Agenda item

PROPOSAL: Outline application for the erection of up to 41no. dwellings including access with all other matters reserved

 

Speaking in favour of the application was Mr Courtley.

 

Speaking raising points of concern was Mr Hickman.

 

Speaking as parish councillor was Councillor Lyon.

 

Speaking as ward councillor was Councillor Rogers.

 

It was proposed by the Chairman and seconded by the Vice Chairman:

 

“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  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  The development hereby approved shall be carried out in accordance with the submitted access and highway plan numbered 21301/01 Rev 05, received 25 October 2017.

 

GROUND:

To secure the proper development of the area.

 

 6  Prior to the commencement of the development hereby permitted, an acoustic assessment shall be undertaken to determine the impact of noise from transport related sources and shall be made in accordance with BS8233 2014:  Guidance on Sound Insulation and Noise Reduction for Buildings.  The results of the assessment and details of a scheme of acoustic protection shall be submitted and approved in writing by the Local Planning Authority.  The scheme shall include details of acoustic protection sufficient to ensure internal noise levels (LAeq,T) no greater than 30dB in bedrooms and 35dB in living rooms with windows closed and a maximum noise level (LAmax) of no more than 45dB(A) with windows closed.  Where the internal noise levels will be exceeded with windows open, the scheme shall incorporate appropriate acoustically screened mechanical ventilation.  The scheme shall include details of acoustic protection sufficient to ensure amenity/garden noise levels of not more than 55dB (LAeq,T). All works, which form part of the approved scheme, shall be completed before any part of the development is occupied and shall thereafter be maintained in accordance with the approved details.

 

GROUND:

To protect the living conditions of the future occupiers of the development, in accordance with the NPPF.

 

 7  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.

 

 8  Prior to the commencement of development (including vegetation clearance), a precautionary mitigation strategy shall be submitted to and approved in writing by the Local Planning Authority. The precautionary mitigation strategy must be informed by an site visit be carried out within 3months prior to the submission of the strategy. The measures shall be implemented in full accordance with the details approved.

 

GROUND:

To safeguard protected species, in accordance with the NPPF.

 

 9  Prior to the installation of any external lighting, a lighting design strategy for biodiversity shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall:

 

a) Identify those areas / features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, e.g., for foraging.

 

b) Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.

 

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior to consent from the Local Planning Authority.

 

GROUND:

To safeguard protected species, in accordance with the NPPF.

 

10  Details to be submitted in pursuant of Condition 1 above for layout shall include a detailed sustainable surface water drainage scheme for the site. The detailed drainage scheme shall demonstrate that the surface water generated by this development (for all rainfall durations and intensities up to and including the climate change adjusted critical 100 year 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 receiving waters, and that the design will not provide a breeding ground for mosquitos.

 

GROUND:

To prevent flood risk and pollution of groundwater, in accordance with the NPPF.

 

11  Development shall not begin 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:

a) a timetable for its implementation, and

b) 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 prevent flood risk and pollution of groundwater, in accordance with the NPPF.

 

12  No building on any phase (or within an agreed implementation schedule) of the development hereby permitted shall be occupied until a Verification Report pertaining to the surface water drainage system, carried out by a suitably qualified professional, has been submitted to the Local Planning Authority which demonstrates the suitable operation of the drainage system such that flood risk is appropriately managed, as approved by the Lead Local Flood Authority. The Report shall contain information and evidence (including photographs) of earthworks; details and locations of inlets, outlets and control structures; extent of planting; details of materials utilised in construction including subsoil, topsoil, aggregate and membrane liners; full as built drawings; and topographical survey of 'as constructed' features.

 

GROUND:

To prevent flood risk and pollution of groundwater, in accordance with the NPPF.

 

13  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.

Reason: To ensure development meets the aims of the NPPF through sustainable

management of any historic contamination present that could present a risk to

groundwater within the underlying principal aquifer within Source Protection Zone 2

of a public water supply.

 

GROUND:

To prevent flood risk and pollution of groundwater, in accordance with the NPPF.

 

14  No development shall take place until a drainage strategy detailing the proposed means of foul disposal and a implementation timetable, has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved scheme and timetable.

 

 

GROUND:

To prevent pollution of groundwater, in accordance with the NPPF.

 

15  No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written specification and timetable which has been submitted to and approved by the Local Planning Authority.

 

GROUND:

To ensure that features of archaeological interest are properly examined and recorded, in accordance with the NPPF.

 

16  Prior to the first occupation of any dwelling hereby approved, the proposed site access, footways, passing places and road widening works on Cottington Road, as shown on the approved plan numbered 21301/01 Rev 05, shall be completed and operational.

 

GROUND:

In the interests of highway safety and pedestrian movement, in accordance with the NPPF.

 

17  The proposed roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, driveway gradients, car parking and street furniture to be laid out and constructed in accordance with details to be submitted to and approved by the Local Planning Authority.

 

GROUND:

In the interests of highway safety.

 

18  The following works between a dwelling and the adopted highway shall be completed prior to the first occupation of the dwelling:

(a) Footways and/or footpaths, with the exception of the wearing course;

(b) Carriageways, with the exception of the wearing course but including a turning facility, highway drainage, visibility splays, street lighting, street

nameplates and highway structures (if any).

 

GROUND:

In the interests of highway safety.

 

19  Prior to the first occupation of the development hereby permitted, visibility splays of 2.4m x 58m x 2.4m shall be provided to the access onto Cottington Road, as shown on the approved plan numbered 21301/01 Rev 05, with no obstructions over 1 metre above carriageway level within the splays, which shall thereafter be maintained.

 

GROUND:

In the interests of highway safety.

 

20  Prior to the commencement of development hereby permitted, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include the following:

 

(a) Routing of construction and delivery vehicles;

(b) Parking and turning facilities for delivery and site personnel vehicles;

(c) Wheel washing facilities;

(d) Temporary traffic management/signage required.

 

Development shall be carried out in accordance with the approved details.

 

GROUND:

In the interests of highway safety.

 

21  The details to be submitted in pursuant of condition 1 above for layout and scale shall include an updated Historic Landscape Assessment , which takes into account the impact of the proposed development on the Grade II Listed St.Augustine's Cross.

 

GROUND:

To limit the impact upon the setting of the Grade II Listed St.Augustine's Cross, in accordance with the NPPF.

 

22  Details pursuant to condition 1 above shall not show any building exceeding 2 storeys in height.

 

GROUND:

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

 

23  Details to be submitted in pursuant of Condition 1 above shall include the location and size 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.

 

24  Details pursuant to condition 1 shall show the provision of 1 Electric Vehicle Charging Points per residential property with dedicated parking, and 1 in 10 of all allocated parking, which shall be installed to the specification within Thanet Air Quality Technical Planning Guidance 2016.

 

GROUND:

To promote sustainable forms of transportation and to protect air quality in accordance with Thanet Local Plan Policy EP5 and guidance within the National Planning Policy Framework.

 

25  Details pursuant to condition 1 shall identify a minimum of 15% of housing to lifetime home and wheelchair standards and include the specification of such dwellings.

 

 

GROUND:

To meet the housing needs of the community in accordance with Policy H8 of the Thanet Local Plan 2006.

 

26  The layout and landscaping details pursuant of condition 1 above shall include a landscaping buffer along the southern boundary of the site, which should be a minimum of 5m in depth (and exclude any built development), and should contain both deciduous and evergreen native trees and hedgerow; and hedgerows and scattered trees along the northern, eastern and western boundaries of the site, in accordance with the recommendations as contained within the Visual Impact Assessment.

 

GROUND:

To limit the impact upon the countryside, Landscape Character Area, and Grade II Listed St.Augustine's Cross, in accordance with Policies CC1 and CC2 of the Thanet Local Plan and the NPPF.

 

27  No less than 70% of the total number of dwellings constructed pursuant to this planning permission shall be dwellings of two or more bedrooms.

 

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.

 

28  All dwellings hereby permitted shall be provided with the ability for connection to Superfast Fibre Optic Broadband 'fibre to the premises', where there is adequate capacity.

 

GROUND:

To serve the future occupants of the development in accordance with the guidance within the National Planning Policy Framework.’”

 

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