Agenda item

PROPOSAL: Erection of 20No. houses with associated access, parking and landscaping

 

Speaking in favour of the application was Mr Hume.

 

Speaking raising points of concern was Mrs Johnson.

 

Speaking raising points of concern was Miss Ransom.

 

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 the receipt of a satisfactory Section 106 agreement to secure the required planning obligations.

 

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 development hereby approved shall be carried out in accordance with the revised site plan numbered 003 Rev A, received 06 February 2018, and the plans numbered 005, 006, 008, 009, 010, 011, and 012, received 02 June 2017.

 

GROUND:

To secure the proper development of the area.

 

 3  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.

 

 4  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.

 

 5  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.

 

 6  Prior to the commencement of development hereby permitted, a drainage strategy detailing the proposed means of foul disposal and an implementation timetable shall be submitted to, and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

GROUND:

To prevent pollution, in accordance with the advice contained within the National Planning Policy Framework.

 

 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 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.

 

 9  Prior to the commencement of development hereby approved, including vegetation clearance, an ecological landscape plan that demonstrates the location of the reptiles log piles (as detailed within the reptile precautionary strategy) adjacent to the boundary hedgerow, and the location of bat and bird boxes, shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved ecological landscape plan, and the full reptile precautionary strategy (as detailed in paragraph 8 of the Reptile Survey Report), and shall thereafter be retained.

 

GROUND:

To safeguard protected species, in accordance with the NPPF.

 

10  Prior to the commencement of 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

-  the treatment proposed for all hard surfaced areas beyond the limits of the highway

-  walls, fences, other means of enclosure proposed

-  the provision of hedgerow planting along the northern, western and eastern boundaries of the site, and part of the southern boundary,

-  the provision of tree planting along the northern boundary of the site,

-  ecological enhancements to the site.

 

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

 

11  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 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

 

12  Prior to the first occupation of any dwelling hereby approved, the proposed site access and footways, as shown on the approved plan numbered 003 Rev A, shall be completed and operational.

 

GROUND:

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

 

13  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.

 

14  Prior to the first occupation of the development hereby permitted, visibility splays of 2.4m x 43m x 2.4m shall be provided to the accesses onto Monkton Street, as shown on the approved plan numbered 003 Rev A, with no obstructions over 1 metre above carriageway level within the splays, which shall thereafter be maintained.

 

GROUND:

In the interests of highway safety.

 

15  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;

(e) Timing of deliveries.

 

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

 

GROUND:

In the interests of highway safety.

 

16  Prior to the first occupation of the development, the area shown on the approved plan numbered for the parking, manoeuvring and loading/unloading of vehicles shall be operational prior to any part of the development hereby approved being brought into use.  The area approved shall thereafter be maintained for that purpose. 

 

GROUND:

Development without adequate provision for the parking or turning of cars is likely to lead to parking inconvenient to other road users and detrimental to amenity and in pursuance of policy D1 of the Thanet Local Plan.

 

17  Prior to the commencement of development hereby permitted, details of the measures to prevent the discharge of surface water onto the highway shall be submitted to and approved in writing by the Local Planning Authority. 

 

GROUND:

In the interests of highway safety.

 

18  Prior to the commencement of the development hereby approved 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 

 

19  The windows and doors to be inserted within the development hereby permitted shall be constructed of timber, as agreed by the agent in correspondence received 6th February 2018.

 

GROUND:

In the interests of visual amenity, and to protect the setting of the adjacent Grade II Listed building, in accordance with Policy D1 of the Thanet Local Plan and the NPPF.

 

20  Prior to the commencement of development hereby permitted, a detailed sustainable surface water drainage scheme for the site shall be 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 without increase to flood risk on or off-site and discharged at an rate and location as agreed (approved in writing by) the local planning authority. The drainage scheme shall also demonstrate that silt and pollutants resulting from the site use and construction can be adequately managed, and that pollutants are not mobilised, to ensure that contamination is not impacted and there is no pollution risk to receiving waters.

 

GROUND:

To ensure the development is served by satisfactory arrangements for the disposal of surface water and to ensure that the development does not exacerbate the risk of on/off site flooding, in accordance with the NPPF.

 

21  Prior to the first occupation of the development hereby permitted, an operation and maintenance manual for the proposed sustainable drainage scheme shall be submitted to (and approved in writing) by the local planning authority. The manual at a minimum shall include the following details:

 

o A description of the drainage system and it's key components

o An as-built general arrangement plan with the location of drainage measures and critical features clearly marked

o An approximate timetable for the implementation of the drainage system

o Details of the future maintenance requirements of each drainage or SuDS component, and the frequency of such inspections and maintenance activities

o Details of who will undertake inspections and maintenance activities, including 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 drainage scheme as approved shall subsequently be maintained in accordance with these details.

 

GROUND:

To ensure that any measures to mitigate flood risk and protect water quality on/off the site are fully implemented and maintained (both during and after construction), as per the requirements of paragraph 103 of the NPPF and its associated Non-Statutory Technical Standards.

 

22  Prior to the first occupation of the development hereby permitted, a Verification Report pertaining to the surface water drainage system, carried out by a suitably qualified professional, shall be submitted to and approved in writing by the Local Planning Authority. The report shall demonstrate 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 ensure that flood risks from development to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development as constructed is compliant with the National Planning Policy Framework.

 

23  Prior to the commencement of development hereby permitted, details that demonstrate that off-site surface water drainage works are appropriately

secured and protected shall be submitted to and approved in writing by the Local Planning Authority. The drainage shall be implemented in accordance with the approved details.

 

GROUND:

To ensure the development is served by satisfactory arrangements for the disposal of surface water.

 

24  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.’”

 

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