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REPORT OUTLINE FOR AREA PLANNING COMMITTEES Report No. 1
Date of Meeting
|
29th June 2017
|
Application Number
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17/00280/VAR
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Site Address
|
Stonehenge Visitor Centre, A344 Airmans Corner,
Winterbourne Stoke, Wiltshire, SP4 7DE
|
Proposal
|
Variation of the pedestrian and cycle route scheme agreed
under Condition 27 of S/2009/1527 for the proposed permissive pedestrian and
cycle path on the grassed over section of the former A344 to now be open to
the public by 1st October 2017 (allowing a further year from the original
agreed scheme to enable the proposed permissive path to establish itself
prior to it being opened to the public)
|
Applicant
|
Mrs Kate Davies
|
Town/Parish Council
|
AMESBURY
|
Electoral Division
|
AMESBURY WEST
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Grid Ref
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410063 142800
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Type of application
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Full Planning
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Case Officer
|
Lucy Minting
|
Reason for the application being considered by Committee
Councillor West called in the application for the
following reasons:
•
Visual impact upon the surrounding area;
•
Relationship to adjoining properties;
•
Design – bulk, height, general appearance;
•
Environmental/highway impact; and
•
Three local Parish and Town Councils and numerous local residents have objected to
this application I believe this
application should be dealt with by the Planning Committee
1. Purpose of Report
The purpose of the report is to assess the
merits of the proposal against the policies of the development plan and other
material considerations and to consider the recommendation of the Head of
Development Management that planning permission should be APPROVED subject to
conditions.
2. Report Summary
The main issues which are considered to be material
in the determination of this application are listed below:
•
Principle of Development
•
Justification for additional timescale
•
Alternative temporary route proposals
•
Conditions
Representations received:
•
Amesbury Town Council and Shrewton Parish Council
object to the proposal
•
Chitterne Parish Council comment that the path should
be opened asap
•
Durrington Town Council raise no objections
•
Winterbourne Stoke Parish Council support the proposal
subject to no further extensions of time to open the path being given
21 third party letters object to the application
3. Site Description
Full planning permission was granted under
S/2009/1527 for the erection of a new visitor’s centre, car park, coach park
and ancillary services building; and related highways and landscaping
works. The highways works included
decommissioning a section of the A344 between its junction with A303 at
Stonehenge Bottom between Stonehenge Bottom and Byway 12 which has been grassed
over with a reinforced grass surface to allow service vehicles and pedestrians
and cyclists to continue to use this part of the road. The approved permissible route between the
A303 and Byway 12 is marked in green on the plans below:
A Stopping Up Order for the closure of the A344
between Byway 12 and the A303 was confrimed in a letter from the Secretary of
State dated 31st October 2011.
The visitor centre and its associated facilities are
open to the public. This application
relates to the grassed over section of the A344 only.
4. Planning History
Application ref
|
Proposal
|
Decision
|
S/2009/1527
|
Decommissioning
of existing visitor facilities and a section of the a344; the erection of a
new visitors centre, car park, coach park and ancillary services building;
and related highways and landscaping works
|
Approved
with conditions
23/06/2010
|
S/2012/0118
|
Erection of an ancillary
services building which replaces the proposed ancillary services building
granted under
planning
permission S/2009/1527
|
Approved
with conditions 25/05/2012
|
S/2013/0101
|
Creation of new access and associated works
|
Approved
with conditions 18/03/2013
|
S/2013/0102
|
Installation of interpretation panels,
archaeological presentations and associated works
|
Approved
with conditions 18/03/2013
|
13/06505/FUL
|
Erection
of 2 Neolithic houses and the temporary siting of a portacabin, marquee,
generator, diesel supply unit, water bowser and two portaloos
|
Approved
with conditions 11/03/2014
|
14/11874/SCR
|
EIA Screening request for temporary coach
park
|
EIA
not required 22/01/2015
|
14/12106/FUL
|
Change
of use from agricultural land and creation (temporary consent 2 years) of a
26 space coach park and associated ancillary works
|
Approved
with conditions 13/04/2015
|
15/07038/FUL
|
Resurfacing
of pedestrian crossing point and Kent Carriage Gap, revision to Fargo drop
off layout and relocation of cycle racks
|
Approved
with conditions
15/07038/FUL
|
15/12605/SCR
|
EIA Screening Opinion request for Stonehenge
Visitor's Enhancement Project - Permanent coach park, ancillary coach
visitors facilities building, visitors transit system
|
EIA
not required 05/02/2016
|
16/03988/FUL
|
turnaround
area works and related landscaping worksPermanent use of temporary coach park
and modification
of existing coach park to
create 53 coach spaces and 26 motorhome spaces; construction of ancillary
building for new coach visitor facilities; change of use from
agricultural
land and creation of new visitor transit system turnaround area for shuttle
bus use; creation of extended visitor transit system turnaround area for
shuttle bus use; decommissioning of existing visitor transit system
turnaround area; all with associated ancillary and landscaping works.
|
Approved
with conditions 25/07/2016
|
5. The Proposal
The NPPG explains that an application can be made
under section 73 of the Town and Country Planning Act 1990 to vary or remove
conditions associated with a planning permission.
The original planning consent is subject to 28
conditions. Condition 27 required
details of the pedestrian and cycle route along the whole of the A344 to be
agreed with the local planning authority:
(27)
No development shall commence until (i) details of the pedestrian and cycle
route along the whole of the A344, including crossing arrangements at the A303
(Stonehenge Bottom) and (ii) a scheme for reviewing such access and crossing
arrangements, have been submitted to and approved (in consultation with the
Highways agency) in writing by the local planning authority. The development
shall not be occupied until the agreed works have been completed. Any changes
shall be implemented in accordance with the approved scheme. REASON: To
accommodate and facilitate the inevitable future local pedestrian and cyclist
demand travelling the route between the Stones and west Amesbury, and provision
of a safe crossing point on the A303 when the right turn facility currently in
place is removed.
The details for condition 27 were formally agreed in
writing by the local planning authority on 25/06/2012. These included the details of the pedestrian
and cycle route along the A344 and provision of pedestrian and cycle gates at
the A303 end of the route. The agreed
details for the crossing arrangements at the A303 included a report submitted
by Highways England (then known as the Highways Agency) confirming that with
the exception of hi grade reflective signs and audible/tactile central line
hatching; the crossing arrangements at the A303 would remain unaltered.
It was also agreed with the local planning authority
under condition 13 (Landscape Management Plan) which set out a phasing strategy
for the landscape restoration works following the closure of the A344, that a
temporary permissive path would be provided on land north of the A344 between
Byway 12 and Stonehenge Bottom to ensure establishment of the grassland over
the permissive pedestrian and cycle path section of the former A344, which
would be open to the public by 1st October 2016 (phase 4 of the
agreed phasing strategy).
However, due to delays to the commencement of the
phase 4 works, establishment of the grassland was delayed and a revised
Landscape Management Plan was agreed by the local planning authority on 21st
December 2016 for the permissive path to be opened by 1st October
2017 (allowing the grass surface of the permissive path to be sufficiently
established).
This application is to vary the agreed details for
condition 27 for the timing of the opening of the permissive pedestrian and
cycle path to now be open to the public by 1st October 2017
(allowing a further year from the original agreed scheme to enable the proposed
permissive path to establish itself prior to it being opened to the public).
The alternative temporary diverted route (agreed
under condition 13 of the original consent) is provided on National Trust Land.
6. Local Planning Policy
The
Wiltshire Core Strategy (WCS) - adopted by Full Council on the 20th January
2015:
Core Policy 1: Settlement Strategy
Core Policy 2: Delivery Strategy
Core Policy 4: Spatial Strategy: Amesbury Community
Area
Core Policy 6: Stonehenge
Core Policy 57: Ensuring high quality design and
place shaping
Core Policy 58: Ensuring the conservation of the
Historic Environment
Core Policy 59:
The Stonehenge, Avebury and Associated Sites World Heritage Site and its
setting
Core Policy 60: Sustainable Transport
Core Policy 61: Transport and New Development
Core Policy 64: Demand Management
Saved
policies of the Salisbury District Local Plan:
C6 (Special Landscape Area)
Government
Guidance:
National Planning Policy Framework (NPPF) March 2012
National Planning Policy Guidance (NPPG)
Supplementary
Planning Guidance:
The Stonehenge, Avebury and Associated Sites World
Heritage Site Management Plan 2015
UNESCO Guidelines for the implementation of the World
Heritage Convention (2015)
7.
Summary of consultation responses
Amesbury Town Council: Object
Amesbury Town Council strongly objects to the
application.
Members of Amesbury Town Council feel that the
permissive path has been in place for a number of years and considers that sufficient
time has elapsed for it to become established.
Investigations have taken place and councillors have
walked the permissive path in both directions and found the ground to be
hard/solid and the new grass well established.
It is understood that a tractor mower is currently used to cut the
grass. It can be assumed therefore that
the grass would be able to withstand pressure from bicycles and
pedestrians.
Walking visitors to Amesbury should be able to
approach Stonehenge along Stonehenge Road, to enter through the gate and
proceed along the path. Further
deferrals could result in losing the path altogether.
It should be noted that, at the eastern end of the
path where visitors enter the area of the stones, there is no provision for
keeping apart those people walking the permissive path and those coming from
the visitors centre. It is felt that
this could be a contributory factor in deferring the opening of the path,
despite the reason being given as a need for the further establishment of the
grass. As above, Amesbury Town Council
has noted evidence to the contrary.
Chitterne Parish Council: Comments
Chitterne Parish Council suggest that the permissive
path has had long enough to become established and that it should be opened to
the public as soon as possible. Another
year would seem excessive.
Durrington
Town Council: No objections
Shrewton Parish Council: Object
The parish Council feel that this amenity, which was
agreed when the A344 was closed, should not have any further delay.
Local people wish to be able to walk and cycle on
this route safely.
Local people have had to put up with the
repercussions of a vast of amount of extra traffic through the Villages since
the A344 was closed and would like to see this path opened as per planning
agreement.
Winterbourne Stoke Parish Council:
Support subject to conditions
Winterbourne Stoke Parish Council have considered the
planning application and consider that the lack of progress is wholly
unacceptable and, consequently, Councillors are minded to object to the
application. However, Councillors appreciate that it is not sensible for the
public to be given access to an unsuitable surface because that would only
result in more problems, and additional planning applications in the future to
repair the surface; therefore, Councillors support the application with the
understanding that any future resubmission will not be supported.
Wiltshire Council Highways: No objections Original comments:
We have received complaints about the poor signage
provided for the alternative route path, which I understand crosses National
Trust land. The local signage of the alternative route should be improved,
making it clear from both ends and along the route of the exact route of the
path, and its availability to cyclists and pedestrians. Is it possible for such
a requirement to be conditioned?
I have no objection in relation to the general
principle of the proposal to defer provision of a permissive path along the
former A344 route, subject to a well signed alternative being maintained in
good order until the permanent route is provided.
Comments
following receipt of alternative path route and waymarker details received
06/06/2017:
Apart from a need to include a waymarker at the
junction of the A344 and Byway 12, I think the submitted sketch represents an
acceptable way forward.
Wiltshire
Council Rights of Way: This application to vary the condition would be
acceptable to us.
Highways
England: Offer no objection.
Historic England: No comments
On the basis of the information available to date, we
do not wish to offer any comments. We suggest that you seek the views of your
specialist conservation and archaeological advisers, as relevant.
MOD
Safeguarding – RAF Boscombe Down: The
MOD has no safeguarding objections with respect to this.
Natural
England:
Natural England currently has no comment to make on
the variation of condition 27.
8. Publicity
The application was advertised press / site notice
and neighbour consultation letters.
21 representations have been received objecting to
the scheme, summarised as follows:
•
Delay is unwarranted - more than enough time has
elapsed for the grass to become established (grass does not take over 5 years
to become established)
•
Lack of supporting evidence to justify deferral
•
Grass appears to be well established and no independent
agronomy report on the condition of the grass and its usability has been
provided
•
Enforcement action should be taken to require it to be
opened
•
This is a matter specifically referred to in the
Inspector’s report into the Stopping Up Order (SUO) of the A344 ‘While the SUO would extinguish existing
rights of way along the length of the A344 concerned in accordance with the
planning permission, there would remain a permissive path along the line of the
road for pedestrians and cyclists, provision and details of which would be
controlled through a condition attached to the planning permission and the
related S106 obligation’ and indicates the importance of this path
•
Delays the provision of safe route for pedestrians,
horse riders and cyclists from the visitor centre or to West Amesbury
•
Concerns that applicant is preventing/obstructing/discouraging
the use of historic byways that surround the Stonehenge Area and delay in
opening permissive path is to prevent visitors getting close to Stonehenge
without entry charge
•
Delays in establishment of grass include errors in
laying low grade topsoil with asbestos contaminated materials
•
Unwelcome visual appearance of the former A344 and
fencing more appropriate to urban environment
•
Path could be opened and if any problems arose these
could be dealt with
•
Concerns that users of the alternative path (which is
on National Trust land) could be charged for access (public access required
free of charge)
•
Alternative path is not signed and route across a rough
livestock grazed field is not comparable to the access that the path on the
route of the A344 would provide, discriminates against equal access and not
suitable for cyclists and wheelchairs (requiring long diversions and/or
unsuitable rights of way, or the A303 trunk road or poorly surfaced Byway 12)
•
National Trust wardens ask cyclists to dismount using
alternative route
•
Alternative route expected to remain open even when
condition 27 is satisfied
•
Permissive path when opened will not be signed and no
visible indication it will be available for free access and will not fulfil the
permissive requirements
•
Permissive path is the missing link in providing safe
and easy sustainable access from Amesbury to Stonehenge. Stakeholders such as Sustrans and Ramblers
Association not consulted
•
Where are arrangements for crossing the A303
•
Delays economic benefits from increased numbers of
tourist footfall along the permissive path to/from Amesbury and surrounding
villages
•
Concern that future applications may request a
permanent waiver for the requirement to provide a route for pedestrians and
cyclists
•
Use alternative surface material - other permissive
paths in vicinity are either chalk or gravel
CPRE: CPRE
agrees with Parish (Town) Council (Amesbury) and Parish Councils (Chitterne,
Shrewton) who all feel the surface is sufficiently established. Further, there
is no documentation provided to support the proposal.
Cycling Opportunities Group for Salisbury: Objection
This response is made on behalf of the Cycling
Opportunities Group for Salisbury (COGS), a voluntary organisation with 140
members seeking to improve cycling facilities in an around Salisbury and South
Wiltshire. We work closely with Sustrans
as a ranger group for National Cycle Network routes 24 and 45, and are
affiliated to the national cycling charity, Cycling UK.
I participated in pre-planning application
discussions for the Stonehenge Visitors’ Centre that aimed to avoid objections
to that application and the Stopping Up Order (SUO) for the A344.
We were pleased to see that a planning condition was
imposed to provide permissive rights for non-motorised users (NMUs) along the
route of the A344 and we withdrew our objection to the SUO on the basis that a
suitable surface for cycling would be provided, as stated in the Closing
Statement on behalf of EH at the Stonehenge Stopping Up Order Enquiry (points
13 and 14) “Para 9 of Part of Schedule 3
contains a covenant on the part of the landowners for the use of the A344 by
pedestrians and cyclists at all times…..”
“The works to be carried out will ensure that the surface is appropriate
for cycling”. We researched and visited
various sites where such surfaces had been built that allow grass to grow
through open matrices and protect the green surface whilst allowing use by
different types of cycle under varying weather conditions. This is not new technology and has been
employed widely on many cycle routes, car parks and areas of high pedestrian footfall. In an email communication to me dated 06
February 2014, EH stated that mat reinforcements were to be laid and seeded
that spring. Whilst recognising that
weather conditions may affect the establishment of grass surfacing, it is hard
to believe that 3 years is not sufficiently long for this to have occurred and
allow the permissive route to be used.
Therefore, it is very disappointing that EH are
applying for a further extension to “Condition 27 of S/2009/1527/FUL to allow a
further year for the proposed permissive path to establish itself prior to it
being opened to the public” and are still denying cyclists and other
nonmotorised users the right to take a properly-surfaced direct route between
Amesbury and Shrewton and avoid the A303.
There seem to be no reasonable grounds for further delay.
9. Planning Considerations
9.1 Principle of development
The National Planning Policy Framework (NPPF) came
into force on 27th March
2012 and makes it clear that planning law (Section
70(2) of the Town and Country Planning Act 1990 and section 38(6) of the
Planning and Compulsory Purchase Act 2004) requires applications for planning
permission to be determined in accordance with the development plan unless
material considerations indicate otherwise. Paragraph 12 of the NPPF confirms
that the ‘NPPF does not change the statutory status of the development plan as
the starting point for decision making’ and proposed development that is in
accordance with an up-todate Local Plan should be approved and proposed
development that conflicts should be refused unless other material
considerations indicate otherwise.
The NPPG advises that Section 73 applications should
be considered against the development plan and material considerations, under
section 38(6) of the 2004 Act, and conditions attached to the existing
permission. Local planning authorities should, in making their decisions, focus
their attention on national and development plan policies, and other material
considerations which may have changed significantly since the original grant of
permission.
Since the 2009 consent, the Wiltshire Core Strategy
has been adopted. The proposals are
therefore to be considered in the context of the National Planning Policy
Framework (NPPF) which sets out Central Government’s planning policies, and the
adopted Wiltshire Core Strategy (WCS) which also includes some saved policies
of the Salisbury District Local Plan (SDLP).
Core Policies 6 and 59, together with paragraph 137
of the NPPF, allows for development within the World Heritage Site that better
reveals the heritage significance and provides education on the heritage,
whilst not adversely impacting on the heritage asset and its setting. Therefore
the principle of development within the Stonehenge World Heritage Site,
relating to the Stonehenge Visitor Centre is acceptable.
9.2 Justification for additional timescale
The applicant (English Heritage)
have advised that ‘In accordance with
planning permission for the Stonehenge Environmental Improvements Project,
English Heritage is committed to providing a permissive path for pedestrians
and cycles on the grassed over section of the former A344 between the A303 at
Stonehenge Bottom and Stonehenge.’
English Heritage has explained that
‘The intention had been to open the path
to the public in 2016. However, English
Heritage’s Conservation Maintenance Team has been monitoring the establishment
of the grass since 2015 and recommends that a further growing season is needed
to enable the grass to be fully established prior to its use as a path (see
advice in email below from English Heritage’s Landscape Manager). For this reason, English Heritage is seeking
approval to vary condition 27 of planning permission S/2009/1527 to open the
permissive path to the public by 1st October 2017.’
The Landscape Manager (Chris Bally) has provided
the following justification:
‘Further
to my previous inspection on 1st November 2016 of the progress of
the grass establishment on the closed section of the former A344 down to
Stonehenge Bottom, I have been keeping an eye on it over Winter and last
visited on 6th April 2017. I would still recommend that it is rested
from use this Summer in order for the grasses to continue to thicken and
further develop their root systems.
From
a distance, the former roadway appears to have successfully established and
appears green but, on a closer look, the grass is still quite thin and would
benefit from another season’s growth before it is opened up to regular use and
the wear of being a pathway. The high proportion of wildflower seed that was
included in the original seed mix will greatly help the establishment of a
natural chalk grassland, but also slows the process of creating a thick grass
sward.
Once
this season’s wildflowers have set seed later in the Summer, the grass will be
cut which will help spread the seed and also encourage tillering of the grass,
which is to increase the number of side shoots on each individual grass stem,
helping it to thicken up. I will
continue to monitor the condition of the grass throughout the Summer but would
hope that one more season of unhindered growth will mean that it will be ready
for use by the 1st October.’
Following the submission of this additional
justification, it is considered reasonable that the path remain closed until 1st
October 2017. Objections/concerns to the
proposal include why enforcement action has not been taken against English
Heritage to open the permissive path.
Whilst serving a breach of condition notice requiring the opening of
footpath is an option for the council, this course of action has not be pursued
because the footpath would be open when it wasn’t properly established and then
become eroded by premature use meaning it would have to be closed for a
substantive length of time whilst it re-established elongating the length of
time the permissive path was closed rather than shortening it.
9.3 Alternative temporary route
The highways authority’s original comments referred
to complaints received about poor signage of the alternative path which crosses
National Trust Land although raised no objections to the general principle of
the deferral of the provision of the permissive path along the former A344
route subject to a well signed alternative route to be provided and maintained
until the permanent route is provided.
Following these comments, a plan showing the route of
the existing temporary path (outlined in blue) and the proposed locations of
new temporary waymarker signs (marked in green) to be attached on the adjacent
fence posts has been submitted (The waymarker signs are 7.5cm diameter yellow
discs with black directional arrows and the words “Temporary Permissive Path
for Pedestrians and Cyclists” also in black).
The highways authority has advised that subject to
an additional waymarker being added at the junction of the A344 and Byway 12,
that the signage proposals and alternative temporary route is an acceptable way
forward.
It will be necessary to condition that the signage
proposals for the alternative route (including the additional waymarker at the
junction of the A344 and Byway 12) are provided promptly (a reasonable
timescale is considered to be 4 weeks form the date of decision of the
application).
9.4 Conditions
Where an application under section 73 is granted,
the effect is the issue of a new planning permission, sitting alongside the
original permission, which remains intact and un-amended.
A decision notice describing the new permission
should be issued, setting out all of the conditions related to it. To assist
with clarity decision notices for the grant of planning permission under
section 73 should also repeat the relevant conditions from the original
planning permission. In this case
details have been agreed for the original ‘precommencement’ conditions in
writing by the local planning authority on 13/06/2012 and 25/06/2012 and the
conditions have been reworded that the development is completed (and where
relevant maintained) in accordance with the approved details/schemes.
10. Conclusion
The permissive pedestrian and cycle route on the
grassed over area of the former A344 is controlled by planning condition and
was due to be opened to the public 1st October 2016. However, this application is to defer opening
the permissive path until 1st October 2017 to avoid any damage to
the grassed surface because it is not presently established enough (for which
justification has been submitted, detailed above). In the meantime there is an alternative path
that can be used, and details of this are now considered acceptable (subject to
conditioning the provision of waymarkers).
RECOMMENDATION:
To grant planning permission subject to
the following conditions:
(1) The development hereby permitted shall be carried
out in accordance with the following approved plans:
Alternative path route and waymarker details received
6th June 2017
Drawing no As received on
the 5th October 2009
AB-A-G200-E-WE rev C
AB-A-G200-E-N rev C
AB-A-G200-P-RP rev C
AB-A-G200-P-00 rev G
VC-A-G200-S-FF rev C
VC-A-G200-S-EE rev C
VC-A-G200-S-CCDD rev D
VC-A-G200-S-BB rev C
VC-A-G200-S-AA rev D
VC-A-G200-E-S rev C
VC-A-G200-E-Ea
VC-A-G200-E-E rev C
VC-A-G200-P-RP rev C
VC-A-G200-P-00 rev G
MP-A-G100-P-03 rev I
MP-A-G100-P-02 rev G
MP-A-G100-P-01 rev F
MP-A-G000-P-XP-03 rev B
MP-A-G000-P-XP-02 rev B
MP-A-G000-P-XP-01 rev B
AC-G200-PA-01 rev B
VC-A-G200-E-W rev C
VC-A-G200-E-N rev D
10110301 - SEIW-21 rev A
HB-A-G200-P-00 rev E
MP-A-G100-P-03 rev K
11110201-PA-001
10110301-SEIW_17
10110301-SEIW_18
10110301-SEIW_20
10110301-SEIW_22 rev A
10110301-SEIW_19
HB-A-G200-P-RP rev D
HB-A-G200-S-AABB rev C
HB-A-G200-S-CCDD rev C
HB-A-G200-S-EEFF rev C
SE14283-SK-C-01 rev P2
SE14283-SK-C-02 rev P3
10110301-SEIW_16
10110301-SEIW_23
8877 (A) VC 001
8877 (L) VC 001
8877 (E) VC 001
8877 (E) VC 003
8877 (E) VC 002
TH/STON/SK09 rev A
HB-A-G200-XA-00
HB-A-G200-XS-AABB rev B
HB-A-G200-XP-00 rev B
AB-A-G200-S rev C
AB-A-G200-E-S rev C
MP-A-G100-P-02 rev I
SE14283-SK-C-03 rev P6
SE14283-SK-C-04 rev P4
Environmental Statement and appendices received 5th
October 2009
Transport assessment and outline travel plan received
5th October 2009
Ecological management strategy received 5th May 2010
Lighting strategy document received 5th May 2010 including plan no's -
TH/STON/LIG/500
10110301-DT05 rev D
10110301-GA002 rev D
AC-N-G1
HUB-N-G1
VC-A-G500-D-01 rev A
VC-A-G500-D-02 rev A
Tabular response of clarification of ecological
matters received on the 22nd December 2009.
REASON: For the avoidance of doubt and in the
interests of proper planning.
(2)
The development shall be carried out in accordance with
the approved schedule of materials and finishes to be used for the external
walls and roofs and all other built structures agreed in writing by the local
planning authority on 13/06/2012.
REASON: To
comply with the provisions of Section 91 of the Town and Country Planning Act
1990.
(3)
The development shall be carried out in accordance with
the approved boundary treatments and timetable for provision, agreed in writing
by the local planning authority on 13/06/2012.
REASON: To
enable the local planning authority to secure the satisfactory treatment of the
boundaries in the interests of the visual amenity of the World Heritage Site.
(4)
The development shall be carried out in accordance with
the approved landscaping scheme including the timetable for implementation,
agreed in writing by the local planning authority on 13/06/2012.
If any plant dies, becomes diseased, seriously
damaged or fails to thrive within a period of 5 years from the date of
planting, or is removed, uprooted or destroyed, it must be replaced by another
plant of the same kind and size and at the same place, unless the local
planning authority agrees to a variation beforehand in writing.
Retention of existing trees and shrubs
No tree, shrub, or hedge which are shown as being
retained on the approved plans shall be cut down, uprooted, wilfully damaged or
destroyed, cut back in any way or removed other than in accordance with the
approved plans and particulars, without the written approval of the local
planning authority.
All tree works approved shall be carried out in
accordance with British Standard
Recommendations for Tree Work (B.S.3998: 1989). If
any tree, shrub or hedge shown to be retained in accordance with the approved
plans and particulars is removed, uprooted or destroyed, or dies, or becomes
severely damaged or diseased within 5 years of the completion of the
development, another tree, shrub, or hedge shall be planted at the approximate
same place, and that tree, shrub, or hedge shall be of such a size
specification, and species, and should be planted at such time as may be
specified in writing by the Local Authority. If within a period of five years
from the date of planting any replacement tree is removed, uprooted or
destroyed, or dies or becomes seriously damaged or defective another tree of
the species and size as that originally planted shall be planted at
approximately the same place, unless the Local Planning Authority gives its
written consent to any variation.
REASON: To
comply with the duties indicated in Section 197 of the Town and Country
Planning Act 1990 so as to safeguard the amenity of the existing trees and to
ensure a satisfactory appearance of the development.
(5)
The development shall be carried out in accordance with
the approved Arboricultural Method Statement, agreed in writing by the local
planning authority on 13/06/2012, unless the Local Planning Authority has given
its prior written consent to any variation. REASON: To comply with the duties indicated in
Section 197 of the Town and Country Planning Act 1990, so as to ensure that the
amenity value of the most important trees, shrubs and hedges growing within or
adjacent to the site is adequately protected during the period of site
clearance and construction.
(6)
The development shall be carried out in accordance with
the approved details of the Visitor Transit System agreed in writing by the
local planning authority on 13/06/2012 and shall be maintained and operated as
approved.
REASON: To
ensure that the proposed layout can properly accommodate the operational
requirements of the VTS trains and to ensure visitors who are mobility impaired
can continue to access the Stonehenge monument.
Informative: The VTS will be running on a public
highway. It must therefore comply with all necessary legislation related to
such vehicles.
(7)
The development shall be carried out in accordance with
the approved details showing how vehicles accessing the A344 can turn around
and return westbound in forward gear, (including all points where access is
restricted by proposed gating), agreed in writing by the local planning
authority on 13/06/2012. The development shall be operated in accordance with
the approved arrangements and details.
REASON: In the
interests of highway safety and to avoid the inconvenience otherwise caused to
larger vehicles that might need to gain access for highway maintenance or other
purposes.
(8)
The development shall be carried out in accordance with
the approved scheme demonstrating how any gating or bollarding measures on the
A344 are to be operated, their legal status, and what provisions are to be made
for vehicles reasonably requiring access to the public highway and, beyond, to
the stopped up section of A344 between Byway 12 and Stonehenge Bottom, agreed
in writing by the local planning authority on 13/06/2012. Gating arrangements shall only be provided
and operated in accordance with the approved scheme. REASON: To demonstrate that a managed scheme will
allow for the requirements of all proper vehicular users of the highway at all
times of the day and night throughout the year.
(9)
The development shall be carried out in accordance with
the approved scheme demonstrating how any gating or bollarding measures on the
A344 are to be operated, their legal status, and what provisions are to be made
for vehicles reasonably requiring access to the public highway and, beyond, to
the stopped up section of A344 between Byway 12 and Stonehenge Bottom, agreed
in writing by the local planning authority on 13/06/2012. Gating arrangements shall only be provided
and operated in accordance with the approved scheme. REASON: To demonstrate
that a managed scheme will allow for the requirements of all proper vehicular
users of the highway at all times of the day and night throughout the year.
(10) The
development shall be carried out in accordance with the approved visitor
management strategy, agreed in writing by the local planning authority on
13/06/2012. The development shall not be
operated other than in accordance with the approved visitor management strategy
in perpetuity.
REASON: In order to protect the Salisbury Plain SAC/SPA
and the wider landscape and nature conservation interests.
(11) The
development shall be carried out in accordance with the approved scheme and
programme for cycle parking and storage provision at the western end of the
retained A344 and for cycle parking at the eastern end, agreed in writing by
the local planning authority on 13/06/2012. The facilities shall be provided in
accordance with the approved scheme and programme and maintained thereafter.
REASON: In
order to facilitate the objectives of the travel planning requirements for the
site insofar as they relate to encouraging pedestrian and cycle transport, and
to discourage random parking of cycles within the vicinities of the Stones and
the proposed Visitor Centre.
(12) The
development shall be completed in accordance with the approved construction
management plan, agreed in writing by the local planning authority on
25/06/2012.
REASON: To
mitigate the impact of construction traffic during the construction period and
in the interests of highway safety on the local and strategic road network.
(13) The
development shall be completed in accordance with the approved landscape
management plan (including a statement for the long-term effective maintenance
of the agreed landscape scheme and full details of all management and
establishment operations over a ten-year period including details of the
relevant management, and supervisory responsibilities), agreed in writing by
the local planning authority on 13/06/2012 as amended by the revised landscape
management plan dated 25/07/2016 and agreed in writing by the local planning
authority dated 21/12/2016 for the permissive path to be opened by 1st
October 2017.
The approved landscape management plan includes the
provision for a review to be undertaken during the course of the plan with a
final review being undertaken before the end of the ten-year period. A revised
landscape management plan shall be submitted for the agreement of the Local
Planning Authority before the ten years has expired. The revised details shall
make similar provisions for the long-term maintenance and management of the
landscape scheme. The revised scheme shall also make provision for future
revision and updating. The provisions of the landscape management plan and
subsequent revisions shall be adhered to and any variation shall have been
agreed beforehand in writing by the Local Planning Authority. No trees, shrubs,
hedges or other plants shall be removed for the duration of the landscape
management scheme or its revisions, without the prior written approval of the
Local Planning Authority. Management of
the landscape scheme in accordance with the landscape management plan or their
agreed revisions shall not cease unless agreed in writing by the local Planning
Authority.
REASON: To comply with the duties indicated in
Section 197 of the Town and Country Planning Act 1990, so as to ensure that the
amenity to be provided by the new landscaping is achieved and safeguarded, and
to ensure satisfactory appearance to the development.
(14) The
development shall be completed in accordance with the approved water supply and
water efficiency scheme agreed in writing by the local planning authority on
13/06/2012. The approved scheme shall be maintained in perpetuity.
REASON: The
site is located on a major aquifer within the catchment of the River Avon
SAC/SSSI and the South Wiltshire core strategy proposed submission document
(July 2009; policy 19) includes the requirement for non-residential development
to include water efficiency measures.
(15) The
development shall be completed in accordance with the approved scheme for the
disposal of foul drainage, agreed in writing by the local planning authority on
13/06/2012.
The approved scheme shall be maintained in
perpetuity.
REASON: The
site is located on a major aquifer within the catchment of the River Avon
SAC/SSSI. Appropriate drainage arrangements will ensure groundwater is
protected.
(16) The
development shall be completed in accordance with the approved construction
environmental management plan and timetable, agreed in writing by the local
planning authority on 25/06/2012.
REASON: The
site is located on a major aquifer with the catchment of the River Avon
SAC/SSSI. Appropriate pollution prevention arrangements during construction
will ensure groundwater and surface water are protected.
(17) The
development shall be completed in accordance with the approved lighting scheme
(including street lighting, lighting for the car and coach parks, lighting for
footpaths, lighting at the drop off points, including intensity of the lighting
and design for the light column and arrangements for testing of the works on
their first operation), agreed in writing by the local planning authority on
13/06/2012. All the works and operation
of the development shall subsequently accord with the approved details.
REASON: To
ensure that the lighting scheme respects the overall design qualities required
from the development and to minimise impact of the lighting scheme upon both
the World Heritage Site and wider landscape and nature conservation interests
and the Salisbury Plain SAC/SPA.
(18) The
development shall be completed in accordance with the approved written
programme of archaeological investigation, agreed in writing by the local
planning authority on 13/06/2012.
REASON: To
ensure that artefacts of archaeological importance are properly recorded and
evaluated.
(19) The
development shall be completed in accordance with the approved waste audit,
agreed in writing by the local planning authority on
13/06/2012 REASON: In the interests of achieving a sustainable
development.
(20) The
development shall be completed in accordance with the approved scheme of
internal pedestrian footpaths within the visitor centre site, agreed in writing
by the local planning authority on 13/06/2012.
REASON: To
facilitate pedestrian movement on identified desire lines.
(21) The
retail unit within the visitor centre shall not sell goods outside of the
agreed range of goods, agreed in writing by the local planning authority on
13/06/2012, other than as a minor and ancillary part of the stores operation
without the prior written approval of the local planning authority.
REASON: To
enable the local planning authority to exercise adequate control over the kind
of good which are sold from the premises, in the interests of maintaining the
vitality and viability of Amesbury Town Centre.
(22) The
development shall be completed in accordance with the approved details of the
pedestrian and cycle route along the whole of the A344, including the approved
scheme for reviewing such access agreed
in writing by the local planning authority on 25/06/2012 as amended by this
application for the permissive path on the grassed over section of the A344 to
be opened to the public by 1st October 2017.
Within 1 month of the date of this decision,
waymarker signs (7.5cm diameter yellow discs with black directional arrows and
the words “Temporary Permissive Path for Pedestrians and Cyclists” also in
black) shall be attached to the adjacent fence posts in the positions shown on
the route plan of the temporary path (including an additional waymarker at the junction
of the A344 and Byway 12), received by the local planning authority on the
06/06/2017. These shall be removed
within 1 month of the opening of the permissive path.
REASON: To
accommodate and facilitate the inevitable future local pedestrian and cyclist
demand travelling the route between the Stones and west Amesbury.
INFORMATIVE TO APPLICANT:
This permission shall be read in conjunction with an
Agreement made under Section 106 of the Town and Country Planning Act, 1990 and
dated 23rd June 2010.
The 1st Oct. will come and go but, will anything change? EH could say, 'Hey now it's the winter season and its potentially too muddy to open the path, so we'll until Spring 2018'? Although, the A344 by the stones is closed the line of the old road is still a public right of way and as far as EH are concerned this means people walking / cycling across monument field without paying. I did wonder whether EH/NT are stalling for time re; plans to make the A303 bridleway (and thus a new permissive / replacement route for the old A344) following the tunnel preferred route announcement
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