Agenda item

PROPOSAL: Outline application for the erection of a 3-storey 61no. unit extra-care facility (C2 use class), 14No. single storey bungalows, 33No. 2-storey dwellings, and 8No. maisonettes, including access and scale, following removal of existing structures.

 

Speaking in favour of the application was Mr Morton.

 

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 to officers for approval subject to the satisfactory completion of Section 106 agreement within six months of the date of this resolution securing the required planning obligations as set out in the Heads of Terms, and the following safeguarding conditions::

 

1  Approval of the details of the layout and appearance of any buildings to be erected, 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  Details to be submitted in pursuant of Condition 1 above shall demonstrate that requirements for surface water drainage for all rainfall durations and intensities up to and including the climate change adjusted critical 100 year storm can be accommodated within the

proposed development layout.

 

GROUND:

To ensure the development is served by satisfactory arrangements for the disposal of surface water and that they are incorporated into the proposed layouts, in accordance with the NPPF.

 

 6  Development shall not begin in any phase 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 be based upon the Drainage Strategy by Idom (April 2019) and 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 without increase to flood risk on or off-site.

 

The drainage scheme shall also demonstrate (with reference to published guidance):

 

o that silt and pollutants resulting from the site use can be adequately managed to ensure there is no pollution risk to receiving waters.

 

o appropriate operational, maintenance and access requirements for each drainage feature or SuDS component are adequately considered, including any proposed arrangements for future adoption by any public body or statutory undertaker.

 

The drainage scheme 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 and to ensure that the development does not exacerbate the risk of on/off site flooding. These details and accompanying calculations are required prior to the commencement of the development as they form an intrinsic part of the proposal, the approval of which cannot be disaggregated from the carrying out of the rest of the development.

 

 7  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 and prepared by a suitably competent person, has been submitted to and approved by the Local Planning Authority. The Report shall demonstrate the suitable modelled operation of the drainage system where the system constructed is different to that approved. The Report shall contain information and evidence (including photographs) of details and locations of inlets, outlets and control structures; landscape plans; full as built drawings; information pertinent to the installation of those items identified on the critical drainage assets drawing; and, the submission of an operation and maintenance manual for the sustainable drainage scheme as constructed.

 

GROUND:

To ensure that flood risks from development to the future users of the land and neighbouring land are minimised, together with those risks to controlled waters, property and ecological systems, and to ensure that the development as constructed is compliant, in accordance with the NPPF.

 

 8  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 NPPF.

 

 9  No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be 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. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

GROUND:

To prevent pollution of controlled waters and comply with the National Planning Policy Framework (NPPF).

 

10  No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy 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 any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

 

GROUND:

To prevent pollution of controlled waters and comply with the National Planning Policy Framework (NPPF).

 

11  If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

 

GROUND:

To prevent pollution of controlled waters and comply with the NPPF.

 

12  No development shall take place until a Source Protection Strategy detailing how the developer intends to ensure the water abstraction source is not detrimentally affected by the proposed development, both during and after its construction, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved strategy.

 

GROUND:

The site lies in a source protection zone for a public water supply borehole, and therefore any construction activity could impact upon the source catchment area.

 

13  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 170 of the National Planning Policy Framework.

 

14  Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated by a piling risk assessment that there is no resultant unacceptable risk to groundwater. 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.

 

15  No development shall take place until details of the means of foul disposal 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 NPPF.

 

16  Details to be submitted in pursuant of Condition 1 above shall include mitigation measures to minimise noise from the airport and nearby road, in accordance with the recommendations set out in the Environmental Noise Survey Report, dated 5th February 2013.

 

GROUND:

To protect the future occupants of the development, in accordance with Policies EP7 and D1 of the Thanet Local Plan.

 

17  Details to be submitted in pursuant of Condition 1 above shall include the provision of 924sqm of play area provision, of which 36% shall be equipped play and 64% shall be casual/informal playspace. 

 

GROUND:

To serve the development in accordance with Policy SR5 of the Thanet Local Plan.

 

18  Details to be submitted pursuant to Condition 1 above shall include the location and design of the equipped play area, and a timetable for the schedule of works. The equipped play area shall be provided in accordance with the approved details.

 

GROUND:

To serve the development in accordance with Policy SR5 of the Thanet Local Plan.

 

19  Details to be submitted in pursuant of Condition 1 above shall include the proposed levels and section plans through the site.

 

GROUND:

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

 

20  Prior to the first occupation of the development hereby permitted, the highway improvement works, including the new pavement, pedestrian crossing, and bus stop, as shown on the approved plan numbered JNY9792-06 Rev B, have been completed in accordance with the specifications set out in the Kent Design Guide.

 

GROUND:

In the interests of highway safety and to improve the sustainability of the site.

 

21  The details to be submitted in pursuant of Condition 1 above shall include a swept path anaysis for pantechnicons and emergency vehicles within the site.

 

GROUND:

In the interests of highway safety.

 

22  Prior to the first occupation of the development hereby permitted, the 43m x 2.4m x 43m visibility splays as shown on the approved plan numbered JNY9792-06 Rev B for the new access, shall be provided and thereafter maintained, with no obstructions over 1m above carriageway level.

 

GROUND:

In the interest of highway safety.

 

23  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.

 

24  The vehicular access hereby permitted, as shown on plan numbered JNY9792-06, shall be provided prior to the first occupation of the development.

 

GROUND:

In the interest of highway safety.

 

25  Details to be submitted pursuant to Condition 1 above shall show the gradient of the access no steeper than 1 in 10 for the first 1.5m from the highway boundary and no steeper than 1 in 8 thereafter.

 

GROUND:

In the interest of highway safety.

 

26  Prior to the first occupation of the development hereby permitted, the visibility splays at the pedestrian crossing points, as shown on the approved plan numbered JNY9792-06 Rev B, shall be provided and thereafter maintained, with no obstructions over 0.6m above footway level.

 

GROUND:

In the interest of highway safety.

 

27  Details to be submitted in pursuant of Condition 1 above shall include the location, size and phasing of the affordable housing units.

 

GROUND:

To ensure that the required level and type of affordable housing is provided in accordance with Policy H14 of the Thanet Local Plan.

 

28  The details to be submitted pursuant to Condition 1 above shall include the use of dark weatherboarding and pantiles on the Extra Care facility.

 

GROUND:

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

 

29  Details to be submitted pursuant to Condition 1 above shall show development not exceeding the building heights shown in the section plans numbered 180 and 181, received 8th January 2020.

 

GROUND:

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

 

30  The details to be submitted in pursuant of Condition 1 above shall show at least 10% of the development to be built in compliance with

building regulation part M4(2); and at least 5% of the affordable units built in compliance with building regulations part M4 (3).

 

GROUND:

To meet a range of community needs, in accordance with the NPPF and Policy QD05 of the Draft Local Plan.

 

31  The Extra Care units hereby permitted shall only be occupied by persons of 60 years of age or over, together with a spouse or partner.

 

GROUND:

In the interests of proper planning of the area and in compliance with Thanet Local Plan Policy TR16.

 

32  The details to be submitted in pursuant of condition 1 above for landscaping shall 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, including the use of a bound surface material for the first 5m of the access from the edge of the highway.

- walls, fences, other means of enclosure proposed.

- a biodiversity enhancement plan, to include the location of replacement hedgerow and integrated bat roosts.

- a tree and hedgerow screen along the western boundary of the site.

 

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.

 

33  Prior to the installation of any external lighting a "lighting design strategy for biodiversity" for the site boundaries has been submitted to and approved in writing by the local planning authority. The lighting strategy shall

 

a)  Identify those areas/features on site that are particularly sensitive for badgers and 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.

c)  Details of the types of lighting to be used including their fittings, illumination levels and spread of light

 

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.

 

 

GROUND;

In order to limit the impact upon protected species that may be present, in accordance with the National Planning Policy Framework.

 

34  Prior to any works commencing on site (including site clearance and demolition) a detailed ecological mitigation strategy shall be submitted to, and approved in writing by, the Local Planning Authority. The strategy shall be based upon the conclusions of the Protected Species Survey Report (Corylus Ecology; October 2019). Development shall be carried out in accordance with the approved details.

 

GROUND:

To protect biodiversity, in accordance with the NPPF.

 

35  Prior to the first occupation of the development hereby approved, the redundant vehicle crossing to Canterbury Road West shall be removed and the footway reinstated in accordance with the specifications set out in the Kent Design Guide.

 

GROUND;

In the interests of highway safety.

 

36  Prior to the first submission of the reserved matters application for the development hereby permitted, an emissions mitigation assessment in accordance with Thanet District Council's Air Quality Technical Planning Guidance shall be submitted and approved in writing by the Local Planning Authority. The emissions mitigation assessment shall include a damage cost assessment that uses the DEFRA emissions factor toolkit and should include details of mitigation to be included in the development which will reduce the emissions from the development during construction and when in operation.  All works, which form part of the approved scheme, shall be completed before any part of the development is occupied and shall thereafter be maintained in accordance with the approved details.

 

GROUND:

To protect air quality, in accordance with the National Planning Policy Framework

 

37  Details to be submitted in pursuant of condition 1 above shall include an air quality emissions statement that provides details of how the air quality damage costs, as calculated within the emission mitigation assessment , are to be used to achieve air quality improvements through the development. The development shall be carried out in accordance with the approved details.

 

GROUND;

To protect air quality, in accordance with the National Planning Policy Framework

 

37  Prior to the first submission of the reserved matters application for the development hereby permitted, an air quality emissions statement that provides details of how the air quality damage costs, as calculated within the emission mitigation assessment reference  dated , are to be used to achieve air quality improvements through the development, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

GROUND;

To protect air quality, in accordance with the National Planning Policy Framework

 

38  The details to be submitted in pursuant of condition 1 above shall include the provision of electric vehicle charging points at a ratio of 1 Electric Vehicle charging point per dwelling with dedicated parking, and 1 Electric Vehicle charging point per 10 spaces where unallocated parking.

 

GROUND:

In the interests of air quality, in accordance with the NPPF.

 

39  Details pursuant to condition 1 shall include an explanation of how the proposed layout would accord with Secured by Design principles, in accordance with advice received from Kent Police.

 

GROUND:

To promote public safety and security in accordance with Policy D1 of the Thanet Local Plan D1 and paragraph 95 of the National Planning Policy Framework.

 

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