Agenda item

D04 - F/TH/19/0289 - Land West Of Hazeldene Ramsgate Road, Sarre

Minutes:

PROPOSAL: Erection of 5No. two storey 4 bed detached dwellings including access and parking.

 

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

 

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

 

‘To DEFER & DELEGATE for approval to officers subject 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 proposed development shall be carried out in accordance with the submitted application as amended by the revised drawings numbered 4502-AX01 Rev C (received 22.05.19), 4502-AX02 Rev C (received 22.05.19), 4502-PD-01 Rev A (received 08/05/19), 4502-PD-02 Rev A (received 08/05/19), 4502-PD-03 Rev A (received 08/05/19), 4502-PD-04 Rev A (received 08/05/19), 4502-PD-05 Rev A (received 08/05/19), 4502-PD-06 Rev A (received 08/05/19), 4502-PD-07 Rev A (received 08/05/19) and 19-075_SKC01 Rev A. 

 

GROUND;

To secure the proper development of the area.

 

 3  Prior to the construction of the external surfaces of the development hereby approved samples of the materials to be used 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;

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

 

 4  The area shown on the approved plan numbered 4502-AX01 Rev C 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.

 

 5  Prior to the first occupation of the development, the secure cycle parking facilities, as shown on approved drawing no. 4502-AX01 Rev C shall be provided and thereafter maintained.

 

GROUND;

In the interests of promoting increased cycling in accordance with policy TR12 of the Thanet Local Plan

 

 6  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.

 

 7  Prior to the first use of the site hereby permitted the vehicular access approved and associated vehicle crossing point onto the highway, as shown on the shown on the approved plan should be complete.

 

GROUND;

In the interests of highway safety.

 

 8  Prior to the first occupation hereby approved visibility splays as shown on the approved plan with no obstructions over 0.6m above carriageway level within the splays, which shall thereafter be maintained. 

 

GROUND;

In the interest of highway safety.

 

 9  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

 

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.

 

10  Prior to the occupation of any dwelling hereby approved, an ecological management plan shall be submitted to and approved by the Local Planning Authority. It must detail how the application site will be managed and include the following:

  • Details of the habitats to be managed
  • Details of the aims/objectives of the management
  • Rolling 5 year management plan
  • Details of enhancements to be incorporated in to the site.
  • Details of who will be implementing the management.
  • Details of on-going monitoring

The plan must be implemented as approved.

 

GROUND:

In the interests of biodiversity in accordance with paragraph 175 of the National Planning Policy Framework.

 

11  Prior to commencement of development (including vegetation clearance) a reptile mitigation strategy must be submitted to and approved in writing by the Local Planning Authority. It must include the following:

  • Updated walk over survey
  • Map showing of the areas of suitable reptile habitat
  • Overview of the mitigation proposed
  • Methodology to implement mitigation.
  • Details of how retained areas will be protected during construction.

The mitigation strategy must be implemented as approved.

 

GROUND:

In the interests of biodiversity in accordance with paragraph 175 of the National Planning Policy Framework.

 

12  Prior to any works commencing on the trees, a precautionary bat mitigation strategy must be submitted for written approval to the Local Planning Authority. The strategy must be implemented as approved.

 

GROUND:

In the interests of biodiversity in accordance with paragraph 175 of the National Planning Policy Framework.

 

13  Prior to the occupation of the development hereby approved, a "bat sensitive lighting plan" for the site boundaries shall be submitted to and approved in writing by the local planning authority. The lighting plan 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;

b) Show how and where external lighting will be installed so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory.

 

All external lighting shall be installed in accordance with the specifications and locations set out in the plan and these shall be maintained thereafter in accordance with the approved plan

 

GROUND:

In the interests of biodiversity in accordance with paragraph 175 of the National Planning Policy Framework.

 

14  Prior to the occupation of any dwelling hereby approved, an ecological enhancement plan, must be submitted for approval in writing by the Local Planning Authority, detailing what ecological enhancements will be incorporated in to the whole site. The plans must be incorporated in to the site as detailed in the approved plan.

 

GROUND:

In the interests of biodiversity in accordance with paragraph 175 of the National Planning Policy Framework.

 

15  No development shall take place 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, by the local planning authority:

 

1. A preliminary risk assessment which has identified:

(i)                 all previous uses

(ii)                potential contaminants associated with those uses

(iii)               a conceptual model of the site indicating sources, pathways and receptors

(iv)               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

 

GROUND:

To ensure that the development does not contribute to, or is not put at unacceptable risk form, or adversely affected by, unacceptable levels of water pollution in line with paragraph 170 of the National Planning Policy Framework.

 

16  If, during development, significant contamination is suspected or found to be present at the site, then 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.

 

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 NPPF.

 

17  Prior to the first occupation of the 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.

 

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.

 

18  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 first 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.

 

GROUND;

In the interests of the visual amenities of the area in accordance with Policies D1 and D2 of the Thanet Local Plan

 

19  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.

 

20  Prior to the commencement of the development hereby approved, the applicant, or their agents or successors in title, shall secure the implementation of a watching brief to be undertaken by an archaeologist approved by the Local Planning Authority so that the excavation is observed and items of interest and finds are recorded. The watching brief shall be in accordance with a written programme and specification, 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.

 

21  The first floor bathroom window in the rear elevation of plot 2 hereby approved shall be provided and maintained with obscured glass to a minimum level of obscurity to conform to Pilkington Glass level 4 or equivalent and shall be installed prior to first occupation of the development hereby permitted and permanently retained thereafter.

 

GROUND:

To safeguard the privacy and amenities currently enjoyed by the occupiers of adjoining residential properties in accordance with policy D1 of the Thanet Local Plan.’”

 

Supporting documents: