Agenda item

Proposal: Change of use of barn to 1No. 3-bed house with excavation works to create basement level extension with terrace above together with erection of detached car port

 

It was proposed by Councillor K Coleman-Cooke, seconded by Councillor Ashbee and RESOLVED:

 

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

 

‘That the application be APPROVED subject to the following 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 development hereby approved shall be carried out in accordance with the submitted drawings numbered 17.1151.MB.PL0 Rev A, 17.1151.MB.PL06,  17.1151.MB.PL10, 17.1151.MB.PL09, 17.1151.MB.PL12 received 02 January 2018 and the amended drawings numbered 17.1151.MB.PL08 Rev C received 20 March 2018 and 17.1151.MB.PL07 Rev A received 06 April 2018.

 

GROUND:

To secure the proper development of the area.

 

 3  The proposed excavation works to facilitate the basement extension hereby approved, shall be carried out in accordance with the submitted drawings and specification of the plan numbered 9899.01 Rev PL1 received 08 March 2018, with the building remaining in situ. At no time shall the building be removed, or the demolition works exceed that which is stated within the Method Statement.

 

GROUND:

To ensure the conversion of the existing building, in accordance with paragraph 55 of the NPPF.

 

 4  Prior to the commencement of the excavation works to facilitate the basement extension hereby permitted, an updated structural roof and side elevation impact assessment to be carried out by an appropriately qualified person, to demonstrate that the roof structure to the rear and side walls are able to be retained during the excavation works outlined on the submitted plan numbered 9899.01 Rev PL1 received 08 March 2018 shall be submitted to, and approved in writing by, the Local Planning Authority.

 

GROUND:

To safeguard the special character and appearance of the Non-Designated Heritage Asset, in accordance with advice contained within the NPPF and ensure the conversion of the building accords with paragraph 55 of the NPPF

 

 5  The original timber weatherboarding to the front elevation and the original plain clay roof tiles shall be reinstated to the front elevation and roof once the excavation works are completed, except in instances where the material is damaged beyond repair, in which case timber weatherboarding and/or plain clay roof tiles to match the colour, texture and finish of the existing materials shall be installed.

 

GROUND:

To secure a satisfactory external treatment and to safeguard the special character and appearance of the property as a non-designated heritage asset in accordance with advice contained within the NPPF.

 

 6  Prior to the installation of any external windows and doors to the development hereby approved, joinery details at a scale of 1:5 of all new external windows and doors shall be submitted to and approved in writing by the Local Planning Authority. Such details as are approved shall be carried out concurrently with the development and fully implemented prior to the first occupation of any part of the approved development.

 

GROUND:

To secure a satisfactory external treatment and to safeguard the special character and appearance of the property as a non-designated heritage asset in accordance with advice contained within the NPPF.

 

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

 

o  species, size and location of new trees, shrubs, hedges and grassed areas to be planted

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

o  walls, fences, other means of enclosure proposed

 

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

 

 8  Prior to the construction of the basement extension of the development hereby approved, a sample of the proposed brickwork to the front elevation of the basement extension 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:

To secure a satisfactory external treatment and to safeguard the special character and appearance of the property as a non-designated heritage asset in accordance with advice contained within the NPPF.

 

 9  The timber weatherboarding and plain clay roof tiles to be used in the construction of the detached open sided car port hereby approved shall be of the same colour, texture and finish as the timber weatherboarding and plain clay roof tiles to the existing building.

 

GROUND:

To secure a satisfactory external treatment and to safeguard the special character and appearance of setting of the property as a non-designated heritage asset in accordance with advice contained within the NPPF.

 

10  The development hereby permitted shall not be commenced until the following components of a scheme to deal with the risks associated with contamination of the site shall have been 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) Intrusive Investigation

 

a)  An intrusive investigation and updated 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 prior to commencement of the development.  It shall include an assessment of the nature and extent of any contamination on the site, whether or not it originates on the site. The report of the findings shall include:

 

(i)  A survey of the extent, scale and nature of contamination;

 

(ii)  An assessment of the potential risks to:

 

  Human health;

 

  Property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

 

   Adjoining land,

 

  Ground waters and surface waters,

 

  Ecological systems,

 

(iii)  An appraisal of remedial options and identification of the preferred option(s).

 

All work pursuant to this Condition shall be conducted in accordance with the DEFRA and Environment Agency document Model Procedures for the Management of Land Contamination (Contamination Report 11).

 

b)  If investigation and risk assessment shows that remediation is necessary, 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 shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development. The scheme shall include details of all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works, site management procedures and a verification plan. The scheme shall ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.  The approved remediation scheme shall be carried out in accordance with the approved terms including the timetable, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works.

 

c)  Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation scheme 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 details of longer term monitoring of pollutant linkages and maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to 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 NPPF.

 

 

11  The 2No. car parking spaces and the cycle storage within the car port hereby approved as specified on the approved drawings numbered 17.1151.MB.PL07 Rev A received 06 April 2018 and 17.1151.MB.PL10 received 02 January 2018 shall be provided prior to the first occupation of the dwelling hereby approved and shall be kept available for that use at all times.

 

GROUND:

To secure a satisfactory standard of highway amenity in accordance with Policies TR12 and TR16 of the Thanet Local Plan.

 

12  The development hereby approved shall incorporate a bound surface material for the first 5 metres of the access from the edge of the highway.

 

GROUND:

In the interests of highway safety.

 

13  The gate to the vehicular access of the development hereby approved shall open away from the highway, as specified on the approved drawing numbered 17.1151.MB.PL07 Rev A received 06 April 2018.

 

GROUND:

In the interest of highway safety.