Agenda item

PROPOSAL: Outline application for the erection of 14no. dwellings, and the change of use, conversion and extension of existing buildings to 3no. dwellings, with consideration of access, layout and scale

 

It was proposed by the Vice Chairman, seconded by Councillor D Saunders and RESOLVED:

 

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

 

‘To DEFER & DELEGATE for approval to officers subject the following conditions:

 

1  Approval of the details of the layout, scale and appearance of any buildings to be erected, the means of access to the site 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 proposed development shall be carried out in accordance with the submitted application as amended by the revised drawings numbered 115 Rev A and 100 Rev E, received 06 February 2019.

 

GROUND:

To secure the proper development of the area.

 

 6  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;

 (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.

 

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

 

GROUND:

To ensure that historic building features are properly examined and recorded.

 

 8  The precautionary reptile mitigation detailed within paragraph 5 of the Reptile Presence/Likely Absence Survey Report/Habitat Management Plan (July 2018) must be implemented during the vegetation clearance.

 

GROUND:

To avoid harm to protected species, in accordance with the NPPF.

 

 9  Prior to the commencement of works on site, a bat mitigation strategy shall be submitted to, and approved in writing by, the Local Planning Authority. The bat mitigation strategy shall include the following:

 

- updated bat scoping survey,

- recommended bat emergence surveys,

- overview of any mitigation required,

- detailed methodology to implement the mitigation,

- maps showing the location of the replacement bat roosts (where required),

- timings of the proposed works,

- details of on-going monitoring.

 

The development shall be carried out in accordance with the approved bat mitigation strategy.

 

GROUND:

To avoid harm to protected species, in accordance with the NPPF.

 

10  The landscaping plan to be submitted in pursuant of condition 1 above shall include an ecological enhancement plan, detailing the ecological enhancements to be incorporated in to the site.

 

GROUND:

To support biodiversity, in accordance with the NPPF.

 

11  If, during development, significant contamination is suspected or found to be present at the site, then works shall cease, and this contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority. The approved works shall be implemented within a timetable agreed by the Local Planning Authority and shall be of such a nature as to render harmless the identified contamination given the proposed end use of the site and surrounding environment, including controlled waters.  Prior to first occupation/use and following completion of approved measures, a verification report shall be submitted to the Local Planning Authority for approval.

 

GROUND:

To ensure that the proposed development will not cause harm to human health or pollution of the environment, in accordance with DEFRA and Environment Agency document Model Procedures for the Management of Land Contamination (Contamination Report 11) and National Planning Policy Framework.

 

12  No development shall take place until details of the means of foul drainage 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.

 

13  Prior to the commencement of development hereby permitted, details of the measures that will be undertaken to divert the public sewers, shall be submitted to and approved in writing by the Local Planning Authority.

 

GROUND:

To protect the public water supply, in accordance with the NPPF.

 

14  No Development shall take place 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 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 within the curtilage of the site without increase to flood risk on or off-site. The drainage scheme shall also demonstrate that silt and pollutants resulting from the site use and construction can be adequately managed to ensure 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

 

15  No building hereby permitted in any phase shall be occupied until an operation and maintenance manual for the proposed sustainable drainage scheme is 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 A 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.

 

16  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 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.

 

17  Where infiltration is to be used to manage the surface water from the development hereby permitted, it will only be allowed within those parts of the site where information is submitted to demonstrate to the Local Planning Authority's satisfaction that there is no resultant unacceptable risk to controlled waters and/or ground stability. The development shall only then be carried out in accordance with the approved details

 

GROUND:

To protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

 

18  Prior to the commencement of any development on site details to include the following shall be submitted to and approved by the Local Planning Authority and should be carried out in accordance with the approved details.

 

(a) Routing of construction and delivery vehicles to / from site

(b) Parking and turning areas for construction and delivery vehicles and site personnel

(c) Timing of deliveries

(d) Provision of wheel washing facilities

(e) Temporary traffic management / signage

(f) Measures to control noise affecting nearby residents

(g) Dust control measures

 

GROUND:

In the interests of highway safety and neighbouring amenity, in accordance with Policy D1 of the Thanet Local Plan and the National Planning Policy Framework.

 

19  Prior to the commencement of work on site  the provision of construction vehicle loading/unloading, turning facilities and parking facilities for site personnel and visitors should be submitted to and approved in writing by the local planning authority. This should be provided for the duration of construction

 

GROUND:

In the interests of highway safety.

 

20  The area shown on the approved plan numbered 100 Rev E for vehicle parking and manoeuvring areas, shall be kept available for such use at all times and such land and access thereto shall be provided prior to the first occupation of the dwelling hereby permitted.

 

GROUND:

Development without adequate provision for the parking or turning of vehicles 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.

 

21  Prior to the first occupation of the development hereby permitted, the vehicular access and associated footway on the site frontage, as shown on the approved plan numbered 100 Rev E, shall be completed.

 

GROUND:

In the interests of highway safety.

 

22  Prior to the first occupation of the development hereby approved visibility splays of 2.4m x 43m x 2.4m shall be provided to the access on to Haine Road as shown on the approved plan no 100 Rev E with no obstructions over 0.6m above carriageway level within the splays, which shall thereafter be maintained.

 

GROUND:

In the interest of highway safety.

 

23  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.

 

24  Prior to the first occupation of the development hereby permitted, the boundary treatment along the western boundary of the site, adjacent to Haine Road, shall be provided and thereafter maintained.

 

GROUND:

To deter on-street parking in Haine Road, in the interests of highway safety.

 

25  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:

To protect existing trees and to adequately integrate the development into the environment, in accordance with Thanet Local Plan Policies D1 and D2.

 

26  No further alterations to the buildings, whether approved by  of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order), shall be carried out without the prior permission in writing of the Local Planning Authority.

 

GROUND:

To ensure a satisfactory external treatment and in the interests of the visual amenities of the locality in accordance with Policy D1 of the Thanet Local Plan.

 

27  Details to be submitted in pursuant of condition 1 above shall include the location of the 10% of dwellings that are to be built as accessible and adaptable accommodation, in compliance with building regulation part M4(2).

 

GROUND:

To provide accessible and adaptable residential accommodation, in accordance with Policy QD05 of the Draft Local Plan.

 

28  The details to be submitted in pursuance of condition 1 above shall include the location of electric vehicle charging points in the form of one electric charging space per dwelling.

 

GROUND:

In the interests of air quality, in accordance with Thanet Local Plan Policy EP5 and the NPPF.

 

29  Details to be submitted in pursuance of condition 1 above shall include a method statement for the conversion of units B.01, B0.2 and H.06. The method statement shall include details of how the adjacent listed barn is to be protected during the conversion works.

 

GROUND:

To preserve heritage assets, in accordance with the NPPF.’”