Agenda item

PROPOSAL: Outline planning application for the erection of up to 25 houses with all matters reserved

 

Speaking in favour of the application was Mrs Mills.

 

Speaking raising points of concern was Mr Hamment.

 

Speaking as parish councillor was Councillor Bryant.

 

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 for approval subject to receipt of Section 106 agreement securing required planning obligations and the following conditions:

 

 1  Approval of the details of the access to, appearance, layout and scale of any buildings to be erected and the landscaping of the site, (herein 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 the 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 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 saved policy H8 of the local plan.

 

 6  Details to be submitted pursuant to condition 1 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 saved policy H14 of the Local Plan.

 

 7  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 saved policy H8 of the Local Plan.

 

 8  Details pursuant to condition 1 shall include full details (in the form of scaled plans and/or written specifications) to illustrate the following:

i) parking provision in accordance with adopted standard;

ii) Turning areas;

iii) Secure, covered cycle parking facilities. 

 

The scheme shall be implemented as approved prior to the first occupation of the units hereby approved. 

 

GROUND:

In the interests of highway safety.

 

 9  No development shall take place until full details of the proposed highway works have been submitted to, and approved in writing by, the Local Planning Authority.  These details shall include:

 

-  details of the proposed footpath located to the site's frontage with The Length;

-  details of the proposed uncontrolled crossing points; and

-  details of the proposed upgrade to the existing bus stop to the south east of the site

together with a timescale for their provision. 

 

These works shall be implemented in accordance with the approved details and shall thereafter be permanently retained. 

 

GROUND:

In the interests of highway safety and traffic flow in accordance with saved local plan policy TR16.

 

10  The development hereby approved shall incorporate bound surface materials for the first 5 metres of any access from the edge of the highway. 

 

GROUND:

In the interests of highway safety.

 

11  The gradient of any access shall be no steeper than 1 in 10 for the first 1.5 metres from the highway boundary and no steeper than 1 in 8 thereafter. 

 

GROUND:

In the interests of highway safety.

 

 

12  Details pursuant to condition 1 (in the form of scaled plans and/or written specifications) shall include , but not necessarily be limited to, the following; proposed roads, footways, footpaths, verges, junctions, sewers, retaining walls, service routes, vehicle overhang margins, embankments, accesses, carriageway gradients, driveway gradients and street furniture. 

 

The development shall be laid out and constructed in accordance with the approved details prior to the first occupation of the dwellings hereby permitted. 

 

GROUND:

In the interests of highway safety.

 

13  Prior to the first occupation of any of the units hereby approved the following works between a dwelling and the adopted highway shall be completed:

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

ii) 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.

 

14  Prior to the first installation of any external lighting, a detailed outdoor lighting scheme shall be submitted to, and approved in writing by, the Local Planning Authority.  The scheme shall include details of the type of lights, the orientation/angle of the luminaries, the spacing and height of the lighting columns, the extent/levels of illumination over the site and on adjacent land and the measures to contain light within the curtilage of the site.  The development shall be implemented in accordance with the approved scheme and thereafter maintained as agreed. 

 

GROUND:

In the interests of minimising light pollution and to safeguard the amenities of the locality in accordance with the National Planning Policy Framework and saved policy D1 of the Local Plan.

 

15  No development shall commence until a site characterisation and remediation scheme has been submitted to and approved in writing by the Local Planning Authority and the remediation scheme has been implemented in accordance with the approved details. The site characterisation, remediation scheme and implementation of the approved remediation scheme shall be carried out in accordance with the following criteria:

 

(a)  Site Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, shall be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and 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, and shall include:

  o  A survey of the extent, scale and nature of contamination

  o  An assessment of the potential risks to:

  o  Human health

  o    Property

  o    Adjoining land

  o    Groundwaters and surface waters

  o    Ecological system

  o  An appraisal of remedial options and a recommendation of the preferred options

 

The site characterisation report shall be conducted in accordance with British Standards and current DEFRA and Environment Agency best practice.

 

(b)  Submission of remediation scheme

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 must be prepared, and shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme shall ensure that the site cannot be considered as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

(c)  Implementation of Approved Remediation Scheme

The approved remediation scheme shall be carried out in accordance with its terms prior to the commencement of the development other than that required to carry out remediation. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works.

 

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be submitted to and approved in writing by the Local Planning Authority

 

GROUND:

To ensure that the proposed site investigation, remediation and 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.

 

16  In the event that contamination is found that was not previously identified at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall be undertaken at that time in accordance with a site characterisation report that shall be submitted to and approved in writing by the Local Planning Authority and where remediation is necessary a remediation scheme shall be submitted to and approved in writing by the Local Planning Authority, including remediation measures to render harmless the identified contamination given the end use of the site and the surrounding environment, including controlled waters. The remediation measures shall be implemented as approved and completed prior to the recommencement of works. Prior to the occupation of the approved development and following completion of measures identified in the approved remediation scheme a verification report shall be submitted to and approved in writing by the Local Planning Authority.

 

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.

 

17  No development shall take place until a detailed sustainable surface water drainage scheme for the site based on the Flood Risk Assessment By Herrington Consulting Limited (dated December 2016) and sustainable drainage principles, to include, but not necessarily be limited to, the method of surface water disposal and a timetable for the implementation and a maintenance and management plan for the lifetime of the development, has been submitted to, and approved in writing by, the Local Planning Authority.  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 through infiltration features located with the curtilage of the site alone. 

 

Where infiltration is to be used to manage the surface water from the development, it will only be allowed within those parts of the site where it has been demonstrated to the Local Planning Authority that there is no resultant unacceptable risk to controlled waters. 

 

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. 

 

The management and maintenance plan 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.

 

The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. 

 

GROUND:

To ensure that the principle of sustainable drainage are incorporated into this process, to ensure ongoing efficiency of the drainage provisions and to protect vulnerable groundwater resources and human health from pollution in accordance with the National Planning Policy Framework.

 

18  No development shall take place until a scheme for foul sewerage disposal from the development has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall include details of any additional infrastructure required to mitigate the additional flows created by this development. The development shall be constructed and thereafter maintained in accordance with the approved details.

 

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

 

19  No infiltration of surface water drainage into the ground is permitted other than with the written consent of the Local Planning Authority.  The development shall be carried out in accordance with the approved details. 

 

GROUND:

To ensure that the development does not contribute to, or is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution caused by mobilised contaminants in line with paragraph 109 of the National Planning Policy Framework.

 

20  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 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 agreed 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.

 

21  All ecological mitigation measures and/or works shall be carried out in accordance with the details contained in the Ecological Appraisal Report (April 2017) as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to occupation of any part of the development. 

 

GROUND:

To ensure that the measures considered necessary as part of the ecological impact assessment are carried out as specified.

 

22  Prior to the completion of the development hereby approved details of how the development will enhance biodiversity shall be submitted to, and approved in writing by, the Local Planning Authority.  These shall include the installation of bat and bird nesting boxes along with the installation of generous native planting where possible.  The approved details shall be provided prior to the first occupation of the development hereby permitted and thereafter permanently retained. 

 

GROUND:

To enhance biodiversity

 

23  No development shall take place until a 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 and shall provide details of:

i) the parking of vehicles for site operatives and visitors;

ii) construction vehicle loading/unloading, tuning facilities and access routes/arrangements;

iii) loading and unloading of plant and materials;

iv) storage of plant and materials used in constructing the development;

v) wheel washing facilities and their use;

vi) measures to control the emission of dust and dirt during construction including a scheme for recycling/disposing of waste resulting from construction works

vii) a construction environmental management plan, including details of operation construction time, enclosures for noise emitting equipment, dust and waste management policy and construction site noise management including siting of stationary noisy or vibrating plant equipment. 

 

GROUND:

To ensure pollution prevention measures are in place for all potentially polluting activities during construction in accordance with the National Planning Policy Framework paragraph 109 and in the interest of highway safety.

 

24  Details to be submitted pursuant to condition 1 shall be in accordance with parameters shown on drawing number 365_199_004. 

 

GROUND:

To ensure the development does not have an adverse effect on the adjacent heritage assets.’”

 

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