Agenda item

PROPOSAL: Erection of 30 dwellings together with associated access and landscaping following demolition of 30 Convent Road

 

Speaking in favour of the application was Ms Coles.

 

Speaking raising points of concern was Mrs Bush.

 

Speaking raising points of concern was Miss Burchell.

 

Speaking raising points of concern was Mr Jaffa

 

Speaking as town councillor was Councillor Binks.

 

Speaking as ward councillor was Councillor Matterface.

 

It was proposed by the Chairman and seconded by Councillor J Fairbrass:

 

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

 

‘‘That the application be DEFERRED AND DELEGATED to the Director of Community Services to approve subject to receipt of a legal agreement securing the agreed planning obligations and the following safeguarding conditions:

 

1  The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

GROUND:

In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Purchase Act 2004).

 

 2  The proposed development shall be carried out in accordance with the submitted application as amended by the revised drawings numbered:

- P02 Rev A, P03 Rev A, P04 Rev A, P30, P31, and P32, received 02 February 2017

- P01 Rev F, P09 Rev C, P11 Rev B, P12 Rev B, P21 Rev D, P22 Rev A, P 27 Rev A, and P19, received 31 January 2017

- P26, received 19 December 2016

- 14-019-014 Rev G, and P25 received 01 December 2016

- P20, received 29 November 2016

- 14-019-015 Rev E, received 08 November 2016

- P05, P06 Rev A, P07 Rev B, P08, P10 Rev C, P13, P14, P15, P16, and P18, received 25 October 2016

 

GROUND:

To secure the proper development of the area.

 

 3  No development shall commence until a detailed sustainable surface water drainage scheme for the site has been submitted to (and approved in writing by) the local planning authority. The detailed drainage scheme shall be based upon the proposals of the Flood Risk Assessment by Herrington Consulting (dated 6th July 2016) and demonstrate that the surface water generated by this development (for all rainfall durations and intensities up to and including the climate change adjusted critical 100yr storm) can be accommodated and disposed of without increase to flood risk on or off-site. The drainage scheme shall also demonstrate that silt and pollutants resulting from the site use can be adequately managed to ensure there is no pollution risk to controlled waters.

 

GROUND:

To ensure that the principles of sustainable drainage are incorporated into this proposal, to ensure ongoing efficiency of the drainage provisions, to protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

 

 4  Prior to the first occupation of the development hereby permitted, details of the implementation, maintenance and management of the sustainable drainage scheme shall be 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.

 

GROUND:

To ensure that the principles of sustainable drainage are incorporated into this proposal, to ensure ongoing efficiency of the drainage provisions, to protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

 

 5  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 ensure that the principles of sustainable drainage are incorporated into this proposal, to ensure ongoing efficiency of the drainage provisions, to protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

 

 6  No development  shall take place until details of the means of foul and surface water disposal, including details of the implementation, management and maintenance of any proposed Sustainable urban Drainage Systems, 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 National Planning Policy Framework.

 

 7  Prior to the first occupation of the development hereby permitted, a plan showing the location of Electric Vehicle Charging points at a ratio of 1 charging point per dwelling with dedicated parking, and 1 charging point per 10 spaces for unallocated parking, shalll be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

GROUND:

In the interests of air quality, in accordance with the NPPF.

 

 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 National Planning Policy Framework.

 

 9  No development shall take place until suitably qualified and experienced person has carried out a full investigation and assessment to determine the stability of the land and determine whether the development of the site can be carried out without causing instability of adjoining land or structures, and a written report of the findings/assessment including any recommendations has been submitted to and approved in writing by the Local Planning Authority.

 

The development shall be carried out in full accordance with any such recommendations set out within the aforementioned report, that have been approved in writing by the Local Planning Authority.

 

GROUND:

To ensure that the site can be developed without compromising the stability of adjoining land or buildings.

 

10  Prior to the commencement of development hereby permitted, a Construction Management Plan to include the following:

i) Routing of HGV's to and from site

ii) Access points for construction-related vehicles

iii) Parking and turning facilities for HGV's and site personnel vehicles

iv) Wheel washing facilities

v) Temporary traffic management

shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved plan.

 

GROUND:

In the interests of highways safety during construction of the development hereby approved.

 

11  Prior to the first occupation of any dwelling within the development hereby approved, provision and maintenance of the visibility splays shown on drawings numbers 14-019-014

Rev. G and 14-019-010 Rev. D, with no obstructions over 1 metre above carriageway level

within the driver splays and 0.6 metres above footway level within the pedestrian splays, shall be provided and thereafter maintained.

 

GROUND:

In the interests of highways safety.

 

12  Prior to the first occupation of any dwelling within the development hereby approved to which they relate, the provision and permanent retention of the vehicle parking spaces and turning facilities shall be provided as shown on the submitted plans.

 

GROUND:

In the interests of highways safety.

 

13  Prior to the first occupation of units 25-26 within the development, details of the provision of secure, covered cycle parking facilities to be provided for those units shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the submitted plans.

 

GROUND:

To promote sustainable forms of transportation in accordance with Policy TR12 of the Thanet Local Plan.

 

 

14  Prior to first occupation of any dwelling served by the vehicular access from Reading Street, the vehicular access from Reading Street and associated highway alterations, including closure of the existing access and provision of parking restrictions, as shown on drawing number 14-019-014 Rev. G (unless otherwise agreed with the Local Planning Authority and Highways Authority) shall be completed and operational.

 

GROUND:

In the interests of highways safety.

 

15  Prior to first occupation of any dwelling served by the vehicular access from Reading Street, the pedestrian dropped kerbs and tactile paving in Reading Street as shown on drawing number 14-019-014 Rev. G (unless otherwise agreed with the Local Planning Authority and Highways Authority) shall be completed and operational.

 

GROUND:

In the interests of highways safety.

 

16  Prior to first occupation of any dwelling served by the vehicular access from Convent Road, the Convent Road access and associated highway alterations as shown on drawing number 14-019-010 Rev. D (unless otherwise agreed with the Local Planning Authority and Highways Authority) shall be completed and operational.

 

GROUND:

In the interests of highways safety.

 

17  Prior to first occupation of any dwelling served by the vehicular access from Convent Road, the pedestrian dropped kerbs and tactile paving in Convent Road as shown on drawing number 14-019-010 Rev. D (unless otherwise agreed with the Local Planning Authority and Highways Authority) shall be completed and operational.

 

GROUND:

In the interests of highways safety.

 

18  Completion of the pedestrian dropped kerbs and tactile paving in Convent Road as shown

on drawing number 14-019-010 Rev. D or amended as agreed with the Local Planning

Authority, prior to first occupation of any dwelling accessed from Convent Road.

 

19  No development shall take place until details of improvements to the Reading Street/Elmwood Avenue junction to improve street geometry and visibility have been submitted to and approved in writing by the Local Planning Authority. This shall form part of a S.278 highway agreement between the applicant/developer and the highway authority. The agreed works shall be completed and operational prior to the first occupation of any dwelling in the approved development served by the vehicular access from Reading Street.

 

GROUND:

In the interests of highway safety and to mitigate additional trips generated from the Reading Street access through the junction of Reading Street and Elmwood Avenue.

 

20  Prior to the first occupation of the development hereby permitted, details of an acoustic fence, including height, design and location, to be erected along the side boundary of no. 34 Convent Road, shall be submitted to and approved in writing by the Local Planning Authority. The acoustic fence shall be erected prior to the first occupation of the development accessed from Convent Road, and shall thereafter be maintained.

 

GROUND:

In the interests of residential amenity, in accordance with Policy D1 of the Thanet Local Plan.

 

21  Prior to the first occupation of the development hereby approved,  full details of both hard and soft landscape works, to include:

 

-  species, size and location of new trees, shrubs, hedges and grassed areas to be planted, which shall include the trees as identified on the tree replacement plan numbered P20

-  the treatment proposed for all hard surfaced areas beyond the limits of the highway, which shall be permeable, and include a bound surface for the first 5m of each access from the edge of the highway

-  walls, fences, other means of enclosure proposed

-   ecological enhancements and mitigation as recommended within section 5.0 of the 'Bat emergence and dawn re-entry surveys' dated June 2016,

-  details of the boundary treatment to be provided along the southern boundary of the site, adjacent to the Grade II Listed buildings

 

shall be submitted to, and approved in writing by, the Local Planning Authority.

 

GROUND:

In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies D1 and D2 of the Thanet Local Plan

 

22  All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the first occupation of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority. Any trees or plants which within a period of 5 years from the completion of the development 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 the Local Planning Authority gives any written consent to any variation.

 

GROUND:

In the interests of the visual amenities of the area in accordance with Policies D1 and D2 of the Thanet Local Plan

 

23  A landscape management plan (including long term design objectives), management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its approved use. The landscape management plan shall be carried out as approved.

 

GROUND:

In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies D1 and D2 of the Thanet Local Plan

 

24  Existing trees, shrubs and hedgerows identified for retention within the development site or existing trees growing on an adjacent site, where excavations, changes to land levels or underground works are within the crown spread, shall be protected in accordance with BS 5837: 2005 using the following protective fence specification:-

 

o  Chestnut paling fence 1.2m in height, to BS 1722 part 4, securely mounted on 1.7m x 7cm x  7.5cm timber posts driven firmly into the ground.  The fence  shall be erected below the outer most limit of the branch spread or at a distance equal to half the height of the tree, whichever is the furthest from the tree,  unless otherwise agreed in writing with the Local Planning Authority.

 

The protective fencing shall be erected before the works hereby approved or any site clearance work commences, and shall thereafter be maintained until the development has been completed.

 

At no time during the site works shall building materials, machinery, waste, chemicals, stored or piled soil, fires or vehicles be allowed within the protective fenced area.

 

Nothing shall be attached or fixed to any part of a retained tree and it should not be used as an anchor point.

 

There shall be no change in the original soil level, nor trenches excavated within the protective fenced area.

 

GROUND:

In the interests of the visual amenities of the area and to adequately integrate the development into the environment, in accordance with Thanet Local Plan Policies D1 and D2.

 

25  Prior to the commencement of the development hereby approved details and samples of the materials to be used in the construction of the external surfaces of the development hereby approved shall be submitted to, and approved in writing by, the Local Planning Authority. Development shall be carried out in accordance with the approved samples.

 

GROUND:

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

 

26  All new window and door openings shall be set in a reveal not less than 100mm

 

GROUND:

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

 

27  The rooflights hereby approved shall be 'conservation style' rooflights, set flush with the roof plane.

 

GROUND:

To safeguard the special character and appearance of the area on the boundary of a Conservation Area in accordance with the NPPF.

 

28  No further alterations to the building, or the erection of garden buildings, whether approved by Classes A, B, C, or E of Part One of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order), shall be carried out to units 1-4 or 20-24, without the prior permission in writing of the Local Planning Authority.

 

GROUND:

To safeguard the living conditions of neighbouring occupiers, in accordance with Policy D1 of the Thanet Local Plan.

 

29  The first floor windows to be provided within the rear elevation of unit 24 hereby permitted shall be obscure glazed (level 4 or above) and non-opening below a height of 1.7m from internal finished floor level. The obscure glazing shall thereafter be maintained.

 

GROUND:

In the interests of residential amenity, in accordance with Policy D1 of the Thanet Local Plan.

 

30  Prior to the first occupation of units 25-26, an obscure glazed privacy screen (level 4) of no less than 1.8m in height shall be erected along both sides of the first floor balcony within the southern boundary. The privacy screens shall thereafter be maintained.

 

GROUND:

In the interests of residential amenity, in accordance with Policy D1 of the Thanet Local Plan.

 

31  The development as approved shall provide at least 15% of units as lifetime homes and wheelchair housing, with details of the location of the units to be submitted to and approved in writing by the Local Planning Authority.

 

GROUND:

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

 

 

32  Prior to the commencement of the affordable housing units as identified on the submitted plans, details of the tenure of the affordable housing, which shall include shared ownership and rented, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as agreed.

 

GROUND:

To address affordable housing need, in accordance with Policy H14 of the Thanet Local Plan.’”

 

Following debate, the motion was withdrawn.

 

Then, it was proposed by the Chairman and seconded by the Vice Chairman:

 

“THAT Members conduct a SITE VISIT in order to assess the situation.”

 

Upon the motion being put to the vote, it was declared CARRIED.