Agenda item

Report No: DEV/FH/19/005

Planning Application - (i) Change of use from agricultural land to new municipal cemetery, (ii) new vehicular access , (iii) road crossing and (iv) associated engineering operations (Previous DC/15/1198/FUL)

Planning Application - (i) Change of use from agricultural land to new municipal cemetery, (ii) new vehicular access, (iii) road crossing and (iv) associated engineering operations (Previous DC/15/1198/FUL)

This application was referred to the Development Control Committee because the Council had a landowner interest in the application site.

Officers were recommending that the application be approved, subject to conditions as set out in Paragraph 46 of Report No DEV/FH/19/005.

As part of her presentation the Principal Planning Officer advised the Committee of the following amendments to the report:

·         Paragraph 20 – the reference to “…July 2019….” should have read ‘February 2019’;

·         Condition 14 – in light of ongoing discussions with the Environment Agency the precise wording of the recommendation was to be delegated to the Assistant Director (Planning and Regulatory Services); and

·         Condition 18 – the reason for this condition had been mistakenly omitted from the report and was read out to the Committee.

Speaker:      David Barker (agent) spoke in support of the application

Councillor David Palmer spoke in support of the application and moved that it be approved, as per the Officer recommendation and inclusive of the amendment to Condition 14, this was duly seconded by Councillor Peter Ridgwell.

Upon being put to the vote and with the vote being unanimous, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

1        The development hereby permitted shall be begun not later than 3 years from the date of this permission.

2        Prior to commencement of development a phasing plan for the application site shall be submitted to and approved in writing by the Local Planning Authority.  The development shall then be carried out in accordance with the approved details or in any other phased arrangement as shall be agreed and approved in writing with the Local Planning Authority.

3        No development shall take place within the whole site until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation and Evaluation which has been submitted to and approved in writing by the Local Planning Authority.

          The scheme of investigation shall include an assessment of significance and research questions; and:

          a. The programme and methodology of site investigation and recording

          b. The programme for post investigation assessment

          c. Provision to be made for analysis of the site investigation and recording

          d. Provision to be made for publication and dissemination of the analysis and records of the site investigation

          e. Provision to be made for archive deposition of the analysis and records of the site investigation

          f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

          g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

4        Within six months of the completion of the archaeological fieldwork, or other such phased arrangement as may be agreed and approved in writing by the Local Planning Authority, the site investigation and post investigation assessment shall be completed, submitted to and approved in writing by the Local Planning Authority in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 2 and the provision made for analysis, publication and dissemination of results and archive deposition.

5        Prior to the commencement of development a scheme for surface water disposal shall be submitted to and approved in writing by the Local Planning Authority.  Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality.  The development shall be carried out in accordance with the approved details or in any such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

6        Except for the construction of the vehicular access from Manor Road together with the associated levelling works, development shall not begin until a scheme for groundwater monitoring has been submitted to and approved in writing by the Local Planning Authority. As a minimum, the scheme shall include measurements of the depth to groundwater beneath the site at monthly intervals. The scheme shall include details of the measures to protect the existing monitoring wells. The scheme shall be reviewed following the collection of groundwater depth data over a period of one year.

7        The new vehicular access shall be laid out and completed in all respects in accordance with Drawing Nos 366/2016/01 Rev P2 and 366/2016/03 Rev P2 and made available for use prior to first use of the cemetery.  It shall be retained thereafter in its approved form.

8        No development above ground shall take place until details have been submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form.

9        No above ground development shall take place until details of the areas to be provided for the loading, unloading, manoeuvring, parking of vehicles, including secure cycle storage, have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use, or in any such other phased arrangement as agreed and approved in writing by the Local Planning Authority, and shall be retained thereafter and used for no other purpose.

10      Within two months of commencement of any phase of the development hereby approved, a scheme of soft landscaping shall be submitted to and approved in writing by the Local Planning Authority.  Such a scheme shall include planting plans; written specifications; schedules of plants, noting species, plant sizes, proposed numbers/densities; implementation programme.  The scheme shall also indicate all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection during the course of development.

11      Within two months of commencement of any phase of the development hereby approved, a scheme of hard landscaping shall be submitted to and approved in writing by the Local Planning Authority.  Such a scheme shall include proposed means of enclosure; car parking layouts; hard surfacing materials; street furniture; signs; lighting; proposed and existing functional services above and below ground (e.g. drainage, power, communications cables; pipelines etc. indication lines, manholes, support etc.); retained historic landscape features and proposals for restoration - where relevant.

12      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 use of any phase of the development or in accordance with the programme agreed in writing with the Local Planning Authority.  If within a period of five years from the date of planting, any trees or plants or any replacement planting is removed, uprooted, destroyed or dies (or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective) replacement trees and plants of the same species and size as that originally planted shall be planted in the next planting season, in the same place, unless the Local Planning Authority gives its written consent to any variation. 

13      Within two months of commencement of any phase of the development hereby approved, a plan indicating the positions, design, materials and type of boundary treatment to be erected or retained shall be submitted to and approved in writing by the Local Planning Authority.  The boundary treatment shall be completed prior to first use of any part of the development, or in accordance with a programme agreed in writing with the Local Planning Authority.  Any existing boundary treatment shall not be uprooted or removed except where in accordance with the approved plan and shall be protected from building operations during the course of development.

14      The wording of the condition in respect of burials in the cemetery be delegated to the Assistant Director (Planning and Regulatory Services) following discussions with the Environment Agency.

15      Demolition or construction works shall not take place outside 08:00 hours to 18:00 hours Mondays to Fridays and 08:00 hours to 13:30 hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

16      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.

17      There shall be no obstruction of the route of Brandon Footpath No. 13 which runs adjacent to the application site, and the existing route of the footpath shall be retained.

18      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 as amended (or any Order revoking and re-enacting that Order) no development permitted by Article 3 and Part 12, Class A of Schedule 2 to the Order shall be erected/carried out within the site other than any expressly authorised by this permission.

19      Gates shall be set back a minimum distance of 5 metres from the edge if the carriageway and shall open only into the site and not over any part of the highway.

20      All ecological measures and/or works shall be carried out in accordance with the details contained in the Ecological Appraisal dated May 2018 prepared by BASEcology as already submitted with the planning application and agreed with the Local Planning Authority prior to determination.

21      The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.