Conversion of equestrian building to four dwellings including partial demolition, associated access and landscaping

1. The proposal as submitted was not in accordance with local and national planning policy. The local planning authority have worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application. Amendments were discussed and agreed with the applicant to bring the proposal into compliance with policy, and the application can therefore be approved in accordance with Paragraph 38 of the National Planning Policy Framework (2024).
2. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended).
3. The materials to be used in the construction of the external surfaces of the proposed dwellings hereby permitted shall match those used for the existing building. Reason: For the Local Planning Authority to ensure a satisfactory external appearance, in accordance with accordance with Policy LP16 of the Peterborough Local Plan (2019) and NPPF (2024).
4. The development shall be completed in accordance with the following approved plans: - P25139_E001 - Existing Site and Site Location Plan - P25139_P001A - Proposed Site Plan - P25139_P010 - Proposed Floor Plans - P25139_P011A - Proposed Elevations - P25139_P012A - Proposed Elevations Rendered - P25139_P013A - Proposed Elevations Rendered Reason: To define the permission and for the avoidance of doubt.
5. Notwithstanding the details shown on the approved plans, prior to commencement of development a drawing showing the access including dimensions of width, entrance radii, and vehicle to vehicle visibility splays including bituminous surfacing material within the highway boundary shall be submitted to and approved in writing by the LPA. The access shall thereafter be installed in accordance with the approved details, prior to first occupation of the dwellings and thereafter retained in perpetuity. Reason: In the interest of highway safety, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 115 of the National Planning Policy Framework 2024.
6. Prior to the first occupation or commencement of use, details of an enclosed and secure cycle shelter to accommodate cycles shall be submitted and agreed in writing with the Local Planning Authority. This area shall thereafter be retained for the purposes of cycle parking in connection with the development in perpetuity. Reason: In the interests of highway safety and to encourage travel by sustainable modes, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 115 of the National Planning Policy Framework 2024.
7. Prior to occupation or the commencement of the use, the parking and turning shall be provided to enable vehicles to enter, turn and leave the site in forward gear and park clear of the public highway. The area shall be delivered in accordance with drawing P25139_Bluebell_Yard_Thorney_P001 rev A and thereafter be retained for that specific use in perpetuity. Reason: In the interest of highway safety, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 115 of the National Planning Policy Framework 2024.
8. No development shall take place until a Construction and Demolition Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include but not be limited to the following:- a) A scheme of chassis and wheel cleaning for all construction vehicles to include the details of location and specification of the system, together with hard surfacing laid between the apparatus and public highway in either concrete or tarmacadam, to be maintained free of mud, slurry and any other form of debris whilst in use. A contingency plan including if necessary the temporary cessation of all construction operations to be implemented in the event that the approved vehicle cleaning scheme fails to be effective for any reason. b) Hours of delivery. c) A system to ensure that vehicles can access the site upon arrival to ensure that there is no queuing on the public highway. d) Details of site compounds, storage area and contractor and visitor parking. The development shall thereafter be carried out in accordance with the approved Construction Traffic Management Plan. Reason: In the interests of highway safety in accordance with Policy LP17 of the Peterborough Local Plan 2019 and Paragraph 115 of the National Planning Policy Framework 2024. This is a pre-commencement condition as the CMP needs to be in place before works start on site.
9. Any gates or other means of enclosure provided across the vehicular access shall be set back a minimum of 6 metres from the edge of the public highway where it adjoins the site. Reason: In the interest of highway safety, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 115 of the National Planning Policy Framework 2024.
10. Prior to the first use of the development, all access routes, driveways and hardstanding areas shall be constructed using permeable or porous materials or shall drain to a permeable area within the site, to ensure that surface water can infiltrate naturally. The permeable surfacing shall be retained and maintained thereafter for the lifetime of the development. Reason: To ensure appropriate maintenance arrangements are put in place to enable the surface water drainage system to function as intended to ensure mitigation against flood risk, in accordance with Policy LP32 of the Peterborough Local Plan 2019 Chapter 14 of the National Planning Policy Framework 2024.
11. No development shall commence above slab level until a detailed Emergency Evacuation Plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include procedures for evacuation, designated assembly points, responsibilities of occupants, and measures to ensure the safe evacuation of all users, including those with mobility impairments. The development shall thereafter be carried out and operated in full accordance with the approved plan for the lifetime of the development. Reason: To ensure appropriate maintenance arrangements are put in place to enable the surface water drainage system to function as intended to ensure mitigation against flood risk, in accordance with Policy LP32 of the Peterborough Local Plan 2019 Chapter 14 of the National Planning Policy Framework 2024.
12. The development hereby permitted shall not begin unless and until a biodiversity net gain plan has been submitted to and agreed in writing with by the Local Planning Authority which biodiversity net gain plan shall address the following matters: (a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat, (b) the pre-development biodiversity value of the onsite habitat, (c) the post-development biodiversity value of the onsite habitat, (d) any registered offsite biodiversity gain allocated to the development and the biodiversity value of that gain in relation to the development, (e) any biodiversity credits purchased for the development, and (f) such other matters as the Secretary of State may by regulations specify. Thereafter, the development shall be carried out in accordance with the agreed approved details. Reason: In accordance with the requirements of Schedule 14, Part 1 of paragraph 14 of the Environment Act 2021 and Policy LP28 of the Peterborough Local Plan (2019).
13. No development other than groundworks and foundations shall take place unless a scheme for biodiversity enhancements including at least 2 Bird Boxes and 2 Bat Boxes integrated into the fabric of the building, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the position, type and number of enhancements proposed. All enhancements shall be installed using accepted best practice and retained thereafter. Reason: In the interests of visual amenity of the area and the enhancement of biodiversity, in accordance with Policies LP16, LP28 and LP29 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework 2024.
14. Prior to first occupation, a designated bin collection point shall be provided on Bell Drove for use on collection days, together with a suitable hardstanding area for the temporary placement of bins. The bin collection point and hardstanding shall be retained and kept available for use thereafter. Reason: In the interests of ensuring safe, convenient and unobstructed waste collection arrangements, in accordance with Appendix E of the Peterborough Local Plan (2019) and the National Planning Policy Framework (2024), which require developments to provide appropriate servicing and refuse collection facilities.
15. The development shall be carried out in strict accordance with the Arboricultural Method Statement (AMS) prepared by Entwood Arboricultural Consultants Ltd, dated 8 April 2026. All tree protection measures, methodologies and supervision requirements set out within the approved AMS shall be fully implemented and adhered to for the duration of the construction period. Reason: To protect retained trees and safeguard the amenity of the area, in accordance with Policies LP16 and LP29 of the Peterborough Local Plan (2019) and NPPF (2024).
16. Notwithstanding the provisions of Classes A and Class B, Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification), no enlargement or alteration shall be constructed or installed other than as those expressly authorised by this or any future planning permission. Reason: In order to protect the amenity of the area and/or neighbour amenity, in accordance with Policy LP16, LP19 and LP17 of the Peterborough Local Plan (2019) and Chapter 12 of the National Planning Policy Framework 2024.

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