Agenda item

A02 F/TH/22/0953 - Land South of Millennium Way, Broadstairs, Kent

Minutes:

PROPOSAL: Erection of a two storey 66-bed care home (Use Class C2) with associated services, car parking and landscaping with access onto Northwood Road following demolition of existing building

 

Mr Thorpe spoke in favour of the application.

 

Mr Heeney spoke against the application.

 

It was proposed by the Chair and seconded by the Vice Chair:

 

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

 

That the application be approved subject to the following safeguarding conditions:

 

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).

 

The development hereby approved shall be carried out in accordance with the submitted drawing numbered CT10 2NH-A-03A, received 29 November 2022; drawings numbered CT10 2NH-A-05.1, CT10 2NH-A-05, CT10 2NH-A-04-A, SDL- 033.2,SDL-090.3C, and CYSH-PREM-2250 X 3000 X 2100, received 11 July 2022; and plans numbered AMA/21510/SK002 and AMA/21510/SK/001, received 26 October 2022.

 

GROUND:

To secure the proper development of the area.

 

No development shall take place (except for demolition and vegetation clearance) until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written specification and timetable which has been submitted to and approved by the Local Planning Authority.

 

GROUND:

To ensure that features of archaeological interest are properly examined and recorded in accordance with Policy HE01 of the Thanet Local Plan and the advice contained within the National Planning Policy Framework.

 

Development shall not begin in any phase (except for demolition/ site clearance) 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 without increase to flood risk on or off-site.

 

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

 

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

 

- 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 final discharge rate from the site shall be a minimum of a 50% reduction in the peak runoff rate over the current rate to reduce peak discharge to the receiving sewer.

 

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, in accordance with Policy CC02 of the Thanet Local Plan and advice contained within the NPPF.

 

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 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 Policy CC02 of the Thanet Local Plan and advice contained within the NPPF.

 

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 Policy SE03 of the Thanet Local Plan and the advice contained within the National Planning Policy Framework.

 

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

(h) Access arrangements

 

GROUND:

In the interests of highway safety and neighbouring amenity, in accordance with Policy QD03 of the Thanet Local Plan and the advice contained within the NPPF.

 

Prior to the first occupation of the development hereby approved, details of the design of the 3no. electric vehicle charging points, to be located as shown on the approved plan numbered CT10 2NH-A-03A, shall be submitted to, and approved in writing by, the Local Planning Authority, and thereafter implemented and maintained as approved.

 

GROUND:

To protect air quality, in accordance with Policy SE05 of the Thanet Local Plan and the advice as contained within the NPPF.

 

No development shall take place (including ground works, vegetation clearance) until a construction environmental management plan (CEMP (Biodiversity)) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) should incorporate the mitigation measures detailed in the Native Ecology Preliminary Ecological Appraisal dated 29th April 2022. The CEMP shall include the following:

 

a) Risk assessment of potentially damaging construction activities;

b) Identification of 'biodiversity protection zones';

c) Practical measures (both physical measures and sensitive working practises) to avoid or reduce impacts during construction (may be provided as a set of method statements);

d) The location and timing of sensitive works to avoid harm to biodiversity features;

e) The times during construction when specialist ecologists need to be present on site to

oversee works;

f) Responsible persons and lines of communication;

g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly

competent person;

h) Use of protective fences, exclusion barriers and warning signs.

 

The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period in accordance with the approved details.

 

GROUND:

In order to limit the impact upon protected species that may be present, in accordance with Policy SP30 of the Thanet Local Plan and the advice as contained within the NPPF.

 

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 Policy SP30 of the Thanet Local Plan and the advice as contained within the NPPF.

 

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. This shall include native hedge planting to the north, west and southern boundaries, and a line of trees adjacent to the eastern boundary of the site;

- The treatment proposed for all hard surfaced areas beyond the limits of the highway, which shall include the use of paving to all parking spaces, as agreed by the agent in correspondence received 2nd December 2022;

- Walls, fences, other means of enclosure proposed;

- Ecologically sensitive soft landscaping that includes the retention and enhancement of existing vegetation where possible, in accordance with the guidance contained within the Preliminary Ecological Appraisal (Native Ecology, 2022);

- ecological enhancements including bat/bird boxes;

- retention of the existing landscape buffer adjacent to the southern boundary of 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 QD02 and GI04 of the Thanet Local Plan.

 

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 and to adequately integrate the development into the environment in accordance with Policies QD02 and GI04 of the Thanet Local Plan.

 

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 2012 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 Policy QD02.

 

Prior to the first use of the development hereby permitted, the vehicular access and associated vehicle crossing point onto Northwood Road, and the pedestrian crossing, including dropped kerb and tactile paving, as shown on the approved plan numbered AMA/21510/SK002 should be completed and made operational.

 

GROUND:

In the interests of highway and pedestrian safety, in accordance with the advice contained within the NPPF.

 

Prior to the first use of the development hereby approved visibility splays of 2.4 x 43 metres shall be provided to the access on to Northwood Road as shown on the approved plan no AMA/21510/SK/001 with no obstructions over 1 metre above carriageway level within the splays, which shall thereafter be maintained.

 

GROUND:

In the interest of highway safety in accordance with the advice contained within the NPPF.

 

The area shown on the approved plan numbered CT10 2NH-A-03A 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 development hereby permitted.

 

GROUND:

To provide satisfactory off street parking for vehicles in accordance with Policy TP06 of the Thanet Local Plan and the advice contained within the NPPF.

 

Prior to the first occupation of the development, the secure cycle parking facilities, as shown on approved drawing no. CT10 2NH-A-03A and and CYSH-PREM-2250 X 3000 X 2100 shall be provided and thereafter maintained.

 

GROUND:

To promote cycling as an alternative form of transport, in accordance with Policy TP03 and SP43 of the Thanet Local Plan.

 

The timescales and targets as set out within the travel plan received 7th July 2022 shall be implemented in full prior to and concurrently with the first use of the building hereby approved.

 

GROUND:

To facilitate the use of alternative means of transport in accordance with Policy TP01, SP43 and the advice contained within the NPPF.

 

The development hereby permitted shall be constructed using red brick, render, timber effect composite cladding, concrete roof tiles, and anthracite window frames, as confirmed by the agent in correspondence received 2nd December 2022, unless otherwise agreed in writing by the Local Planning Authority.

 

GROUND:

In the interests of visual amenity in accordance with Policy QD02 of the Thanet Local Plan.

 

Prior to the construction of the external surfaces of the development hereby

approved samples the materials to be used in the construction of the building(s) shall be submitted to, and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved samples unless otherwise agreed in writing by the Local Planning Authority.

 

GROUND:

In the interests of visual amenity in accordance with Policy QD02 of the Thanet Local Plan.

 

All new window and door openings shall be set within a reveal of not less than

75mm.

 

GROUND:

In the interests of visual amenity in accordance with Policy QD02 of the Thanet Local Plan

 

The refuse storage facilities as specified upon the approved drawing numbered CT102NH-A-03A and SDL-033.2 shall be provided prior to the first occupation of the care home hereby approved, and shall be kept available for that use at all times.

 

GROUND:

To safeguard the residential amenities currently enjoyed by the occupiers of nearby residential properties in accordance with Policy QD03 of the Thanet Local Plan.

 

The development hereby permitted, including site clearance, shall be carried out in accordance with the mitigation measures as set out within section 9 of the Preliminary Ecological Appraisal (Native Ecology 29th April 2022).

 

GROUND:

In order to safeguard protected species that may be present, in accordance with Policy SP30 of the Thanet Local Plan and advice as contained within the NPPF.

 

Upon being put to the vote, the motion was declared CARRIED.

Supporting documents: