Outline application for the erection of up to 176 dwellings, a sustainable drainage system, green infrastructure provision including play area and allotments, new pedestrian links and all associated works. All matters reserved with the exception of vehicular access position onto Station Road.
Location: Land to the West of Station Road including land to the North and West of, The Ford House, Station Road, PershoreOther planning applications at this location View location on map
Application Type: Outline
Application Received: 3 February 2014
Statutory Start Date: 11 February 2014
Consultation Period From: 17 February 2014
Consultation Period End: 24 April 2014
Decision Date: 19 December 2014
Case Officer: Jonathan Edwards
Decision: Approved - Outline
This decision is subject to the following conditions:
Approval of the details of access (apart from the position of vehicular access position onto Station Road), the siting, appearance and scale of the building(s) and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.
Reason - This permission is in outline only and further details of the reserved matters are required to ensure satisfactory development.
Application for approval of reserved matters shall be made to the Local Planning Authority before the expiration of two years from the date of this permission. The development hereby permitted shall be begun before the expiration of twelve calendar months from the date of approval of the last of the reserved matters to be approved.
Reason - In accordance with the requirements of Section 91 (1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004 and to ensure that the development will proceed promptly so as to contribute to housing land supply.
Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.
Reason - To preserve the amenities of the locality
No development shall take place, including any works of demolition, until a Construction Method Statement has been 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. storage of plant and materials used in constructing the development iv. the erection and maintenance of security hoarding including 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 measures to prevent pollution incidents and protect water quality during the construction of the approved development.
Reason - To protect the amenities of adjoining/nearby properties from unacceptable adverse effects in accordance with policy GD2 of the Wychavon District Local Plan (June 2006).
Any application seeking approval of landscaping reserved matters shall include:
1. survey information of all existing trees and hedges on the application site, and branches from trees on adjacent land that overhang the site. The survey shall include for each tree/hedge:
i) the accurate position, canopy spread and species plotted on a plan. ii) an assessment of its general health and stability. iii) an indication of any proposals for felling or pruning. iv) details of any proposed changes in ground level, or other works to be carried out, within the canopy spread.
2. a landscape scheme which shall include:
i) a plan(s) showing the planting layout of proposed tree, hedge, shrub and grass areas. ii) a schedule of proposed planting - indicating species, size at time of planting and numbers/densities of plants. iii) a written specification outlining cultivation and others operations associated with plant and grass establishment. iv) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.
Reason - To preserve and enhance the visual amenities of the area and to ensure the satisfactory development of the site - in accordance with Policy GD2, Policy ENV1 (ENV12 for Conservation Areas) and Policy SUR2 (and ENV7 where site has nature conservation value, and ENV8 for protection of existing hedgerows, trees & woodland) of the Wychavon District Local Plan (June 2006).
All existing trees and hedges on site, or branches from trees on adjacent land that overhang the site, unless indicated to be removed as part of any reserved matters approval, shall be retained and shall not be felled or pruned or otherwise removed within a period of five years from the completion of the development without the previous written consent of the Local Planning Authority.
Temporary fencing for the protection of all retained trees/hedges on site during development shall be erected, to a minimum height of 1.2 metres, below the outermost limit of the branch spread, or at a distance equal to half the height of the tree, whichever is the further from the tree.
Such fencing should be erected in accordance with BS 5837:2005, before any materials or machinery are brought onto site and before any demolition or development, including erection of site huts, is commenced.
This protective fencing shall be maintained on site until the completion of development, and nothing should be stored or placed, nor shall any ground levels be altered, within the fenced area without the previous written consent of the Local Planning Authority.
There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.
If any retained tree/hedge is removed, uprooted or destroyed or dies, replacement planting shall be carried out in the first available planting season of such species, sizes and numbers and in positions on site as may be specified by the Local Planning Authority.
Reason - To prevent existing trees/hedges from being damaged during construction work and to preserve the amenities of the locality. In accordance with Policy SUR2 (and ENV7 where site has nature conservation value, and ENV8 for protection of existing hedgerows, trees & woodland) of the Wychavon District Local Plan (June 2006).
Notwithstanding the information submitted with the application and prior to the commencement of development hereby approved the following details shall be submitted to the Local Planning Authority for approval in writing:-
- details on how renewable energy measures are to be incorporated into the proposed development; - details of measures to conserve and recycle water to be incorporated into the proposed development; - details of energy efficiency measures to be incorporated into the proposed development; and - details of construction materials to be used in the proposed development with the aim of minimising the use of primary non-sustainable materials.
The approved measures shall be implemented and incorporated into the approved development in line with a implementation timetable to be submitted and approved in writing by the local planning authority prior to the commencement of development.
Reason - To ensure the prudent use of natural resources.
Unless where otherwise required under the provisions of any other condition attached to this planning permission, the development hereby permitted shall be in accordance with the general layout and design principles as shown/specified on the Illustrative Masterplan drawing numbered 6014-PS-02-A REV B and as set out in the FPCR Design and Access Statement dated January 2014. Any reserved matter application shall include a statement providing an explanation as to how the design of the development responds to and complies with these documents.
Reason - To ensure the approved design represents high quality inclusive design in accordance with Policies GD2 and SUR1 of the Wychavon District Local Plan 2006.
None of the dwellinghouses hereby approved shall exceed two and a half storeys in height (in regard of this condition the term two and half storeys means where any third floor habitable accommodation is provided within the roof space of a pitched roof building).
Reason - To protect the amenities of neighbouring properties and the visual amenities/character of the area in line with policy GD2 of the adopted Wychavon District Local Plan 2006
In relation to the requirements of conditions 1 and 2, details of the facilities for the storage of refuse for all proposed buildings within the development shall be submitted as part of any reserved matters application(s). No individual dwelling shall be occupied until approved refuse storage facilities to serve that dwelling have been constructed in accordance with approved details.
Reason - To ensure the proposed dwellings have adequate refuse storage facilities.
Prior to the commencement of development, details of scheme for the provision and implementation of a surface water regulation system that includes the use of Sustainable Drainage Systems shall be submitted to the Local Planning authority for approval in writing. As well as the details of the physical drainage system, the details to be submitted shall include:
- information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; - details of any maintenance/clearance works to be carried to existing drainage ditches, ponds or culverts; and - details of how the drainage system and any associated drainage ditches, ponds, swales or culverts are to be maintained in the future and for the lifetime of the development, including any arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime; - an implementation timetable
The maintenance/clearance works and a surface water drainage system shall be implemented in accordance with approved details and timetable.
Reason - To ensure the provision of an adequate and sustainable drainage system.
The development hereby permitted shall include at least 7.29 hectares of public open/amenity space, including an area providing equipped children's open space. The information submitted with any reserved matters application shall include details of any landscaping features (including ponds etc) and play equipment to be included within the public open/amenity space area(s).
Prior to the commencement of development, details of when the public open/amenity space is to be provided and how the public open space is to be maintained shall be submitted to and approved in writing by the Local Planning Authority. The amenity/open space shall be provided and laid out in accordance with the approved details and maintained in accordance with the approved maintenance details.
Reason - To ensure the provision and maintenance of an adequate amenity/open space to serve the proposed development and to help ensure the development enhances/protects the biodiversity value of the site.
In relation to the requirements of conditions 1 and 2, details of the floor levels of all proposed buildings shall be submitted as part of any reserved matters application(s). Any buildings approved shall be constructed at approved floor levels.
Reason - In the interests of amenity.
The main vehicular access to the development hereby permitted shall be carried out in accordance with the details as shown on TJA drawing numbered 1003 rev 01.
Reason - To define the permission.
1) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme 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.
2) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (1).
3) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (1) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason - In accordance with the requirements of paragraph 141 of the National Planning Policy Framework.
Prior to the commencement of development of any dwelling house positioned within 15 metres of the boundary of the site with Station Road (measured at the nearest point) details of measures to be provided to ensure the proposed dwelling is not unduly affected by noise shall be submitted to the local planning authority for approval in writing. No dwelling within 15 metres of Station Road boundary shall be occupied until noise mitigation measures in accordance with approved details have been provided.
Reason - To ensure the residents of the proposed development are not unduly affected by noise disturbance.
No development shall take place until a site investigation of the nature and extent of contamination has been carried out in accordance with a methodology which has previously been submitted to and approved in writing by the local planning authority. The results of the site investigation shall be submitted to, and approved by, the local planning authority before any development begins. If any contamination is found during the site investigation, a report specifying the measures to be taken to remediate the site to render it suitable for the development hereby permitted shall be submitted to and approved in writing by the local planning authority. The site shall be remediated in accordance with the approved measures before development begins.
If, during the course of development, any contamination is found which has not been identified in the site investigation, additional measures for the remediation of this source of contamination shall be submitted to and approved in writing by the local planning authority. The remediation of the site shall incorporate the approved additional measures.
Reason - To prevent pollution of the environment.
None of the individual dwelling houses hereby approved shall be first occupied until parking facilities and associated turning areas have been provided to serve the dwelling. Details of how parking and turning areas are to be constructed, surfaced and drained in accordance shall be submitted to and approved in writing prior to the occupation of any individual unit. The approved parking and turning areas shall thereafter be retained and kept available for those uses at all times.
Reason - In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.
None of the dwelling houses hereby approved shall be occupied until the signalised junction on Station Road and approved as part of this permission has been fully provided and constructed in accordance with the approved details.
Reason - To ensure the safe and free flow of traffic on the highway.
None of the dwellings hereby approved shall be occupied until the engineering details and specification of the proposed roads and highway drains have been submitted to and approved in writing by the Local Planning Authority. None of the dwellings hereby approved shall be occupied until roads constructed in accordance with the approved details and providing access to the nearest public road to the building have been constructed to at least binder course level.
Reason - To ensure an adequate and acceptable means of access is available before the dwelling or building is occupied.
None of the dwellings hereby approved shall be occupied until a travel plan that promotes sustainable forms of access to and from the site has been submitted to and have approved in writing by the Local Planning Authority. The travel plan shall include an implementation timetable and the plan thereafter shall be implemented in accordance with the approved details.
Reason - To reduce vehicle movements and promote sustainable access.
None of the dwellings or buildings hereby approved shall be located in areas identified as being at high risk of flooding in the Strategic Flood Risk Assessment affecting the site or the latest flood risk maps (both fluvial or surface water maps) produced by the Environment Agency or the plan included as appendix A to TJA Flood Risk Assessment Addendum dated 7 April 2014.
Reason - To ensure the proposed development is not at unacceptable risk of flooding or exacerbates flood risk elsewhere.
The affordable housing hereby approved shall be positioned in groups of no larger than 10 units.
Reason - To ensure compliance with advice in the council's affordable housing supplementary planning guidance and to ensure good social integration.
Persimmon Homes South Midlands
Mr D Onions
Pegasus Planning Group
5 The Priory
Old London Road
Note: The map marker shows the approximate centre of the application postcode, if available, or the nearest geocoded location from the address. The actual location may be slightly different.