire Local Transport Plan 2011-2026 – Car Parking Strategy

Wiltshire Landscape Character Assessment - Landscape Character Area 10B Avon Limestone Valley

West Wiltshire Landscape Character Assessment - D1 Limpley Stoke and Westwood Limestone River Valley

Cotswolds AONB Landscape Character Assessment - 04 Enclosed Limestone Valley

Cotswolds AONB Landscape Strategy and Guidelines

Cotswolds AONB Management Plan 2013-18

GN01:2011: Guidance Notes for the Reduction of Obtrusive Light: 2011 Institution of Lighting Professionals (ILP) The National Planning Policy Framework (NPPF) and National Planning Practice Guidance (NPPG) 7. Summary of Consultation Responses Winsley Parish Council – No objection to the main scheme and welcome the continued discussion and alterations to the plan that Dorothy House are undertaking with their neighbours Westwood Parish Council – Objects on the basis that the proposal is inappropriate for the surroundings and would represent an alien intrusion into an area that is environmentally sensitive and benefits from environmental protections. These protections should be respected. The proposed development would be seen from wide viewpoints in the Limpley Stoke valley, including Westwood and would mar a vista hitherto essentially rural in aspect Wiltshire Council Ecologist – No objection Natural England – No objection Wiltshire Council Landscape Officer – Objects for the following reasons:

- This is a large car park in completely the wrong place and it is considered that the mitigation measures will not overcome the harmful impacts.

- Landscape issues don’t just relate to floodlighting and car headlights, the visual impacts will extend over a wider area within the AONB and not just Westwood and should consider both public and private views

- Cross section plans are basic and do not include existing tree canopy spreads, root protection zones etc

- There would be a considerable walking distance of some 180 metres to reach the building entrance

- Unclear how the landscaping would reduce visual, noise and light intrusion on a sloping site

- Existing landscaping would be lost to re-model the existing car park which currently provides some screening for ht Chapel.

- The car park would result in the loss of a considerable area of unimproved grassland which is an extension of the more formal lawn areas to Dorothy House and forms and important component of views from the grounds looking out to the wider countryside

- The Landscape Visual Assessment (LVA) should include a series of baseline landscape information including Landscape Designations and Public Rights of Way.

- The photographs are taken in mid September when trees are in full leaf and do not show the worst case scenario and are therefore misleading.

- The LVA does not outline how the proposals have been informed by landscape policies and landscape assessments and AONB strategies and Management Plan

- The proposal does not give a clear understanding of the sites context or appreciation of the design constraints

- There is a distinct change in character across the site. The lower fields are deeply rural and tranquil in character, enclosed in part by mature tree belts and views of the countryside beyond. Because of their south west facing aspect, significant changes in levels and distance from the main house these fields relate to the wider landscape and not the existing car park. The introduction of a large car park across this hillside accessed via a steep ramp, with associated lighting, car lights and traffic noise will be

clearly apparent and incongruous in this rural setting. The sloping and elevated site is highly visible from the wider AONB including Upper Westwood and immediate areas close to the site, including properties on Murhill and the PROW, which have not been considered adequately within the assessment

- The Wiltshire Landscape Character Assessment (10B Avon Limestone Valley) and the West Wiltshire Landscape Character Assessment (D1 Limpley Stoke and Westwood Limestone River Valley) both state that development which encroaches on the valley sides should be restricted

- The Cotswolds AONB Landscape Character Assessment (04 Enclosed Limestone Valley) states with regard to Landscape Sensitivity ‘Sections of the enclosed limestone valleys are quiet and rural and retain a distinct secluded character with strong associations of peace, tranquillity and a sense of remoteness. Landscape character here is strong, and these sections of the valleys are highly sensitive to developments that may compromise these characteristics. Of similar sensitivity are the highly visible landscapes on the upper slopes of the valleys. New development should be avoided on visible valley sides.’ In addition, the Cotswolds AONB Landscape Strategy and Guidelines, adopted in June 2016 lists specific strategies to conserve the tranquil, secluded and often remote and sparsely settled character of the Enclosed Limestone Valleys by maintaining the open, undeveloped slopes of the valleys by avoiding development that will intrude negatively into the landscape and cannot be successfully mitigated, and conserving dark stretches of the valley

- Viewpoint 7 from the PROW at Upper Westwood gives an indication of the likely potential landscape and visual effects from the wider AONB. The grassy slopes of the site are clearly visible in the context of the wooded hillside. There is no intervisibility with Dorothy House or the built form of Winsley. The car park extension and associated lighting, noise and activity of cars parking will have an urbanising effect and adverse impact on the tranquillity and intrinsically dark sky that is characteristic of this hillside.

The Cotswolds AONB Officer – Objects for the following reasons: - The Board acknowledges that the applicant has acknowledged and attempted to

address many of the landscape and visual impacts of the proposal. As a result, the scheme is significantly improved from the original plans with the overall impact of the lighting reduced. However, the Board considers that negative impact on views into the site from the valley sides and, in particular public footpaths, remains. The granting of permission would cause deterioration in the overall character of the surrounding landscape as described in the Landscape Strategy and Guidelines. The Board also understands that the applicant owns additional land in the vicinity which would, in the Board’s opinion, be less intrusive in the landscape, whilst still providing the additional facilities required.

- Should the Council be minded to grant the application the Board recommends strict enforcement of lighting conditions and hours of usage in order to minimise detrimental impacts.

Wiltshire Council Conservation Officer – No objection Wiltshire Council Environmental Health Officer – No comments. Wiltshire Council Highways Officer – No objection 8. Publicity A site notice was displayed at the entrance to Dorothy House on 17 October 2016 and forty-three individual notification letters were posted to neighbouring/local residents. Following these notifications, 89 letters of objection were received raising concerns on the following summarised grounds:

The application should be withdrawn for the following reasons; - The application description hasn’t been amended and is weak - The lack of a topographic survey makes a true assessment of the proposed works very

difficult - Difficult to compare the various cross section plans without a topographical survey - Acknowledge that the WYG technical note includes a copy of the survey it cannot be

enlarged/printable at a readable scale - A lack of larger scale plans for the ramp, steps, retaining walls, smoking shelter makes

the application invalid - Ecology reports are lacking in information to support the requited Habitats Regulations

Assessment (HRA) - It is still unclear that the light levels that are proposed in the car park area and how the

light levels relate back to the E1 categorisation of the area - The LVIA photos are all ‘summer shots’ which gives an unfair picture - No Heritage Assessment - Inadequate explanation as to why land within DHHC site to the south east could not at

least in part meet the perceived parking needs

The application should be refused for the following reasons; - The proposal is inappropriate development in the Green Belt. There are no very special

circumstances to justify this harm - The applicants have based justification on a weak assessment of their “need” for the

additional parking spaces and that they state they have no other option but to build here. - Training and conference activities could be held elsewhere and doesn’t have to be in

Dorothy House - Travel planning has been too easily dismissed the good bus services and approximate

20 minute travel times to Bath and Trowbridge and 10 minutes to Bradford on Avon. It may not be the most convenient but that is not a sufficient justification. The harm is not ‘clearly outweighed by other considerations’ – NPPF paragraph 88.

- Travel plans should be explored more – as per CP64 – before more parking is justified - The car park will harm the openness of the Green Belt - The harm to the AONB will be significant. Paragraph 115 gives AONB’s the highest

status of protection in relation to landscape and scenic beauty - The proposal would not conserve or enhance landscape or scenic beauty - The site is visible from WW0022 which runs up to Upper Westwood and from WINS1

and WINS2. - Proposed planting will not mitigate the impact of a floodlit car park - The openness, natural beauty and viewpoints are the underpinning principle of the

AONB and this should not be undermined - The car park would harm the character and appearance of the conservation area - The proposal would also harm the setting of listed buildings – Grade II Burghope Manor

and 115 Winsley and particularly those at distance to the south – Grade II* Well House at Upper Westwood

- Adverse harm to the bats in the adjacent SSSI - The lux levels do not take into account the lights from car headlights - Note the small benefit of the existing lights being improved but do not accept that this

has a demonstrable overall benefit having regard to the extension of light into the dark countryside

- The applicant could improve the existing lighting to the proposed levels outside the scope of this application

- The proposal will allow for the use of the facilities for weddings and conferences etc - A resident parking survey carried out between 9 – 15 June 2017 showed that between

18:47 and 20:56 the number of spaces occupied was at most 18, dropping to only 2 spaces on a Saturday, Sunday and Tuesday

9. Planning Considerations Section 70(2) of the Town and Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act 2004 require that the determination of planning applications must be made in accordance with the Development Plan, unless material considerations indicate otherwise. In this case, the Wiltshire Core Strategy, including those policies of the West Wiltshire District Plan that continue to be saved and enshrined within the WCS, constitutes the relevant development plan for the Winsley area. 9.1 Principle of Development 9.1.1. The Wiltshire Core Strategy under policy CP49 aims to protect and retain rural services and community facilities but it does not include policy direction regarding new proposed infrastructure to support such facilities new or expand existing facilities. However within paragraph 6.71 which is associated to CP49 that valued local facilities services that benefit the local community merit protecting and in paragraph 6.71 the following is said: “There is a need to protect and encourage development of rural services and facilities in Wiltshire to ensure that…[they] can still meet…the day to day needs”. Although not specifically referenced, the Dorothy House facility is considered to be an example of a much valued a service and facility for Wiltshire, and in recognising the need and value for the facility, appropriate development which supports it, should be encouraged. 9.1.2. WCS Strategic objective 6: “to ensure that infrastructure is in place to support communities” is also worth referencing as is paragraph 3.10 which states that “the anticipated level of growth within Wiltshire will increase demand on local infrastructure services and facilities. Social infrastructure can positively affect social well-being.” 9.1.3. It is submitted that Dorothy House has wider regional importance to people living in and outside of Wiltshire needing its care and support. Officers argue that if the proposal is considered to be ‘sustainable development’ and delivering betterment to patients, the proposal would satisfy Strategic Objective 6. None of the objectors have raised an in principle objection to development supporting the enhancement of services being delivered at Dorothy House. Instead, the objections relate to Green Belt, AONB, Heritage, Lighting/Landscape, Ecology or Highways harm which the following sections of this report will appraise in turn. 9.2 Principle of Development in the Green Belt 9.2.1. Paragraph 89 of the NPPF states that “a local planning authority should regard the construction of new buildings as inappropriate in Green Belt”. Paragraph 87 of the NPPF states that “inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.” 9.2.2. The proposed 4m poles and the ramp are considered to be new structures / buildings due to their permanence and physical connection and physical appearance on the ground. In terms of NPPF paragraph 89, these buildings/structures are not contained within the exceptions list and as such, they are classed as ‘inappropriate development’ in the Green Belt; and as directed by paragraph 87 of the NPPF, ‘very special circumstances’ are required to justify such development. 9.2.3. As previously reported, it is worthwhile noting the former West Wiltshire District Council’s approach to development at Dorothy House. Application(s) W/04/01318/FUL and W/10/02009/FUL found very special circumstances to exist to outweigh the harm caused by development which according to Green Belt policy was considered to be ‘inappropriate’ in the Green Belt. In approving application W/04/01318/FUL a new education wing and day-care wings (the large extensions to the southern elevation) the Council found very special circumstances recognising the value and specialised use the building and site was used for; that there was a need for the additional accommodation; that this was the only hospice of its type in the immediate area; that the location and tranquillity of the site was an important feature

for the hospice as was much valued as part of the care package offered to patients and it would be unreasonable to force the facility to consider relocating; that the patient numbers had increased and education and training accommodation were essential requirements; and that a 1/3 of the funding is received from the NHS and is an integral part of healthcare provision in the sub-region. 9.2.4. Members are advised that as part of officer discussions with the applicant and agents, the Council has endeavoured to balance what would be the most desirable option in landscape terms as well as duly consider the needs of the hospice and the patient’s interests and to plan holistically and where possible, to avoid incremental applications constantly seeking to expand the car park. 9.2.5. Following the completion of the education and day-care wings, which has significantly improved the training facilities on the site, the lack of dedicated on-site car parking has been a constant issue. During previous site visits, the case officer was once meet by a volunteer checked who was using the existing car park, but given its limitations and the additional demand, people parked their cars on the road. 9.2.6. In approving application W/13/00009/FUL (a development comprising 2 new single storey two-bedroom community lodges), additional pressures were placed on the existing car park. These dedicated lodges are occupied by terminally ill people to live on site with beds available for family members. Whilst recognising the burden such additional accommodation would place on the existing stretched car park, the merits and benefits of the development outweighed any perceived or consequential lack of car parking harm. 9.2.7. Officers fully acknowledge that car parking demand exceeds the number of available spaces Dorothy House previously planned to increase its car parking provision under applications W/10/02009/FUL and W/12/00436/FUL. The 40 additional spaces approved under w/10/02009/FUL were not implemented. It is questioned as part of the third party list of objections, why these spaces could not be provided without having to build the proposed car park. 9.2.8. In 2001 the formal gardens to the south of Dorothy House was just an open field with no recreational footpaths to walk on. Officers do not know when the footpaths were formed to improve access to the hospice pleasure gardens, but they are recognised as a valued feature and level of amenity made available to patients. The gardens are screened from the existing car park, and offer a peaceful and tranquil ambience. It is submitted that the additional 40 spaces approved under application W/10/02009/FUL are not necessarily the best solution now given the other modifications and expansion at the hospice. If followed, the 2010 application proposals would significantly encroach into the pleasure gardens area.

9.2.9 In 2012, application W/12/00436/FUL application was withdrawn by the applicant to avoid a refusal decision which officers were preparing to issue pursuant to a car park development proposal on an area of land designated as a recreation field which is currently used as a football pitch. 9.2.10. In approving, the solar array application under W/11/03126/FUL, the leading and relevant policy in place at the time directed that the delivery of renewable energy infrastructure on land within the Green Belt could be considered to be ‘very special circumstances’ to outweigh any perceived harm. Given that the solar array reduces carbon emissions and helps Dorothy House run more efficiently, the Council concluded that there were ‘very special circumstances’ to justify approving the application. The W/11/03126/FUL application represents another case example for the site whereby very special circumstances were identified to justify the granting of planning permission, including one for car parking. 9.2.11. Third party representations have raised doubts over the ‘need’ for the extra parking spaces and have argued that submitted supporting evidence is ‘weak’ and passing criticisms pursuant to the apparent lack of consideration given to a Travel Plan to encourage more people to either car share or use public transport. In this regard, officers acknowledge that Winsley is served by good bus services (i.e. the Bath to Salisbury via Bradford on Avon, Trowbridge, Westbury and Warminster) that runs every 30 minutes between roughly 7am and 11pm. Officers also recognise that Travel Plans are useful tools in trying to reduce the use of the private car and as means of encouraging use of public transport or car sharing. However, many members of staff are likely to be trained nurses or outreach staff doing their work going to people’s homes and there is a specific need for flexibility and the convenience and access to private motor vehicles are appreciated. Similarly, officers appreciate that there could well be functional and practical limitations associated to patients using public transport and/or car-sharing. 9.2.12. The Council’s adopted Car Parking Strategy (see insert below) sets the requirement for maximum standards for C2 uses. Officers fully appreciate that the Dorothy House facility provides more than just hospice care, but it is considered to be essentially a C2 land class use with associated and ancillary uses. To work out the car parking needs, it is important to set out that with the hospice aiming to provide 16 inpatient beds and with the existing two community lodges there is a need for 18 car parking spaces. Officers are also mindful of the ancillary services provided at the hospice employing in total 433 staff. There are 150 full-time permanent members of staff which generates a car parking need of 75 spaces. Added to this, the 302 part-time members of staff require provision as well as making space for volunteers. In total 217 spaces would be required to service evert one of the 433 paid employees. However, officers fully recognise that it would be unlikely that 433 employees would be on site at the same time; however additional car parking demand is generated by the training/educational on site facilities in addition to the delivery of the care services.

9.2.13. It is submitted that Dorothy House has a proven need for increased parking provision given the current level of staff, the potential for increasing numbers of patients and through accessing the training and educational centre. This has been borne out in the parking survey. Furthermore demand for their services will only likely increase given NHS efficiency saving

requirements and the increasing need for more care services to be available for our aging society. 9.2.14. The submission of a parking survey submitted by a third party can also only be given limited weight. The survey was carried out between 18:47 and 20:56 between Friday 9th and Thursday 15th June. The Transport Statement already acknowledges that the majority of staff leave before 6pm and that between 11-13 staff work overnight with some starting as late as 9 or 10pm. There could also be other reasons why there were only between 2-18 cars in the main car park during the stated surveying timeframes and dates. The applicants are also keen to stress that the proposed car park is needed as an overflow car park to the main car park. Should the use of the car park in the lower section become surplus to requirements during any part of the day or night, it would not be used and the sensor lights wouldn’t be triggered. 9.2.15. Officers submit that in terms of appraising the application against Green Belt policy and the direction set out within the NPPF, there are very special circumstances which are similar to those considered in application W/04/01318/FUL and comprise:

The hospice provides a specialised and much valued health care related service to the wider community and although under this application no extension is proposed to the hospice building, there is a need to enhance the health care offer and specifically increasing the number of inpatient beds. Patient and visitor numbers have increased since the last applications were lodged which sought to expand the car park.

The Dorothy House facility seeks to use the existing building more efficiently which will lead to more people making use of it whether it be for care related services or the educational and training facilities on offer; and this will increase the demand for car parking (especially during the day time).

There is policy support for protecting and developing this type of facility, which is the only hospice of its kind in the immediate area.

There is a recognised value in maintaining the existing garden and pleasure grounds within the curtilage of the facility.

Although not listed as part of the list of exceptions for new development in the Green Belt, there would be limited impact on its openness.

There is no other land available or deemed more suitable for a car park extension. 9.2.16. Officers submit that Dorothy House has very limited options available to improve its car parking provision. Being a charity it has to spend its funds sensibly and with no other obvious, convenient or feasible alternative site, the parking need has to be provided on land within its current ownership. The withdrawn 2012 application was on land designated as recreational field which would conflict with saved policy in the WCS and is not available unless alternative and equal value recreational space can be found elsewhere. This is not within Dorothy House’s gift to provide. The charity does own land to the south of the recreational field and to the west of the existing car park, on the other side of the lane. This site is enclosed on three sides by mature hedgerow, and is reasonably flat and not visible from Westwood. Officers estimate that about 30-35% of the field would be required to fit the same number of spaces and new tree and hedgerow boundaries could be established to enclose the car park further. However, this site is still within the Green Belt and AONB and would be within approximately 50 metres of the SSSI which could potentially have adverse impacts on the foraging routes of bats. Development on this site could also potentially affect the settings of Burghope Manor and No 115 Winsley which are Grade II listed buildings to the north. Notwithstanding the above, it is important to note that Winsley Parish Council have not objected to this application and have not sought the applicant to consider any alternative site; and the application presented before the planning committee should be assessed on its own merits. The majority of objections have been received from Murhill and Westwood residents.

9.3 Impact on Openness of the Green Belt 9.3.1. Paragraph 79 of the NPPF states that “the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.” It is submitted that openness generally means being ‘free from development’. In this instance, the openness would be affected by the ramp, the 4 metre tall poles and from the parked cars themselves. However, it is submitted that this harm would be limited in extent as the site slopes down into a fairly well enclosed field that is not readily visible from neighbouring gardens, properties or existing car park. It is only due to the gap in the woodland, that the site is visible from a wider area and from limited views obtained from public rights of way. 9.3.2. The ramp has been appropriately located in the western corner of the site close to the existing hedgerow. The 4 metre poles would affect openness in a different way being vertical structures; however, they would be slender thin structures and would be 1m lower than the existing 5m poles. The surrounding well-established trees are much taller than 4 - 5m and that the lowest part of the application site is approximately 7.9 metres below the existing car park. Parked cars would cause a diminution of the Green Belt but only noticeably during the peak daytime hours when the car park is expected to be in most demand. The car parking layout would be formed using grasscrete a system whereby the sub-surface is very rigid (made form concrete pads with gaps to accommodate soil which can be seeded to allow grass to grow and create a car park that would be green in appearance. So when viewed form the public rights of way, or from the Limpley Stoke Valley/Westwood village, the car park would not appear as an area of tarmac, but instead it would have the appearance of a green field. When used, the parked cars would cause a limited level of harm to the openness of the Green Belt as they will not always be parked there. 9.3.3. It is submitted that whist the proposal would have a limited adverse impact on the openness of the Green Belt, it would only be limited harm to a very specific area, and furthermore, officers argue that the level of harm would be outweighed by the previously identified very special circumstances that exist to support the application. 9.4 Impact on Landscape and the AONB 9.4.1. WCS policy CP51 requires new development proposals to “protect, conserve and where possible enhance landscape character and must not have a harmful impact upon landscape character, while any negative impacts must be mitigated as far as possible through sensitive design and landscape measures. Proposals should be informed by and sympathetic to the distinctive character areas identified in the relevant Landscape Character Assessment(s) and any other relevant assessments and studies.’ This policy lists aspects of landscape character that should be conserved and where possible enhanced through sensitive design, landscape mitigation and enhancement measures. 9.4.2. CP51 also states that ‘Proposals for development within or affecting the Areas of Outstanding Natural Beauty (AONBs) shall demonstrate that they have taken account of the objectives, policies and actions set out in the relevant Management Plans for these areas.’ 9.4.3. An AONB is a national landscape designation which is afforded the greatest level of protection at both national and local planning policy levels. The purpose of the AONB designation is to ‘conserve and enhance natural beauty.’ The Cotswolds AONB Management Plan is a statutory document which sets out the Board’s policies for the management of the AONB. In consideration of this application the AONB Board made particular reference to policies LP1, LP2 and DTP1. LTP1 refers to the conservation and enhancement of the key characteristics and special qualities of the Cotswolds landscape whilst LP2 refers to the need to take into account guidance and advice published by the AONB Board. DTP1 lists criteria for determining the acceptability of proposed development in the AONB including compatibility with

the character of the location and the need to have regard to impact on tranquillity including dark skies. 9.4.4. The Cotswolds AONB’s Position Statement on Tranquillity and Dark Skies refers to The Rural White Paper published by the Government in 2000 which states that ‘It is not just its physical features which give the countryside its unique character; there are also less tangible features such as tranquillity and lack of noise and visual intrusion, dark skies and remoteness from the visible impact of civilisation.’ 9.4.5. In June 2016, the AONB Board published its Landscape Strategy and Guidelines which identified 19 different landscape character types in the Cotswolds AONB to inform decisions regarding the suitability of proposed development or change within the Cotswold landscape. Two landscape character types are applicable for this application: Type No.11. Dip-slope Lowland and Type No.4. Enclosed Limestone Valley. Relevant potential landscape implications of the proposal within the Dip-slope Lowland include intrusion of expanded settlement fringes into the landscape, degradation of views to, from and across the dip-slope lowland character type and the introduction and accumulation of lit areas and the erosion of characteristic dark skies. Implications for the Enclosed Limestone Valley include the encroachment of built development in to the valleys, the spread of lit elements up the valley slopes and degradation of views from the valley sides and rim from neighbouring areas. 9.4.6. CP57 requires ‘A high standard of design is required in all new developments which is expected to create a strong sense of place through drawing on the local context and being complementary to the locality.’ All applications for new development must be accompanied by appropriate information to demonstrate how the proposal will make a positive contribution to the character of the area. Officers acknowledge the policy and framework background in relation to the Landscape qualities of the AONB and also acknowledge the objections of both the Council’s Landscape Officer and the AONB Board. The AONB board have however acknowledged the improvements made since the original plans were deposited and subject to consultation (i.e. reducing the 5 metre polls to 4 metres, reducing the light intensity and increasing the amount of proposed landscaping.

9.4.7. Officers furthermore fully respect that the application site is on the side of a valley within the AONB but it is not accepted that the application site itself is on ‘steeply sloping’ ground. In the photograph produced below, the case officer has added a red line showing where the car park will be located. This section does slope but according to the topographical survey it only drops by about 2-2.8 metres across the 30 metre extent of the car park, which is not considered to be a significant slope.

9.4.8. Furthermore it appears from the image above that the landscape/ground levels have been engineered and is not a natural landform. Looking down from the existing car park there

are three clear flat sections followed by fairly steep drops in between. It is submitted that these are not natural original features of the landscape and that the land to which the car park would be located is on reasonably level ground. It is also important to note that the car park would only occupy approximately half of this section of ground. 9.4.9. Planning officers also do not agree with the argument that “the car park extension will result in the loss of a considerable area of unimproved grassland…as an extension to the more formal lawn areas to Dorothy House [which] forms an important component of views from the grounds looking out to the wider countryside.” Instead, it is submitted that when in the main grounds of Dorothy House the application site is not readily visible because it is located on much lower ground magnified by the slope that precedes it. It is only when you are at the foot of the existing car park, when the application site becomes visible and developing this part of the site would not result in substantive landscape harm or harm the setting of Dorothy House and gardens. 9.4.10. The application site is well enclosed by the existing woodland setting but it is accepted that due to the electricity infrastructure there is a gap in the tree line that allows for views to be gained from Upper Westwood, approximately 1.25km away. The eastern end of the car park would terminate approximately 5-10 metres from this gap, although it is accepted that some properties may still be able to see cars parked in the easternmost part of the car park, but as previously outlined, the car park would be grassed, so the visual and landscape impacts form mid-long range would be negligible. Views gained from Westwood would be described as being distant and within the the wider setting of the valley; the existing break in the woodland would only offer glimpses of the application site/cars being parked. 9.4.11. It is accepted that the application site is essentially ‘rural and tranquil in character’, but the proposed development would not be ‘highly visible from the wider AONB including Upper Westwood’ and the effects would not be harmful. 9.4.12. Officers acknowledge that the development may lead to some views across the existing green fields being obscured from residential dwellings at Murhill. However there is no right to a view in planning terms, and after several site inspections most of the neighbouring dwellings are set below the application site and would not have significant or direct views of the application site. 9.4.13. The Wiltshire Landscape Character Assessment (10B Avon Limestone Valley) and the West Wiltshire Landscape Character Assessment (D1 Limpley Stoke and Westwood Limestone River Valley) state that development which encroaches on the valley sides should be restricted. However, officers submit that the word restricted only means ‘limited in extent’ and does not explicitly prevent development on the valley sides. It is submitted that through detailed negotiations and revisions, with the reported mitigation (i.e. the additional tree and hedge planting, the use of grasscrete to form the car park, and a sensitive lighting strategy), the finalised scheme is acceptable in landscape terms. 9.4.14. Officers acknowledge that to a degree, some of the rural character and tranquillity would be lost to create a car park extension but it is not considered that it would cause sufficient harm to warrant the refusal of the application. It is also considered that the material considerations of the case, allowing Dorothy House to fully maximise its operations outweigh the limited harm caused by the loss of rural character and tranquillity. 9.4.15. Officers also recognise that the landscape character is in part, formed by its appearance at night. So, in this particular case, the case officer completed two site visits to a property in Upper Westwood after sunset to view the existing car park and on-site illumination levels. From this inspection it was noted that Upper Westwood has a wide panorama view across the valley. To the east, the dull orange hue of Bradford on Avon is evident and you can see the floodlight

hue of the B3108. The residential areas of Turleigh and Murhill can also be seen but there isn’t

much more than the street lights providing various orange spots in the landscape which don’t create significant levels of light pollution. 9.4.16. To the east of the application site there is woodland followed by a large open field and to the west there is another dense woodland area. To the south down the valley open countryside and woodland areas dominate the landscape with little artificial light infraction leading down to the train-line. Dorothy House occupies a small opening within the woodland area and the existing light hue is quite noticeable against its dark surroundings. The submitted lighting strategy acknowledges that the existing light levels are of a poor standard with Horizontal luminance ranging from 0 lux - 106 lux which does not comply with the ILP’s guidance notes for the reduction of Obtrusive Light. The third party representations have made it clear that this has been an on-going issue with Dorothy House for a number of years.

9.4.17. The report also acknowledges that the application site is within an E1 zone – which is categorised as being an intrinsically dark area. The ILP table in the lighting strategy recommends that the levels of light in such areas must not exceed 2 lux and the applicants have submitted a lighting strategy that would satisfy this requirement.

9.4.18. This would bring about an overall betterment on site and when viewed from outside the site. The existing car park lighting would be altered by introducing lower poles and adopting the new lighting scheme for the proposed car extension with dimmer and sensor features which would be more sensitive to its surroundings. In recommending this application for approval, planning conditions are recommended to ensure the lighting strategy is implemented in full.

9.4.19. Officers have fully considered the proposed impact from car headlights. During one of the night-time site visits to Upper Westwood the case officer observed a car leaving the site. The headlights and taillights were clearly visible across the valley. In response to this, the applicants propose erecting 1.8 metre tall hurdles along with a mixed native hedge across the bottom of the existing car park, alongside the steps and across the whole southern boundary of the proposed car park. It is considered that the hurdles should help screen and contain the car headlights from public and private views. In the medium to long term, the hedgerow should be allowed to mature.

9.4.20. The ramp feature connecting the upper (existing) and lower (proposed) car parks would rely on the hurdles and landscaping alongside the steps, which would expose a small section of the ramp to some views. However, the ramp would be sensitively located in the lower western corner of the site and the majority of headlights would be screened from view and any harm to landscape character would be minimal and mitigated by existing and proposed new tree planting. It is also worth noting that the car park is most likely to be only in use during the day for when there is peak demand from staff and education and training events. Therefore the use of the proposed car park in darkness hours should be very limited.

9.5 Impact on Protected Species 9.5.1. Upon receipt of the application, the Council’s Ecologist and the Natural England recognised the sensitivity of the site in relation to the SSSI and the Bath and Bradford on Avon Bats Special Area of Conservation (SAC). The bats known to use this SAC are Greater horseshoes, Bechstein bats and the Lesser horseshoe bats which roost in disused stone mines. However, also of importance are the habitats that provide opportunities for foraging and flight corridors connecting the mines with foraging and flight corridors elsewhere. This application would not have any impact on these roosts but could have an impact on the foraging routes. This led to the Council’s ecologist Natural England to work closely with the applicant’s ecology consultant and the lighting designers to develop and produce a sensitive lighting design and luminance level that would have an acceptable impact on bats.

9.5.3. The Council’s ecologist has completed an HRA (a Habitat Regulations Assessment) for this application as required by Regulation 61 of the Habitats Regulations 2010 which concluded that the proposal would not have a significant effect on a European protected site or species. SAs reported within the consultation section of this report, the Council’s ecologist and Natural England do not object to the proposals. 9.6 Impact on Designated Heritage Assets 9.6.1. Above the various tiers of planning policy and guidance is the over-arching statutory requirement under section 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990 requires the Council to pay special attention to the desirability of preserving or enhancing the character or appearance of designated Conservation Areas. Paragraph 132 of the NPPF states that “when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. Significance can be harmed or lost through … development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.” 9.6.2. Core Policy 58 of the Wiltshire Core Strategy echoes the above national policy in seeking the protection, conservation and, where possible, enhancement of heritage assets.

9.6.3. The site lies outside the southern boundary of the Winsley Conservation Area. Within the Conservation Area lies the existing car park and the Dorothy House hospice, which is not listed. The Winsley Conservation Area covers the historic core of the village of Winsley and is immediately adjacent to the Conservation Area of Turleigh. The south eastern portion of the Winsley Conservation Area contains land belonging/associated to the Manor, and the cricket ground. The south western portion contains the Dorothy House building and gardens. Its special interest derives from the historic core of the village and the surrounding land that supported that village. 9.6.4 The proposed development seeks to extend the car park into the area outside of the Conservation Area. The existing car park is lit and a new and improved lighting scheme would be brought through the proposed car park extension. There would be a robust landscaping scheme that would increase the amount of vegetation around the boundaries of the proposed car park extension with local species and provide a level of landscape mitigation. 9.6.5. As stated previously, due to the sloping ground and level changes, the application site is not readily visible from within the conservation area and would be adjacent to an existing car parking area. Furthermore when walking along WINS1 and WINS2 (to the east and south of the application site), the proposed car park would be visible from the public right of way (as can be seen in the photo below) but the conservation area to the north behind the solar panels is not readily visible.

9.6.6. Only glimpsed views of the ridge and chimneys of Dorothy House can be seen from the public right of way. It is acknowledged that the appearance of the car park extension, and its lighting, would be visible form such a vantage position, however, in time as the landscaping scheme matures, the visual impact and view would reduce. The proposed scheme would not detract from the special interest or character of the Conservation Area, which is focused more on the historic core of the village rather than from views into the Conservation Area from locations as exemplified in the above photograph. The insert aerial map below identifies the site and illustrates the woodland setting as well as picking up on listed buildings (which are hatched).

9.6.7. The site would be seen at some distance from Upper Westwood to the south (illustrated in the plan above (bottom left) which sits across the valley and beyond the river and canal. However a sensitive lighting scheme has been developed to minimise light pollution and this, together with the proposed landscaping scheme, would create a negligible effect on the setting of the Conservation Area. 9.6.8 The proposal would not have any material impact on the setting of the Grade II listed Murhill House located approximately 100m to the south west. This property sits within its own grounds and with the well-established woodland and its orientation views of the car park extension would be very limited in extent and no harm has been identified. 9.6.9. In the third party representations, concern is raised that the Grade II listed buildings, Burghope Manor and No 115 Winsley would be harmed by the proposed development. However officers disagree. The settings of these protected buildings do not extend down to the application site. Furthermore due to Dorothy House and the existing landscaping and topography, the proposed development would not be visible from these listed buildings and no harm would result.

9.6.10. Third party representations also cite the impact on the Grade II* listed building at Well House in Upper Westwood which is illustrated on the aerial insert on the previous page about 0.5km south of the canal (NB: Council records show this to be Greenhill House). This building is approximately 1.25km away from the application site and there is no historic or functional link between the properties and its setting does not extend across to the application site. Limited and distant views through the small gap in the existing woodland would nevertheless be gained from the listed building and grounds, although with the landscape planting mitigation, the impacts and views would be furthermore reduced. 9.6.11. The Kennet and Avon Canal Aqueduct which is also a grade II* listed building is much closer to the application site than Westwood, located approximately 0.8km away to the south-east. However, due to the aqueduct being at the foot of the valley and heavily enclosed by landscaping, the aqueduct is not visible from the application site and therefore no harm would be caused to its setting or significance. 9.7 Impact on Highway Safety 9.7.1. The Council’s highway officer is satisfied with the proposed development. There is no objection to the increased use of the existing access or to car parking proposals. The highway officer requests that the gradient of the parking area should be no more than 1:15. It is acknowledged that the parking area would still be on sloping ground but it would be less than 1:15. The access ramp would have a gradient of 1:8 which is fairly steep but it would be laid to tarmac to allow for tyres to gain traction and get up and down safely.

9.8 Impact on Neighbouring Amenity 9.8.1 To the south of the site there are approximately 20 dwellings located at Murhill. The closest dwelling (No 63) would be approximately 43 metres away from the bottom of the ramp. It is acknowledged that these properties would potentially experience a level of added disturbance generated additional cars entering and leaving the car park, car doors being closed and from engine noise (particularly when vehicles going up the ramp). Whilst 80 spaces would be created in the lower car park, it would be used mostly during the day time and the impacts on immediate neighbours is not considered to a significant concern and officers argue that there would not be sufficient harm to refuse the application. 9.8.2. It is worth reflecting on the submitted Transport Statement which included a questionnaire of the staff working patterns. During the day on Mondays to Fridays between 134 and 153 tend to be on site but at night-time this drops to 10-13. At weekends, the number of staff drops to 11-22 at all times. Furthermore, staff start times vary throughout the day but 29% tend to start between 9-10am. About 28% of staff leave the site between 3-6pm, which should leave space if those staff members have parked in the top car park. 10. S106 / Developer Contributions No S106 financial contributions are sought for this site and CIL would not apply. 11. Conclusion (The Planning Balance) Whilst the provision of the new structures i.e. the lighting poles and the ramp could be considered as ‘inappropriate development’ in the Green Belt with respect to NPPF paragraph 89, ‘very special circumstances’ exist that outweigh such harm. The hospice is a much valued facility and there has been a long standing on-suite car parking shortage. The charity needs to maximise and efficiently use their facilities which create increased parking demand, adding further pressure to a car park that is already over-subscribed. After a thorough analysis, officers are supportive of the application and that the impacts on the openness of the Green Belt would be negligible. Officers accept that the proposed car park would lead to some diminution of the Green Belt and AONB landscape character. However, the level of harm would be limited and with the

implementation and adoption of the mitigation measures, the proposal can be supported. The proposal would have no substantive adverse impact on designated heritage assets, protected species, neighbouring amenity or highway safety. RECOMMENDATION: - Approve subject to the following conditions

1. The development hereby permitted shall be begun before the expiration of three years from 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 the Planning and Compulsory Purchase Act 2004. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: Revised Site Location Plan – received 5 May 2017; Cross Section Plan A-A Rev H – received 5 May 2017; Proposed Cross Section B-B and C-C Rev E – received 12 May 2017; Cross Section Plan – Hurdle Screen details – received 5 May 2017; Ramp Cross Section Plan – received 5 May 2017; Existing Landscape Plan – received 23 September 2016; Feature match document 7 - received 5 January 2017; Data Image document 8 - received 5 January 2017; Proposed Car Park Extension Sheet 1 of 2 – received 5 January 2017; Proposed Car Park Extension Sheet 2 of 2 – received 5 January 2017; Lux Map ground level Rev K – received 10 April 2017; Lux Map 2 metres above ground Rev K - received 10 April 2017; Construction and Management Plan – received 10 April 2017; Landscape Layout Plan Rev E – received 10 April 2017; Existing and Proposed Elevations Rev C – received 5 May 2017; Landscape and Ecological Management Plan– received 12 May 2017; The following Statements and supporting reports have also been appraised and form part of the development hereby approved: Updated Lighting Strategy Rev H – received 18 May 2017; The Landscape & Ecological Management Plan for the site, prepared by RSK ADAS Ltd., dated April 2017; Transport Statement – received 23 September 2016; Planning Statement - received 23 September 2016; Primary Ecology Report - received 23 September 2016; Arboricultural Report - received 23 September 2016; The Desk Based Archaeological Report - received 23 September 2016; The Landscape and Visual Assessment - received 23 September 2016; An Addendum LVIA Report – received 5 January 2017; Drainage Strategy – received 5 January 2017; The Revised Operational Need Statement - received 5 January 2017 REASON: For the avoidance of doubt and in the interests of proper planning. 3. The extended car park hereby approved shall not be brought into use until the replacement lighting scheme in the existing car park has been fully implemented on site. The lighting on the new 4 metre tall poles shall only be turned on during the hours of 0600 and 2200 and would be only activated by sensor trigger between the hours of 2200 and 0600. The lighting shall have an illumination level not exceeding 2 Lux and the lighting strategy and management shall be adhered in perpetuity. REASON: In the interests of the landscape value of the Area of Outstanding Natural Beauty, to protect the character and appearance of the conservation area and to safeguard the interests of neighbours and to limit the level of light pollution. 4. The extended car park hereby approved shall not be brought into use unless and until the finished grass reinforcement ground system (which is commonly known as grasscrete) has been installed and the exact grass seeding mix, sow rate specification and timetable for seed

planting have been submitted to and approved in writing by the local planning authority. Thereafter, the installation shall be carried out in accordance with the approved details.

REASON: To define the terms of this permission and in the interests of the landscape value of the Area of Outstanding Natural Beauty. 5. The lighting within the extended car park hereby approved shall strictly adhere to the lighting scheme and strategy in perpetuity and shall be only turned on during the hours of 0600 and 1800, and be fitted with a time delay switch, and triggered only by sensor between the hours of 1800 and 2200. The lights on the 4 metre tall poles in the proposed car park extension shall not be operable at any time during the hours of 2200 and 0600. REASON: In the interests of the landscape value of the Area of Outstanding Natural Beauty, to protect the character and appearance of the conservation area and to safeguard the interests of neighbours and to limit the level of light pollution. 6. For the avoidance of any doubt (and to correct the anomaly contained within the submitted lighting strategy), the 1 metre high lighting bollards in the extended car park hereby approved shall only be turned on during the hours of 0600-1800 and be fitted with a time delay switch and triggered only by sensor between the hours of 1800 and 0600. The lights shall adhere these times in perpetuity. REASON: In the interests of the landscape value of the Area of Outstanding Natural Beauty, to protect the character and appearance of the conservation area and to safeguard the interests of neighbours and to limit the level of light pollution. 7. No external lighting apparatus shall be installed on site until detailed elevation and specification plans of the lights have been submitted to and approved in writing by the local planning authority. Thereafter, the installation shall be carried out in accordance with the approved details.

REASON: In the interests of protecting protected species and the landscape value of the Area of Outstanding Natural Beauty 8. Within 6 months of the extended car parking being first brought into use, the landscape planting scheme shall be fully planted and completed in full accordance with the Landscape Layout Plan Rev E. All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features including the area of outstanding natural beauty.

9. No development shall commence on site until a scheme for the discharge of surface water from the site incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until surface water drainage has been constructed in accordance with the approved scheme.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is

undertaken in an acceptable manner, to ensure that the development can be adequately drained.

10. The proposed development shall be carried out in strict accordance with the recommendations contained within The Landscape & Ecological Management Plan, prepared by RSK ADAS Ltd, and dated April 2017.

REASON: In the interests of protecting protected species.

11. The hereby approved development shall be carried out in strict accordance with the

Arboricultural Method Statement as set out in the Silverback arboricultural consultancy Ltd

report dated August 2016.

REASON: In the interests of the landscape value of the Area of Outstanding Natural Beauty

12. Prior to the installation of the hereby approved external lighting columns, full specification

details and elevation plans of the proposed lights and their covering shrouds shall be submitted

to and approved in writing by the local planning authority. Thereafter the lighting columns shall

be erected in full accordance with the approved details and maintained in perpetuity.

REASON: In the interests of the landscape value of the Area of Outstanding Natural Beauty