Outline application for 11 new dwelling houses of which 36% are 'affordable'. New Access.
Location: Land Adjacent, 90 Bretforton Road, Badsey
Other planning applications at this location View location on mapApplication Type: Outline
Parish: Badsey
Ward: Badsey
Application Received: 27 May 2014
Statutory Start Date: 27 May 2014
Consultation Period From: 3 June 2014
Consultation Period End: 4 July 2014
Decision Date: 9 September 2014
Case Officer: Anna Brindle
Status: Decided
Decision: Approved - Outline
This decision is subject to the following conditions:
Approval of the details of the layout, 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 the approval of reserved matters shall be made to the Local Planning Authority before the expiration of twelve months from the date of this permission. The development hereby permitted shall be begun before the expiration of six 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 reduce the Council's housing supply shortfall.
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.
Development shall not begin until details of the junction arrangements and a 2m wide footway fronting the whole development site frontage 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.
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 2.4 metres back from the nearside edge of the adjoining carriageway, (measured perpendicularly), for a distance of 90 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.
Development shall not begin until the engineering details and specification of the proposed roads, footways, service strips and turning head together with highway drains have been submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure an adequate and acceptable means of access is available before the dwellings are occupied.
The dwellings hereby permitted shall not be brought into use until the individual vehicular accesses and entrances, visibility/vision splays, 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 highway safety.
The development shall not be occupied until the road works necessary to provide access from the nearest publicly maintained highway have been completed in accordance with details submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure an adequate and acceptable means of access is available before the dwelling or building is occupied.
All road works shall be completed within a period of two years or other period agreed in writing from the commencement of work on the site, or within six calendar months of the substantial completion of 75% of the building(s) { 8 no. dwellings} hereby approved if this is sooner. This will entail the making good of surfacing, grassing and landscaping in accordance with a specification submitted to and approved in writing by the Local Planning Authority. (Nothing in this condition shall conflict with any phasing scheme, in which respect it will be interpreted as applying to the particular phase being implemented).
Reason: In the interests of highways safety
Development shall not begin until parking for site operatives and visitors has been provided within the application site in accordance with details to be submitted to and approved by the Local Planning Authority and such provision shall be retained and kept available during construction of the development.
Reason: To prevent indiscriminate parking in the interests of highway safety.
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: To ensure that the historic environment is protected.
The reserved matters submission shall be accompanied by a Construction Management Plan which shall cover ecological issues and provide an ecological mitigation and enhancement strategy, detailing the long term management of the site, along with proposed landscaping features and the location of bat and bird boxes and providing a 30m buffer zone between the development and the nearest badgers sett. The Construction Management Plan shall be informed by the revised Phase 1 Habitat Survey dated 23 November 2012 and 11 April 2013.
The approved Construction Management Plan shall be provided in accordance with an agreed schedule and the agreed features and measures shall be retained thereafter.
Reason: To avoid any significant impact to local ecology.
Development shall not begin until drainage works have been carried out in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
Surface water from individual driveways and parking shall not discharge onto the public highway.
Reason - To ensure a satisfactory means of drainage is available to serve the development.
The reserved matters submissions shall include details of landscaping/boundary features between the application site and the adjoining existing properties. The approved features shall be provided prior to the occupation of any of the dwellings hereby approved.
Reason - To ensure the proposed development does not cause unacceptable harm to the amenities of neighbouring properties.
The application seeking approval of landscaping and/or layout 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, in particular including supplementary planting to the eastern boundary of the site; 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 and Policy SUR2 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 on the approved plan(s) to be removed, 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 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.
The development hereby permitted shall be in accordance with design principles/recommendations and housing mix specified in the e-mail received from Simon Marson dated 23rd April 2013 and attached to the electronic file on 24th April 2013.
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 storeys in height
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 a 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. A surface water drainage scheme shall be implemented in accordance with approved details prior to the occupation of the first dwelling hereby approved or in accordance with an alternative timetable agreed in writing by the Local Planning Authority.
Reason - To ensure the provision of an adequate and sustainable drainage system.
The proposed development shall include the provision of affordable housing of a type, size and location in accordance with the agreed details and in line with the Council's Supplementary Planning Guidance on the provision of affordable housing.
Reason -To ensure the proposed development complies with the Council's policy and guidance on the provision of affordable housing.
The reserved matters details required under conditions 1 and 2 above shall include details of at least 681.1 sq metres of public amenity/open space to be included as part of the proposed development. The information submitted shall include details of any landscaping features (including ponds etc) to be included within the public open space/public amenity area(s)
Prior to the commencement of development, details of how the proposed amenity land is to be maintained shall be submitted to and approved in writing by the Local Planning Authority. The amenity/open space shall be laid out in accordance with the approved details prior to the occupation of the fifth residential unit hereby permitted 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 development hereby permitted shall be carried out in accordance with the following approved plans:
2136-10 Proposed site entrance, Location Plan, 12m398-01 Drainage Layout.
Reason - To define the permission.
Lighthouse 400 Investments
2 Begbroke Manor
Spring Hill road
Begbroke
Kidlington, Oxon
Mr J Smart
Marson Rathbone Taylor
The Old Granary
Windsor Court
Greenhill Street
Stratford upon Avon, Warwickshire
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.