Agenda item

D08 F/TH/23/1475 - Land on the West Side of Tothill Street, Ramsgate

Minutes:

PROPOSAL: Erection of 36no. dwellings, with vehicular access onto Tothill Street, and associated landscaping.

 

Mr Watson spoke in favour of the application.

 

Councillor Smith spoke under Council Rule 20.1.

 

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 submission of a legal agreement within 6 months securing the required financial contributions and the following safeguarding 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:

 

Site Layout 110222/FA/P2(B)/SL01 - Rev H

Tothill St Access 8949-GA-001 Rev. P5

Greenhill Gardens Access 8949-SK-002 Rev B

Storey Heights Plan 110222/FA/P2(B)/SL02 - Rev D

Dwelling Types Plan 110222/FA/P2(B)/SL03 - Rev D

Tenure Plan 110222/FA/P2(B)/SL04 - Rev D

Parking Plan 110222/FA/P2(B)/SL05 - Rev D

Refuse Plan 110222/FA/P2(B)/SL06 - Rev D

Materials Plan 110222/FA/P2(B)/SL08 - Rev D

Boundary Treatment Plan 110222/FA/P2(B)/SL09 - Rev D

M42(2)/M4(3) Plan 110222/FA/P2(B)/SL10 - Rev D

Colour Site Layout 110222/FA/P2(B)/SL11 - Rev C

Hard Landscaping Plan 110222/FA/P2(B)/SL12 Rev C

Street Scenes - Sheet 1 110222/FA/P2(B)/SS1 Rev B

House Type BLA Elevations & Floor Plans 110222/BLA/FA/P2(B)/EP

House Type BRC Elevations & Floor Plans 110222/BRC/FA/P2(B)/EP Rev A

House Type BRC-HIPPED Elevations & Floor Plans 110222/BRC-H/FA/P2(B)/EP Rev C

House Type BUR-HIPPED Elevations & Floor Plans 110222/BUR-H/FA/P2(B)/EP Rev D

 

House Type CUL Elevations & Floor Plans 110222/CUL/FA/P2(B)/EP

House Type HAZ Elevations & Floor Plans 110222/HAZ/FA/P2(B)/EP

House Type WYC Elevations & Floor Plans 110222/WYC/FA/P2(B)/EP

House Type SH51 Elevations & Floor Plans 110222/SH51/FA/P2(B)/EP

House Type SH52 Elevations & Floor Plans 110222/SH52/FA/P2(B)/EP Rev A

House Type SH55 Elevations & Floor Plans 110222/SH55/FA/P2(B)/EP Rev A

House Type M3/M1 Elevations & Floor Plans 110222/M3-M1/FA/P2(B)/EP

Single Garage Elevations & Floor Plans 110222/SG/FA/P2(B)/EP

Twin Garage Elevations & Floor Plans 110222/TG/FA/P2(B)/EP

Planting plans: 6142-LLB-EA-E1-DR-L-0021-S4-P05, 6142-LLB-EB-E1-DR-L-0028-S4-P04,

 

6142-LLB-EB-E2-DR-L-0029-S4-P05, and 6142-LLB-XX-XX-

Landscape Masterplan DR-L-0007-S4-P06

 

GROUND:

To secure the proper development of the area.

 

3.  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.

 

4.  No drainage systems 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 protect vulnerable groundwater resources in accordance with Policy SE04 of the Thanet Local Plan, and the advice contained within the National Planning Policy Framework.

 

5.  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 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.

 

6.  Prior to the first occupation of the development hereby permitted, a verification report shall be submitted to, and approved in writing by, the Local Planning Authority, demonstrating that the ecological enhancement features detailed within Biodiversity Method Statement (Bakerwell; October 2023) have been installed.

 

GROUND:

To make a positive contribution to biodiversity, in accordance with Policy SP30 of the Thanet Local Plan, and the advice as contained within the NPPF.

 

7.  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.

 

8.  (i) Prior to the first occupation of the development hereby permitted, an Archaeological Post Excavation Assessment Report covering the investigations carried out within the development site shall be submitted to and approved in writing by the local planning authority. The Post-Excavation Assessment Report shall include an Updated Project Design and accompanying timetable for further analysis, publication and archive deposition of the findings of the archaeological investigations.

(ii) The archaeological publication shall be produced in accordance with the programme and timetable set out in the report.

 

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.

 

9.  No development shall take place until protective fencing has been erected around the archaeological exclusion zone (excluding the access point), in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority. The protective fencing shall be installed prior to the commencement of works on site, including site clearance, and shall remain in situ throughout the construction period.

 

GROUND:

To ensure that due regard is had to the preservation in situ of important archaeological remains. in accordance with Policy HE01 of the Thanet Local Plan and the advice contained within the National Planning Policy Framework.

 

10.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 protect the district's groundwater, in accordance with Policy SE04 of the Thanet Local Plan, and the advice contained within the National Planning Policy Framework.

 

11.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 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 design shall promote the use of infiltration SuDS and shall only dispose of surface water off-site for those parts of the site where infiltration presents an unacceptable risk to controlled waters. 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.

 

12.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.

 

13.The development hereby permitted shall be carried out in accordance with the construction management plan dated 8th November 2022.

 

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.

 

14.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.

 

15.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, in accordance with the advice contained within the NPPF.

 

16.Prior to the first occupation of the development hereby permitted, the site access onto Tothill Street and associated improvements, along with the pedestrian uncontrolled crossing point, as shown on drawing numbered 8949-GA-001 Rev. P5, and the emergency access onto Greenhill Gardens, as shown on drawing numbered 8949-SK-002 Rev B (or amended as agreed in writing by the Local Planning Authority), shall be completed and made operational.

 

GROUND:

In the interests of highway safety.

 

17.Prior to the first occupation of the development here permitted, the improvements to the Tothill Street approach to the Minster Roundabout, as shown on drawing numbered 8949-GA-002 Rev. A (or amended as agreed in writing by the Local Planning Authority), shall be completed and made operational.

 

GROUND:

In the interests of highway safety.

 

18.Prior to the first occupation of the dwelling the following works between the dwelling and the adopted highway shall be complete

a.  Footways and/or footpaths, with the exception of the wearing course;

b.  Carriageways, with the exception of the wearing course but including a turning facility, highway drainage, visibility splays, street lighting, street nameplates and highway structures (if any).

 

GROUND:

In the interests of highway safety, and the living conditions of future occupants, in accordance with Policy QD03 of the Thanet Local Plan, and advice as contained within the NPPF.

 

19.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.

 

20.A landscape management plan (including long term design objectives), management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its approved use. The amenity areas shall be managed in accordance with the approved landscape management plan in perpetuity.

 

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.

 

21.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.

 

22.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 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 23 The windows to be provided in the eastern rear elevation roof slope of unit nos. 215- 231 hereby approved (as shown on plan numbered 110222/FA/P2(B)/SL01 Rev H) shall be provided and maintained with a cill height of not less than 1.7 metres above the finished internal floor level.

 

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.No further roof alterations, extensions or openings, whether approved by Class B or C 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 to unit nos. 215-231 (as shown on plan numbered 110222/FA/P2(B)/SL01 Rev H) without the prior permission in writing of the Local Planning Authority.

 

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.

 

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

Supporting documents: