Agenda item

1

Approval of the details of the layout, scale and appearance of any buildings to be erected and the landscaping of the site, (hereinafter called ‘the reserved matters’) shall be obtained from the Local Planning Authority in writing before any phase of the development is commenced.

GROUND:

As no such details have been submitted.

2

Plans and particulars of the reserved matters referred to in Condition 1 above, shall be submitted in writing to the Local Planning Authority and the development shall be carried out in accordance with the plan and particulars as approved.

GROUND:

In accordance with Section 92(2) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

3

Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this permission.

GROUND:

In accordance with Section 92(2) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

4

The development hereby permitted shall be begun before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved.

GROUND:

In accordance with Section 92(2) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

5

Details pursuant to condition 1 shall show the provision of a minimum of 4 Electric Vehicle Charging Points, which shall be installed to an agreed specification and thereafter maintained.

GROUND:

To promote sustainable means of transportation, in accordance with guidance within the National Planning Policy Framework.

6

No development shall take place, excluding demolition of the warehouse building to ground level and removal of other structures, until the applicant, or their agents or successors in title, has secured the implementation of

i.  archaeological field evaluation works in accordance with a specification and written timetable which has been submitted to and approved in writing by the Local Planning Authority; and

ii.   following on from the evaluation, any safeguarding measures to ensure preservation in situ of important archaeological remains and/or further archaeological investigation and recording in accordance with a specification and timetable which has been submitted to and approved in writing by the Local Planning Authority.

GROUND:

To ensure appropriate assessment of the archaeological implications of any development proposals and the subsequent mitigation of adverse impacts through preservation in situ or by record in accordance with Thanet Local Plan Policy HE12 and guidance within the National Planning Policy Framework.

7

No development shall taken place until the following components of a scheme to deal with the risks associated with contamination of the site have been submitted to, and approved, by the local planning authority:

1.  Intrusive Investigation

a)  An intrusive investigation and updated risk assessment shall be undertaken by competent persons and a written report of the findings shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development.  It shall include an assessment of the nature and extent of any contamination on the site, whether or not it originates on the site. The report of the findings shall include:

(i)  A survey of the extent, scale and nature of contamination;

(ii)  An assessment of the potential risks to:

  Human health;

  Property (existing or proposed) including buildings, crops, livestock,  pets, woodland and service lines and pipes,

  Adjoining land,

  Ground waters and surface waters,

  Ecological systems,

(i)  An updated conceptual model of the site indicating sources, pathways and receptors.

(ii)  An appraisal of remedial options and identification of the preferred option(s).

All work pursuant to this Condition shall be conducted in accordance with the DEFRA and Environment Agency document Model Procedures for the Management of Land Contamination (Contamination Report 11).

b)  If investigation and risk assessment shows that remediation is necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development. The scheme shall include details of all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works, site management procedures and a verification plan. The scheme shall ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.  The approved remediation scheme shall be carried out in accordance with the approved terms including the timetable, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works.

c)  Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation scheme and the effectiveness of the remediation shall be submitted to and approved in writing by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include details of longer term monitoring of pollutant linkages and maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority.

GROUND:

To prevent the development from contributing to, or being put at unacceptable risk from, or being adversely affected by, unacceptable levels of water pollution, in accordance with Policy EP13 of the Thanet Local Plan and guidance within the National Planning Policy Framework.

8

If, during development, significant contamination is found or caused at the site, then this contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority.  The approved works shall be implemented within a timetable approved by the Local Planning Authority and shall be of such a nature as to render harmless the identified contamination given the proposed end use of the site and surrounding environment, including controlled waters.

GROUND:

To ensure that the proposed development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the National Planning Policy Framework.

9

Prior to being discharged into any water course, surface water or soakaway system, all surface water drainage from parking areas shall be passed through an interceptor designed and constructed to have a capacity and details compatible with the site being drained, which shall first be submitted  to and agreed in writing by the Local Planning Authority. The interceptor will be installed as approved and thereafter maintained.

GROUND:

To ensure that the proposed development will not cause harm to human health or pollution of the environment, in accordance with DEFRA and Environment Agency document Model Procedures for the Management of Land Contamination (Contamination Report 11) and National Planning Policy Framework.

10

Piling or other foundation designs using penetrative methods shall not be used,  other than with the prior written approval of the Local Planning Authority,  where it has been demonstrated that there is no risk to groundwater. Should such approval be given the development shall thereafter be carried out in accordance with such details as are approved

GROUND:

To ensure that the proposed development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the National Planning Policy Framework.

11

No development, excluding demolition of the existing buildings on site, shall take place on the development hereby approved until details of the means of foul and surface water disposal have been submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with such details as are agreed and thereafter maintained.

GROUND:

To prevent pollution in accordance with Thanet Local Plan Policy EP13 and guidance contained within the National Planning Policy Framework.

12

No development, excluding demolition of the existing buildings on site, shall take place until a surface water drainage scheme for the development, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development and including details of how the scheme shall be maintained and managed after completion, has been submitted to and agreed in writing by the Local Planning Authority for the site. The scheme shall be subsequently implemented in accordance with the approved details.

REASON:

To prevent the increased risk of flooding, in accordance with the National Planning Policy Framework.

13

No development shall take place, including any works of demolition, until a Demolition and Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority for that phase.  The approved Statement shall be adhered to throughout the construction period.  The Statement shall provide for and include:

·  Site operation times.

·  Dust control measures.

·  Demolition / construction waste - storage and removal.

·  Identified sources of excessive noise and planned mitigation.

·  Policy on burning of material at the site.

·  Community contact / complaint handling.

·  Routing of delivery vehicles.

·  Parking and turning facilities for delivery vehicles and site personnel.

·  Proposed access point for delivery vehicles and site personnel.

·  wheel washing facilities.

The development shall be carried out in accordance with the approved plans.

GROUND:

In the interests of highway safety and the living conditions of neighbouring properties, in accordance with Thanet Local Plan Policy D1 and guidance within the National Planning Policy Framework.

14

Details pursuant to Condition 1 shall include proposed roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, accesses, carriageway gradients, driveway gradients and street furniture, and shall be laid out and constructed in accordance with those details as submitted and approved by the Local Planning Authority.

GROUND:

In the interests of highway safety and to ensure the proper development of the site without prejudice to the amenities of the occupants.

15

Details pursuant to Condition 1 shall include adequate details of the areas reserved for vehicle  parking spaces and turning, and shall be provided in accordance with standards to be agreed with the Local Planning Authority.  Such facilities as approved shall be operational prior to the occupation of the units for which it is provided to meet relevant parking and layout standards for the development, and thereafter shall be maintained for their approved purpose.

GROUND:

In the interests of highway safety, in accordance with Thanet Local Plan Policy TR16.

16

Details pursuant to Condition 1 shall include the provision of adequate secure covered cycle parking facilities within the site.

REASON:

In the interests of highway safety and to facilitate the use of alternative means of transport, in accordance with Thanet Local Plan Policy TR12.

17

No dwelling shall be occupied before the alterations to the access to the site, including the provision of the pedestrian crossing, as shown on 'dimensions plan' drawing numbered 14/316/103 received 23rd April 2015, have been completed in accordance with the current standards and specifications used by Kent County Council Highways Services and has been made available for use.

GROUND:

In the interests of highway safety.

18

Details pursuant to Condition 1 above shall include the provision of a means of access for pedestrians and cyclists to each of the proposed dwellings within the development.  No individual building shall be occupied until the means of access is constructed and ready for use in relation to that buidling.

REASON:

In the interests of highway safety and to facilitate the use of alternative means of transport, in accordance with Thanet Local Plan Policies TR11 and TR12.

19

The carriageways of the proposed roads shall be laid out and constructed up to and including at least road base level, prior to the occupation of any residential dwelling or building intended to take access from that road.

GROUND:

In the interests of highway safety and to ensure the proper development of the site without prejudice to the amenities of the occupants.

20

No dwelling shall be occupied before the redundant vehicle crossing to Manston Road shall be removed and the footway reinstated in accordance with the specifications set out in the Kent Design Guide.

GROUND:

In the interests of highway safety.

21

Prior to the first occupation of any part of the development hereby approved, the visibility splays shown on the approved drawing no. 14/316/101A received 23rd April 2015 shall be provided and thereafter maintained to the access to Manston Road with no obstruction above a height of 0.6 metre.

GROUND:

In the interest of highway safety.

22

Prior to the first use of the individual vehicular accesses within the development, measures to prevent the discharge of surface water onto the highway shall be provided for each individual access and thereafter maintained.

GROUND:

In the interests of highway safety.

23

No development shall take place until a detailed reptile mitigation strategy, informed by reptile surveys, has been submitted to and approved in writing by, the Local Planning Authority. The strategy shall be carried out as approved.

GROUND:

In the interests of bio-diversity and ecological potential, and to adequately integrate the development into the environment, in accordance with Policies D1 and D2 of the Thanet Local Plan and the National Planning Policy Framework.

24

Details pursuant to Condition 1 shall include a sound attenuation scheme for dwellings adjacent to  Manston Road,  on the western boundary of the site adjacent to the superstore access road, and adjacent to the southern boundary of the site next to the railway line. This scheme should include, but not be limited to, mechanical ventilation for properties adjacent Manston Road and the railway line, with 1.8m acoustic timber fencing on the  western boundary of the dwellings adjacent to the superstore access road and on to the southern boundary of dwellings adjacent to the railway line, in accordance with the Noise Impact Assessment report received and applicant's email received 8th May 2015.

GROUND:

In the interest of the living conditions of future occupiers of the development in accordance with Thanet Local Plan Policy D1 and paragraph 17 of the National Planning Policy Framework.

25

No less than 50% of the total number of dwellings within the development shall be 3 or more bedroomed houses.

GROUND:

To ensure the provision of a mix of house sizes and types to meet a range of community needs, in accordance with Policy H8 of the Thanet Local Plan.

26

Details pursuant to condition 1 shall include provision of a minimum of 15% of housing to lifetime home and wheelchair standards.

GROUND:

To meet the housing needs of the community in accordance with Policy H8 of the Thanet Local Plan.

27

Details pursuant to condition 1 shall include a plan showing the location of all affordable housing units on the site.

GROUND:

To promote mixed and balanced communities in accordance with Policy H14 of the Thanet Local Plan.

28

Details pursuant to condition 1 shall include a single area of open space on the site, a minimum of 415 sqm in area, benefitting from natural surveillance, to be provided as a local play area. The area shall comprise approximately 36% equipped play area and approximately 64% casual/informal play space and details of the proposed equipment shall be provided.

GROUND:

In order to provide amenity and play space in accordance with Polices SR5 of the Thanet Local Plan.

INFORMATIVES:

1. It is the responsibility of the applicant to ensure, prior to the commencement of the development hereby approved, that all necessary highway approvals and consents where required are obtained and that the limits of highway boundary are clearly established in order to avoid any enforcement action being by the Highway Authority. The applicant must also ensure that the details shown on the approved plans agree in every aspect with those approved under such legislation and common law. It is therefore important for the applicant to contact KCC Highway and Transportation to progress this aspect of the works prior to commencement on site.

2. Planning permission does not convey any approval for construction of the required vehicular crossing , or any other works within the highway for which a statutory license must be obtained. Applicants should contact KCC Highway and Transportation in order to obtain the necessary Application Pack.

3. Formal applications for connection to the public sewerage system and for connection to the water supply are required in order to service this development. Please contact Southern Water, Southern House, Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk

4. Most contaminated soils are regarded as controlled waste. Therefore, their handling, transport, treatment and disposal are subject to waste management legislation, which includes:

(i)  Duty of Care Regulations 1991

(ii)  Hazardous Waste (England and Wales) Regulations 2005

(iii)  Environmental Permitting (England and Wales) Regulations 2010

(iv)  The Waste (England and Wales) Regulations 2011

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the licensable status of any proposed off site operations is clear.  If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.

5. If materials containing asbestos are present on the site, a specialist contractor must remove such material to a licensed facility before demolition works commence. This is to ensure that the material is not broken up and left on-site and does not pose a health risk to site workers or neighbouring residents. The enforcing authority with regard to asbestos on a demolition or construction site is the Health & Safety Executive.

6. The developer should contact the Kent Police Crime Prevention Design Advisors to ensure that that proposed layout accords with the principles of designing out crime.’”