Agenda item

Report No: DEV/WS/20/008

Planning Application - (i) 6no. dwellings with off-street parking (ii) 1no. A1 (shop) with service yard, car park and associated works (following demolition of existing buildings)

Planning Application - (i) 6no. dwellings with off-street parking (ii) 1no. A1 (shop) with service yard, car park and associated works (following demolition of existing buildings)

(At this point, at 1pm, the meeting resumed to commence Part B of the agenda.)

This application was referred to the Development Control Committee as the application has been called in by the Member for Stanton ward, Councillor Jim Thorndyke. Concerns had been raised by neighbours and Stanton Parish Council with regards to the site layout, impact on neighbour amenity and the street scene, as well as concerns about asbestos present on the site.

The site was an employment site which had a retail element; however, the former business had relocated and the site was now vacant. This application followed an application that had been withdrawn for this site for a residential scheme for up to nine dwellings which could not be supported because it was purely for housing.

A Member site visit was held prior to the meeting.

Attention was drawn to the supplementary ‘late paper’, which was issued following the publication of the agenda and reports for this meeting. The late paper contained additional representations of concern received from the occupants of neighbouring properties.

The Senior Planning Officer informed the Committee that two further objections from neighbouring residents had been received since the circulation of the late paper. These contained similar concerns to those previously contained in the report.

Speakers:    Councillor Brian Brown (Stanton Parish Council) spoke in general support of the application; however, the Parish Council considered a principal concern remained in respect of maintaining access to Foundry Cottage.

Councillor Jim Thorndyke (Ward Member for Stanton ward) spoke in support of the application; however, Councillor Thorndyke considered some issues needed to be addressed prior to commencement of the development.

Adam Tuck (agent) spoke in support of the application.

The Committee considered this was a sensible mixed development that was an excellent use of the site and would be a beneficial asset to Stanton. Concerns had been expressed by local residents regarding potential adverse effects on amenity and overlooking to neighbouring properties; however, Members felt that adequate controls would be in place to mitigate this.

Members queried the access to the proposed residential parking and car park for the retail unit, and the maintenance of the private right of way to both Foundry House and Foundry Cottage. However, upon further consideration of the element of the report which addressed highway matters, and as the Highways Authority had not objected to the amended scheme (subject to conditions), the Committee considered the proposal to be acceptable. The Senior Planning Officer clarified that the maintenance of clear access for Foundry Cottage and Foundry House remained a private matter.

It was moved by Councillor Peter Stevens that the application be approved, as per the Officer recommendation. This was duly seconded by Councillor Jim Thorndyke.

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

3        Prior to commencement of development, including any works of demolition, a Construction Method Statement shall be submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

          i)       The parking of vehicles of site operatives and visitors

          ii)       Loading and unloading of plant and materials 

iii)      Site set-up including arrangements for the storage of plant and materials used in constructing the development and the provision of temporary offices, plant and machinery

iv)      The erection and maintenance of security hoarding including external safety and information signage, interpretation boards, decorative displays and facilities for public viewing, where appropriate 

          v)      Wheel washing facilities 

vi)      Measures to control the emission of dust and dirt during construction 

vii)     A scheme for recycling/disposing of waste resulting from demolition and construction works

viii)    Hours of construction operations including times for deliveries and the removal of excavated materials and waste

ix)      Noise method statements and noise levels for each construction activity including piling and excavation operations

x)      Access and protection measures around the construction site for pedestrians, cyclists and other road users including arrangements for diversions during the construction period and for the provision of associated directional signage relating thereto.

xi)      Details as to how the developer will satisfactorily address the removal of the existing asbestos cement sheet roof from the existing building.

4        No part of the residential development approved by this planning permission excluding demolition shall commence until the following components to deal with the risks associated with contamination of the site have each be submitted to and approved, in writing, by the Local Planning Authority:

          i) A remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The strategy shall be based on the risk assessment in the approved Phase II Geo-environmental Assessment.

5        No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works as set out in the remediation strategy is submitted to and approved, in writing by the Local Planning Authority.

6        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.

7        Prior to occupation of the commercial unit details of the measures to be adopted to minimise delivery noise impacts shall be submitted to and approved in writing by the Local Planning Authority. The proposals shall be implemented and maintained in accordance with the details as approved.

8        Deliveries of goods with the exception of newspapers and magazines shall be restricted to between 0700 and 1800 hours Monday to Saturday. There shall be no deliveries of goods with the exception of newspapers and magazines on Sundays, public holidays or bank holidays.

9        The opening hours of the premises shall be restricted to between 07:00 and 22:00 on any day.

10      No security lights or floodlights shall be erected on site without the submission of details to, and written approval from, the Local Planning Authority to ensure a lighting environment of low district brightness at residential properties.

11      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.

12      Prior to first occupation, all dwellings with off street parking shall be provided with an operational electric vehicle charge point at reasonably and practicably accessible locations, with an electric supply to the charge point capable of providing a 7kW charge.

13      The new vehicular access shall be laid out and completed in all respects in accordance with Drawing 7792 28 (latest revision) and with an entrance width of at least 5.5m and be made available for use prior to first occupation of dwellings or commercial use of store. Thereafter the access shall be retained in the specified form.

14      Prior to the development hereby permitted being first occupied, the proposed access onto Hepworth Road shall be properly surfaced with a bound material for a minimum distance of 10 metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority.

15      Prior to first operation use of the commercial unit and prior to first occupation of any of the dwellings hereby approved the areas to be provided for storage and presentation of Refuse/Recycling bins from the Convenience Store and dwellings shall be 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 and shall be retained thereafter for no other purpose.

16      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.

17      Before the access is first used visibility splays shall be provided as shown on Drawing No. 7792 28 (latest revision) and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.

18      Prior to first use of the development hereby permitted, the area(s) within the site shown on drawing No. 7792 28 (latest revision) for the purpose of loading, unloading, manoeuvring and parking of vehicles shall be provided.  Thereafter the area(s) shall be retained and used for no other purpose.

19      Before the development is first occupied the vehicle turning space/s shown on drawing 7792 28 (latest revision) shall be provided in entirety and shall be retained thereafter in the approved form and used for no other purpose.

20      Before any works above slab level take place details shall be submitted to and approved in writing by the Local Planning Authority showing an official pedestrian crossing and associated infrastructure and relocation of existing road sign/s. 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.

21      Before work above slab levels takes place details of the areas to be provided for the secure cycle storage for residents shall be 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 and shall be retained thereafter and used for no other purpose.

22      The development shall be carried out strictly in accordance with the Arboricultural Impact Assessment & Method Statement by Oakfield Arboricultural Servces ref. OAS 19-221-AR01.

23      No development above ground level shall take place until a scheme of soft landscaping for the site drawn to a scale of not less than 1:200 has been submitted to and approved in writing by the Local Planning Authority. The soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants noting species, plant sizes and proposed numbers/ densities. The approved scheme of soft landscaping works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation. 

24      All planting comprised in the approved details of landscaping shall be carried out in the first planting season following the commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.

25      Prior to occupation details of biodiversity enhancement measures to be installed at the site, including details of the timescale for installation, shall be submitted to and approved in writing by the Local Planning Authority. Any such measures as may be agreed shall be installed in accordance with the agreed timescales and thereafter retained as so installed. There shall be no occupation unless and until details of the biodiversity enhancement measures to be installed have been agreed in writing by the Local Planning Authority.

26      The dwelling(s) hereby approved shall not be occupied until the optional requirement for water consumption (110 litres use per person per day) in part G of the Building Regulations has been complied with and evidence of compliance has been obtained.

27      Works in relation to the commercial unit shall not take place above slab level until details of the cladding and brick for plinth and front wall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

28      The dwellings hereby permitted shall be constructed entirely of the materials detailed on the approved plans.

29      Before plot 5 hereby permitted is first occupied, the staircase window in the western elevation shall be fitted with obscure glass and shall be retained in such form in perpetuity.

30      No development above ground level shall take place until details of the treatment of the boundaries of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/fences to be constructed or erected and/or the species, spacing and height of hedging to be retained and / or planted together with a programme of implementation. Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted.  The works shall be completed prior to first use/occupation in accordance with the approved details.