Agenda item

PROPOSAL: Erection of 4-storey building accommodating 7 No 1-bed and 6 No 2-bed self-contained flats, and erection of 4 No 2-storey 3-bed semidetached dwellings, together with associated access, parking, and landscaping.

 

Mr Lemon spoke in favour of 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 deferred and delegated to officers for approval subject to the transfer of the financial contributions for the identified planning obligations and the safeguarding conditions; and being 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 proposed development shall be carried out in accordance with the submitted application as amended by the revised drawings numbered 1025 Rev P08 and 1026 Rev P15, received 05 December 2023; 1107 Rev P09, 3023 Rev P06, 3024 Rev P07, and S4 Rev P02, received 04 December 2023; 1105 Rev P05, 1106 Rev P05, 1108 Rev P07, 1109 Rev P07, 1110 Rev P06, 1111 Rev P07, 1112 Rev P05, 1113 Rev P05, 2025 Rev P03, 2026 Rev P03, 3020 Rev P05, 3021 Rev P05, 3022 Rev P04, 3025 Rev P04, 3026 Rev P05, and 3027 Rev P05, received 06 October 2023.

 

GROUND:

To secure the proper development of the area.

 

3.  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 Civil Drainage Design Strategy dated 15th August 2023 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 within the curtilage of the site 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 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.

 

4.  No building on any phase (or within an agreed implementation schedule) of the development hereby permitted shall be occupied until a Verification Report for that phase, 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.

 

5.  To assess and mitigate the impacts of development on significant archaeological remains:

A.  Prior to any development works the applicant (or their agents or successors in title) shall secure and have reported a programme of archaeological field evaluation works, in accordance with a specification and written timetable which has been submitted to and approved by the local planning authority.

B.  Following completion of archaeological evaluation works, no development shall take place until the applicant or their agents or successors in title, has secured the implementation of 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 by the local planning authority.

C.  The archaeological safeguarding measures, investigation and recording shall be carried out in accordance with the agreed specification and timetable.

D.  Within 6 months of the completion of archaeological works a Post-Excavation Assessment Report shall be submitted to and approved in writing by the local planning authority. The Post-Excavation Assessment Report shall be in accordance with Kent County Council's requirements and include:

a)  a description and assessment of the results of all archaeological investigations that have been undertaken in that part (or parts) of the development;

b)  an Updated Project Design outlining measures to analyse and publish the findings of the archaeological investigations, together with an implementation strategy and timetable for the same;

c)  a scheme detailing the arrangements for providing and maintaining an archaeological site archive and its deposition following completion.

E.  The measures outlined in the Post-Excavation Assessment Report shall be implemented in full and in accordance with the agreed timings.

 

GROUND:

To ensure that features of archaeological interest are properly examined and recorded in accordance with Local Plan policies and the National Planning Policy Framework.

 

6.  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.

 

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.

 

7.  Prior to the first occupation of the 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 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.

 

8.  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.

 

9.  The development hereby permitted shall be constructed to a high standard of energy efficiency to the equivalent of Level 4 of the Code for Sustainable Homes, unless otherwise agreed in writing by the Local Planning Authority.

 

GROUND:

All new buildings and conversions of existing buildings must be designed to reduce emissions of greenhouse gases and have resilience to function in a changing climate, in accordance with Policy QD01 of the Thanet Local Plan.

 

10.The development hereby permitted shall be constructed in order to meet the required technical standard for water efficiency of 110litres/person/day, thereby Part G2 Part 36 (2b) of Schedule 1 Regulation 36 to the Building Regulations 2010, as amended, applies.

 

GROUND:

Thanet is within a water stress area as identified by the Environment Agency, and therefore new developments will be expected to meet the water efficiency optional requirement of 110litre /person/day, in accordance with Policy QD04 of the Thanet Local Plan.

 

11.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.

 

12.Prior to the first use of the site hereby permitted, the vehicular access and associated vehicle crossing point onto Dane Valley Road, as shown on the approved plan numbered 1029 Rev P01. should be completed and made operational.

 

GROUND:

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

 

13.Prior to the first occupation of the development hereby approved, pedestrian visibility splays of 2m x 2m shall be provided to the driveway accesses onto Arlington Gardens and Dane Valley Road, and the vehicular access onto Dane Valley Road, as shown on the approved plan no. 1029 Rev P01, with no obstructions over 0.6m 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.

 

14.Prior to the first occupation of the development hereby approved, visibility splays of 2.4m x 43m behind the footway on both sides of the vehicular access with no obstructions over 0.6m above footway level shall be provided and thereafter maintained, as shown on the approved plan numbered 1029 Rev P01.

 

GROUND:

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

 

15.The area shown on the approved plan numbered 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:

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.

 

16.Prior to the first occupation of the development, the secure cycle parking facilities, as shown on approved drawing no. 1026 Rev P15 and 1107 Rev P09 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.

 

17.Prior to the first occupation of the development hereby approved, details of the design of the electric vehicle charging points, to be located as shown on the approved plan numbered 1026 Rev P15hall 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.

 

18.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,

·  ecological enhancements to be provided within 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 make a positive contribution to biodiversity, in accordance with Policies QD02 and SP30 of the Thanet Local Plan, and the advice as contained within the NPPF.

 

19.All hard and soft landscape works, including ecological enhancement features, shall be carried out in accordance with the approved details. The works shall be carried out prior to the first occupation/use of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority.

 

Following completion of the landscape and enhancement works, photographic

evidence of implementation shall be submitted to and approved in writing by the Local Planning Authority in order to verify the works have been completed in accordance with the approved plans, and to enable the full discharge of this condition. 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 as those originally planted, unless written approval to any variation is provided by the Local Planning Authority. All ecological enhancement features shall thereafter be maintained.

 

GROUND:

In the interests of the visual amenities of the area, biodiversity enhancement, and to adequately integrate the development into the environment in accordance with Policies QD02, SP30 and GI04 of the Thanet Local Plan.

 

20.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.

 

21.All new window and door openings shall be set within a reveal of not less than 100mm.

 

GROUND:

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

 

22.The lower half of the upper level windows in the northern and eastern elevations of the flat block hereby permitted, as indicated on plans numbered 3024 Rev P07, and 3023 Rev P06, 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 flats hereby permitted and permanently retained thereafter.

 

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.

 

23.The refuse storage facilities as specified upon the approved drawings numbered 1029 Rev P01 and 1107 Rev P09, shall be provided prior to the first occupation of the flats 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.

 

24.The boundary wall along the eastern boundary of the site shall be erected to a height of 2m, as shown on the approved plan numbered S4-P02.

 

GROUND:

In the interests of neighbouring amenity, in accordance with Policy QD03 of the Thanet Local Plan.

 

25.The development hereby permitted shall incorporate measures to prevent the discharge of surface water onto the highway.

 

GROUND:

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

 

26.All dwellings hereby approved shall only be occupied to individuals or families who have been nominated by the Council, in accordance with its published allocations policy at the time.

 

GROUND:

To meet the exception criteria that omits the need to provide 25% first homes on development sites exclusively for affordable housing, in accordance with the Council's First Homes Interim Policy Statement (April 2022), Policy SP23 of the Thanet Local Plan, and the NPPF.

 

27.All dwellings hereby permitted shall be provided with the ability for connection to Superfast Fibre Optic Broadband 'fibre to the premises', where there is adequate capacity.

 

GROUND:

To serve the future occupants of the development in accordance with Thanet Local Plan Policy SP14 and the guidance within the National Planning Policy Framework.

 

28.The development hereby permitted shall be constructed to a high standard of energy efficiency to the equivalent of Level 4 of the Code for Sustainable Homes unless otherwise agreed in writing with the Local Planning Authority.

 

GROUND:

All new buildings and conversions of existing buildings must be designed to reduce emissions of greenhouse gases and have resilience to function in a changing climate, in accordance with Policy QD01 of the Thanet Local Plan.

 

29.The development hereby permitted shall be constructed in order to meet the required technical standard for water efficiency of 110litres/person/day, thereby Part G2 Part 36 (2b) of Schedule 1 Regulation 36 to the Building Regulations 2010, as amended, applies.

 

GROUND:

Thanet is within a water stress area as identified by the Environment Agency, and therefore new developments will be expected to meet the water efficiency optional requirement of 110litre /person/day, in accordance with Policy QD04 of the Thanet Local Plan.

 

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