Agenda item

PROPOSAL: Outline application for the erection of a block of 56no. extra care units, 56no. dwellings and community use building with retail unit, following demolition of existing buildings and structures, including access

 

Speaking in favour of the application was Dr. McCarthy.

 

Speaking under Council Procedure rule 24.1 was Councillor Rogers.

 

Speaking under Council Procedure rule 24.1 was Councillor Taylor-Smith.

 

Speaking under Council Procedure rule 24.1 was Councillor Smith.

 

It was proposed by the Chairman and seconded by Councillor Tomlinson:

 

“THAT the officer’s recommendation be adopted, namely:

 

‘That the application be APPROVED subject to the following conditions:

 

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 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 shall be carried out 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 to be submitted pursuant to condition 1 above shall include a detailed sustainable surface water drainage scheme. The detailed drainage scheme shall be based on the preliminary strategy prepared by Idom Merebrook consultants and shall demonstrate that both the rate and volume of run-off leaving the site post-development will be restricted 6.4l/s for all storms up to (and including) the climate change adjusted 100yr critical storm.

GROUND:

To ensure that the principles of sustainable drainage are incorporated into this proposal and to ensure ongoing efficiency of the drainage provisions, in accordance with the NPPF.

6  No building hereby permitted shall be occupied until details of the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

I)  a timetable for its implementation, and

ii)  a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage system throughout its lifetime.

iii)  evidence in written form to demonstrate that  the capacity, condition and connectivity of the brick culvert has been investigated so as to ensure it will be capable of accommodating the runoff from this development throughout its likely lifetime. The submitted evidence shall include confirmation that the operating authority or owner is content with the intended discharge.

GROUND:

To ensure that the principles of sustainable drainage are incorporated into this proposal and to ensure ongoing efficiency of the drainage provisions, in accordance with the NPPF.

7  No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

 GROUND:

To protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

8  No development shall take place 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 first 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 that features of archaeological interest are properly examined and recorded in accordance with the advice contained within the NPPF.

9  No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1. A preliminary risk assessment which has identified: - all previous uses - potential contaminants associated with those uses - a conceptual model of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

GROUND:

To prevent pollution of controlled waters and comply with the National Planning Policy Framework (NPPF).

 

10  No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy 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 any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

GROUND:

To prevent pollution of controlled waters and comply with the National Planning Policy Framework (NPPF).

11  If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

GROUND:

To prevent pollution of controlled waters and comply with the NPPF.

 

12  No development shall take place until details of the means of foul 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 the advice contained within the NPPF.

 

13  Details to be submitted in pursuant of Condition 1 above shall include mitigation measures to minimise noise from the airport and nearby road, in accordance with the recommendations set out in the Environmental Noise Survey Report, dated 5th February 2013.

GROUND:

To protect the future occupants of the development, in accordance with Policies EP7 and D1 of the Thanet Local Plan.

14  Details to be submitted in pursuant of Condition 1 above shall include the provision of 980sqm of play area provision, of which 36% shall be equipped play and 64% shall be casual/informal playspace. 

GROUND:

To serve the development in accordance with Policy SR5 of the Thanet Local Plan.

15  Details to be submitted pursuant to Condition 1 above shall include the location and design of the equipped play area. The equipped play area shall be provided prior to the first occupation of the development, and in accordance with the approved details.

GROUND:

To serve the development in accordance with Policy SR5 of the Thanet Local Plan.

16  The details to be submitted pursuant to Condition 1 above shall include the provision of 44no. off-street car parking spaces to serve the Extra Care Facility, and all other parking shall be in accordance with Kent Design Interim Guidance Note 3.

GROUND:

In the interests of highway safety

17  Details to be submitted in pursuant of Condition 1 above shall include the proposed levels and section plans through the site.

GROUND:

In the interests of the visual amenities of the area in accordance with Policy D1 of the Thanet Local Plan

18  No development shall take place until the highway improvement works, including the new 1.8m wide pavement, pedestrian crossing and two new bus stops, as shown on the approved plan numbered SK001 Rev C, have been completed in accordance with the specifications set out in the Kent Design Guide.

GROUND:

In the interests of highway safety and to improve the sustainability of the site.

19  The details to be submitted in pursuant of Condition 1 above shall include a swepth path anaysis for pantechnicons and emergency vehicles within the site.

GROUND:

In the interests of highway safety.

20  No more than 25% of the total floor area of the community building hereby permitted shall be used for the sale of retail goods.

GROUND:

To retain the community building and support the sustainability of the site, in accordance with the guidance contained within the NPPF.

21  Details to be submitted in pursuant of Condition 1 above shall include the location, size and phasing of the affordable housing units.

GROUND:

To ensure that the required level and type of affordable housing is provided in accordance with Policy H14 of the Thanet Local Plan.

 

22  Prior to the first occupation of the development hereby permitted, the 43m x 2m x 43m visibility splays shown on the approved plan numbered SK001 Rev C for both of the new accesses, shall be provided and thereafter maintained, with no obstructions over 1m above carriageway level.

 

GROUND:

In the interest of highway safety.

23  Prior to the commencement of development hereby permitted, details of the loading/unloading and turning facilities for construction vehicles, and provision of parking facilities for site personnel and visitors, shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be made available prior to the commencement of development, and for the duration of construction.

GROUND:

In the interest of highway safety.

24  The vehicular accesses hereby permitted shall be provided prior to the first occupation of the development.

GROUND:

In the interest of highway safety.

25  Details to be submitted pursuant to Condition 1 above shall show the gradient of the accesses to be no steeper than 1 in 10 for the first 1.5m from the highway boundary and no steeper than 1 in 8 thereafter.

GROUND:

In the interest of highway safety.

26  Prior to the first occupation of the development hereby permitted, the visibility splays at the pedestrian crossing points, as shown on the approved plan numbered SK001 Rev C, shall be provided and thereafter maintained, with no obstructions over 0.6m above footway level.

GROUND:

In the interest of highway safety.

27  The details to be submitted pursuant to Condition 1 above shall include the use of dark weatherboarding, and pantiles on the Extra Care facility, with details to be submitted.

GROUND:

In the interests of visual amenity in accordance with Policy D1 of the Thanet Local Plan

28  Details to be submitted pursuant to Condition 1 above shall show development not exceeding the building heights shown in the illustrative section plan, numbered  130, received 16th September 2015.

GROUND:

In the interests of visual amenity in accordance with Policy D1 of the Thanet Local Plan

 

29  The details to be submitted in pursuant of Condition 1 above shall show at least 15% of the development provided as lifetime homes and wheelchair housing.

GROUND:

To meet a range of community needs, in accordance with Policy H8 of the Thanet Local Plan.

 

30  All dwellings hereby permitted shall be provided with Superfast Fibre Optic Broadband 'fibre to the premises', where there is adequate capacity (internal min speed of 100mb to each building)

GROUND:

To serve the future occupants of the development in accordance with Policy D1 of the Thanet Local Plan and the guidance contained within the NPPF.

 

31  The Extra Care units hereby permitted shall only be occupied by persons of 55 years of age or over, together with a spouse or partner.

GROUND:

In the interests of proper planning of the area and in compliance with Thanet Local Plan Policy TR16.’”

 

After some debate, the motion was put to the vote and was declared CARRIED.