Planning Application

Case number W/14/00313/PN

Proposed 4no detached dwellings, 1 pair of semi detached dwellings and proposed new access

Location: Land Adjoining, Hackett End, Church Road, Crowle

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Application Type: Non-householder planning application

Parish: Crowle

Ward: Bowbrook

Application Received: 13 February 2014

Statutory Start Date: 20 March 2014

Consultation Period From: 25 March 2014

Consultation Period End: 16 July 2014

Decision Date: 3 June 2015

Case Officer: Vicky Stone

Status: Appeal Decided

Decision: Refused - Planning

This decision is 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.

    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.

  2. Details of the form, colour and finish of the materials to be used externally on the walls and roofs of the dwellings and garages hereby approved shall be subject to the approval, in writing, of the Local Planning Authority before any work on the site commences.

    Development shall be carried out in accordance with the approved details.

    Reason - To ensure that the development is visually satisfactory. This is in accordance with saved Local Plan Policy SUR1.

  3. The precise floorslab levels of each new dwelling, relative to the existing development on the boundary of the site shall be submitted to and approved by the Local Planning Authority.

    Development shall be carried out in accordance with the approved details thereafter.

    Reason - To ensure that the proposal does not have an adverse impact visually upon the surrounding environment or the amenities of adjacent residential properties. It is also required to ensure that the proposal is not adversely impacted upon from surface water flooding. This is in accordance with Saved Local Plan Policies GD2, ENV1, ENV19 and SUR1 as well as guidance contained in the adopted Water Management SPD.

  4. None of the dwellings shall be occupied until works for the disposal of sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

    Reason - To ensure a satisfactory means of drainage is available to serve the development. This is in accordance with saved Local Plan Policy GD2 as well as guidance contained in the Planning Practice Guidance.

  5. No building hereby permitted shall be occupied until surface water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority. Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system and the results of the assessment provided to the local planning authority. Where a sustainable drainage scheme is to be provided, the submitted details shall:

    provide 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; include a timetable for its implementation; and provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

    Reason - To ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policy ENV19 of the Wychavon District Local Plan (adopted June 2006) and the provisions of the Council's Water Management Supplementary Planning Document (October 2009).

  6. No part of the development shall be commenced until full details of soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details submitted must include:

    i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread. ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas. iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants. iv) a written specification outlining cultivation and other operations associated with plant and grass establishment. v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.

    All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner.

    Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

    Details of ecological mitigation and ehancement shall also be submitted and development carried out in accordance with the approved details.

    Reason: To protect and enhance the visual amenities of the area and to ensure the satisfactory development of the site - in accordance with Policies GD2 and ENV1 of the Wychavon District Local Plan (June 2006).

  7. All existing trees and hedges on site, or branches from trees on adjacent land that overhang the site, unless indicated on the approved plan(s) to be removed, shall be retained and shall not be felled or pruned or otherwise removed.

    Temporary fencing for the protection of all retained trees/hedges on site during development shall be erected in accordance with BS 5837:2012 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. This is in accordance with saved Local Plan Policy ENV1.

  8. No part of the development shall be commenced until a landscape management plan, including maintenance schedule, for the retained/replacement hedge to the western (roadside) boundary has been submitted to and approved in writing by the Local Planning Authority.

    No part of the development shall be occupied/used until the relevant part of the management plan has been carried out.

    Reason: To protect and enhance the visual amenities of the area and to ensure the satisfactory development of the site - in accordance with Policies GD2 and ENV1 of the Wychavon District Local Plan (June 2006).

  9. Before any other works hereby approved are commenced, visibility splays shall be provided from a point 0.6m above ground level at the centre of the access to the application site and 2 metres back from the nearside edge of the adjoining carriageway, (measured perpendicularly), for a distance of 43 metres in each direction along the nearside edge of the adjoining carriageway. Nothing shall be planted, erected and/or allowed to grow on the triangular area of land so formed which would obstruct the visibility described above and these areas shall thereafter be retained and kept available for visibility purposes at all times.

    Reason: In the interests of highway safety

  10. The development hereby permitted shall not be occupied until the access, turning area and parking facilities shown on the approved plan have been properly consolidated, surfaced, drained and otherwise constructed in accordance with details to be submitted and approved in writing to the Local Planning Authority and these areas shall thereafter be retained and kept available for those users at all times.

    Reason: In the interests of Highway safety and to ensure the free flow of traffic using the adjoining Highway.

  11. Development shall not begin until details of the footpath crossing on Church Road have been submitted to and approved in writing by the Local Planning Authority, and the development shall not be occupied until the scheme has been constructed in accordance with the approved details.

    Reason: To ensure the safe and free flow of traffic on the highway.

  12. A Construction Environmental Management Plan shall be submitted to and approved in writing by the local planning authority prior to commencement of development. This shall include the following:-

    a. Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway; b. Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);

    The measures set out in the approved Plan shall be carried out in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved by in writing by the local planning authority.

    Reason: To protect the amenities of nearby properties during the construction of the development and to protect the natural and water environment from pollution.

  13. A) 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:

    1. The programme and methodology of site investigation and recording. 2. The programme for post investigation assessment. 3. Provision to be made for analysis of the site investigation and recording. 4. Provision to be made for publication and dissemination of the analysis and records of the site investigation 5. Provision to be made for archive deposition of the analysis and records of the site investigation 6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation. B) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A). C) 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 (A) 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.

  14. The development hereby permitted shall be carried out in strict accordance with the recommendations set out in the Phase 1 Habitat Survey report by Focus Ecology dated March 2014 and submitted with this application. In particular:

    - ensuring that nesting birds are not disturbed during clearance works; - precautionary measures to avoid harm to reptiles and amphibians; - enhancement for bats and birds through the provision of bat bricks and bird nesting boxes; and - avoidance of external lighting near bat roosts and foraging and commuting habitat.

    Details of the type and location of the chosen bat roosting feature and bird box and external light fixtures shall be submitted to and approved in writing prior to the commencement of the development. The approved features shall be installed prior to the development hereby permitted first being occupied/used and maintained thereafter.

    Reason - To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site and for the wider area in accordance with paragraphs 109 and 118 of the National Planning Policy Framework and to ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010.

  15. No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected.

    Development shall be carried out in accordance with the approved details.

    Reason - In order to ensure that there is an acceptable form of screening with adjacent properties. This is in accordance with saved Local Plan Policy GD2.

  16. 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.

  17. The development hereby permitted shall be carried out in accordance with the following approved plans:

    Drawing No. - Location Plan (O.S Mastermap 1:2500); 13.09.01; Proposed Site Plan (Oct/Nov 14); 13.09.03; 13.09.04; 13.09.05; 13.09.06; 13.09.07; 13.09.08.

    Reason - To define the permission.

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Applicant

Mr P Fletcher & Mr B Holton
Woodside House
Sneads Green
Worcester

Agent

Mr M Brown
Michael A Brown Design
Manor Farm Barn
Hadzor
DROITWICH SPA
Worcs
Simon N Hartshorne
The Culvert
Brockencote
Chaddesley Corbett
Kidderminster

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W/12/01312/PN
Date: 14 June 2012
Non-householder planning application: Refused - Planning
Development of 13 new homes (5 affordable)
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Location Map

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.

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