Application Type: Outline
Application Received: 25 March 2014
Statutory Start Date: 19 May 2014
Consultation Period From: 22 May 2014
Consultation Period End: 19 February 2015
Decision Date: 25 September 2015
Case Officer: Emma Ridley
Decision: Approved - Outline
This decision is subject to the following conditions:
Application for all approval of reserved matters shall be made to the Local Planning Authority before the expiration of 12 months from the date of this permission. The development hereby permitted shall be begun before the expiration of two years 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
Approval of the details of the layout, scale and external appearance 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.
Before the first vehicular use of the emergency access hereby approved, visibility splays shall be provided from a point 0.6m above ground level at the centre of the access to the application site and 2.4 metres back from the nearside edge of the adjoining carriageway, (measured perpendicularly), for a distance of 47 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.
Prior to the commencement of the construction of any access or roadway hereby permitted, details of the estate road connection to Conningsby Drive and the emergency access and 2 metre wide footway along Three Springs Road A4104 together with the details of a temporary site access for site operatives shall be submitted to and approved in writing by the Local Planning Authority. The housing hereby approved shall not be first occupied until the access/roadways have been constructed in accordance with the approved details.
Reason: In the interests of highway safety.
Prior to the commencement of their construction, engineering details and specification of the proposed roads, footways, service strips, emergency access and highway drains shall be submitted to and approved in writing by the Local Planning Authority. None of the houses hereby approved shall be occupied until vehicular/pedestrian access to each house from the existing public highway have been constructed in accordance with the approved details. Also none of the dwellings hereby approved shall be first occupied until the completion of the emergency vehicle access as indicated on the indicative layout plan and as per the details approved under the terms of this condition.
Reason: To ensure an adequate and acceptable means of access is available before the dwellings are occupied.
The dwellings hereby permitted shall not be occupied until the individual vehicular accesses, shared roadway, entrances, shared turning areas and parking facilities have been properly consolidated, surfaced, drained and otherwise constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority and these areas shall thereafter be retained and kept available for those uses at all times.
Reason: In the interests of vehicle and pedestrian safety.
The development hereby permitted shall not begin until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for: a) The parking of vehicles of site operatives and visitors within the application site. b) Loading and unloading of plant and materials within the application site. c) Storage of plant and materials within the application site. d) Siting of site offices within the application site.
Reason: To prevent indiscriminate parking in the interests of vehicle and pedestrian safety. This information is required prior to the commencement of development as it relates to the construction stage of the approved development.
No work shall commence upon the development hereby authorised by this permission until details of the routing of construction and delivery vehicles on the highway network associated with the proposed development to and from the site shall be via the emergency access together with agreed traffic management measures have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authorities.
Reason: To ensure that the construction traffic associated with the proposed development keeps to the designated route by way of the emergency access to and from Three Springs Road A4104. This information is required prior to the commencement of development as it relates to the construction stage of the approved development.
Drainage arrangements shall be provided to ensure that surface water from the emergency access to Three Springs Road A4104 does not discharge onto the public highway. No drainage from the proposed development shall be allowed to discharge into any highway drain or over any part of the public highway.
Reason In the Interests of highway safety.
Prior to the first occupation of any dwelling hereby approved secure parking for cycles to comply with the Council's standards shall be provided within the curtilage of each dwelling and these facilities shall thereafter be retained for the parking of cycles only.
Reason: To comply with the Council's parking standards
No dwelling hereby permitted shall be occupied until the applicant has submitted to and have approved in writing a welcome pack that promotes sustainable travel for future residents with the Local Planning Authority. The welcome pack shall be provided to all first occupiers of the dwellings hereby approved.
Reason. To reduce vehicle movements and promote sustainable access.
Development shall not begin until details of the proposed drainage works, both surface and foul, have been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be carried out in accordance with the details approved prior to the occupation of the dwellings.
Reason - To ensure that the development is provided with a satisfactory means of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution, in accordance with saved Policies GD2 and ENV19 of the Wychavon District Local Plan (June 2006), as well as guidance contained in the adopted Water Management SPD. It would be impractical and inappropriate to consider the acceptability of drainage systems once development had commenced.
A phase I desk study and site walkover shall be carried out to check for contaminates on the site and shall include the identification of previous site uses, potential contaminants that might reasonably be expected given those uses and any other relevant information. A preliminary risk assessment report shall be submitted to the local planning authority for approval in writing prior to the commencement of development. The preliminary risk assessment report shall contain a diagrammatical representation (conceptual model) based on the information above and shall include all potential contaminants, sources and receptors to determine whether a site investigation is required and this should be detailed in a report supplied to the Local Planning Authority. The risk assessment must be carried out and approved in writing by the Local Planning Authority before any development takes place.
If an unacceptable risk is identified, a scheme for detailed site investigation must be submitted to and approved in writing by the Local Planning Authority prior to any development work being commenced. The scheme must be designed to assess the nature and extent of any contamination and must be led by the findings of the preliminary risk assessment. The investigation and risk assessment scheme must be compiled by competent persons and must be designed in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Contaminated Land, CLR11'
Detailed site investigation and risk assessment must be undertaken and a written report of the findings produced. This report must be approved by the Local Planning Authority prior to any development taking place.
Where identified as necessary a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
Following the completion of the measures identified in the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. It would be impractical and inappropriate to consider the acceptability of ground contamination remediation once development had commenced.
Unless otherwise required by other conditions attached to this permission, the access to the development hereby permitted shall be carried out in accordance with the approved plans below, and the development in outline shall be carried out in accordance with the broad principles set out within composite layout plan so as to allow for the protection of the open space areas trees and to prevent development within a closer radius to ponds containing protected species.
Dr No.15373 - 03 A (Proposed Pedestrian and Emergency Vehicular Access) and 1171- 2- Rev B (Composite Planning Layout).
Reason - To define the permission.
Prior to the first occupation of the development hereby permitted, the details set out in the submitted Water Management Statement shall be fully implemented and remain thereafter. Reason - To ensure that an appropriate sustainable drainage system is provided to serve the development and to reduce the consumption of water. This is in accordance with the SPD on Water Management.
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.
All existing trees on site whether shown or not on the plans, or branches from trees on adjacent land that overhang the site, 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 on site during development shall 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.
If any retained tree 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 from being damaged during construction work and to preserve the amenities of the locality. This information is needed at the start as it would be impractical to submit these details following commencement of development.
With the submission of the reserved matters application full details of soft landscaping works will need to be 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.
Reason - To protect and enhance the visual amenities of the area to provive ecological mitigation and enhancement and to ensure the satisfactory development of the site.
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 an 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. These details are required prior to the commencement of development as it would be impractical and inappropriate to approve such details once development has commence
The development hereby permitted shall be carried out in strict accordance with the Enhancement and Habitat Management Plan submitted by Crestwood Environmental dated 14 January 2015 and the Composite Planning Layout Drg No. 1171-20 Rev.B showing ecological mitigation and enhancement areas.
Reason - To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 and to ensure that the proposed 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.
Henley in Arden
Mr J Jowitt
5 St Paul's Terrace
82 Northwood Street
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.