Agenda item

Erection of up to 7 dwellings with (private) accesses and garaging.

 

The Head of Development and Place introduced the report.

 

 

RESOLVED:

 

To Grant Outline Planning Permission with the matters of Access, Layout, Scale and appearance approved: Subject to the owner entering into planning obligations with the Borough Council as Local Planning Authority and with the County Council as Local Education Authority for financial contributions towards off-site open space and its future maintenance and education; and subject to the following conditions for the reasons set out in the report.

 

 

Conditions

 

1         Details of landscaping, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development takes place and the development shall be carried out as approved.

 

2         Application for the approval of reserved matters must be made not later than three years from the date of the outline permission and the development to which this permission relates must be begun within two years from the date of final approval of reserved matters.

 

3         The development hereby permitted shall be completed in accordance with the submitted documents and plans received on the 5th November 2020 - the Application Form; Site Location Plan; Plots 1-3 Layout and Elevations drg. no. 03 Rev B; Plots 4-7 Layout and Elevation drg. no. 04 Rev A; and revised Proposed Site Plan with Visibility Splay and Highways drg. no 02 Rev B deposited on the 1st February 2021. For the avoidance of doubt

 

4         No above ground construction works shall commence on the development hereby approved until samples of the proposed external facing and roofing materials to be used in the construction of the development have been submitted to, and approved in writing by the Local Planning Authority and the development shall only be undertaken in accordance with the materials so approved and shall be retained as such thereafter.

 

5         Prior to the dwellings being first occupied complete details of all walls (including retaining walls), fences, gates or other means of enclosure to be erected in or around the development shall be submitted to and approved in writing by the Local Planning Authority. Prior to first occupation of the dwellings the, the walls (including retaining walls), fences, gates or other means of enclosure shall be erected as approved and retained thereafter.

 

6         No part of the development hereby permitted shall be brought into use until the visibility splays shown on no. drg. no 02 Rev B (Proposed Site Plan with Visibility Splay and Highways) deposited on the 1st February 2021 are provided. The area within the visibility splays as identified on the drawing shall thereafter be kept free of all obstructions, structures or erections.

 

7         The dwellings shall not be brought into use until the verge vehicular footway crossings are available for use and constructed in accordance with the Highway Authority specification to the satisfaction of the Local Planning Authority.

 

8         The dwellings shall not be brought into use until all drives and any parking or turning areas are surfaced in a hard-bound material (not loose gravel) for a minimum of 5.5 metres behind the Highway boundary. The surfaced drives and any parking or turning areas shall then be maintained in such hard-bound material for the life of the development.

 

9         The dwellings shall not be brought into use until the access driveway / parking / turning area (s) is constructed with provision to prevent the unregulated discharge of surface water from the driveway/parking/turning area(s) to the public highway in accordance with details first submitted to and approved in writing by the LPA. The provision to prevent the unregulated discharge of surface water to the public highway shall then be retained for the life of the development.

 

10        The dwellings shall not be brought into use until the bin store has been constructed and positioned in accordance with drg. no 02 Rev B (Proposed Site Plan with Visibility Splay and Highways) deposited on the 1st February 2021.

 

11        Prior to commencement of the development a Construction Emission Management Plan (CEMP) for minimising the emission of dust and other emissions to air during the site preparation and construction shall be submitted to and approved in writing by the Local Planning Authority.  The CEMP must be prepared with due regard to the guidance produced by the Council on the assessment of dust from demolition and construction and include a site specific dust risk assessment.  All works on site shall be undertaken in accordance with the approved CEMP unless otherwise agreed in writing by the Local Planning Authority.

 

12        From the date of first occupation every property built on the site with one or more dedicated vehicle parking spaces and/ or a garage shall be provided with access to an electric vehicle (EV) charge point. Charge points must have a minimum power rating output of 7kW on a dedicated circuit, capable of providing a safe overnight charge to an electric vehicle.All EV charging points shall meet relevant safety and accessibility requirements and be clearly marked with their purpose; which should be drawn to the attention of new residents in their new home welcome pack / travel planning advice.

 

Reasons

 

1         To comply with the requirements of Section 92 of the Town and Country Planning Act 1990. The application is expressed to be in outline only in accordance with Article 5 of the Town and Country Planning (Development Management Procedure)(England) Order 2015.

 

2         To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

 3         For the avoidance of doubt.

 

4         In the interests of visual amenity in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014) and policy LPD 40 of the Local Planning Document (2018).

 

5         To ensure a satisfactory development in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014) and policies LPD 32 and LPD 40 of the Local Planning Document (2018).

 

 6         In the interests of highway safety.

 

 7         In the interests of Highway safety.

 

8         To reduce the possibility of deleterious material being deposited on the public highway (loose stones etc.)

 

9         To ensure surface water from the site is not deposited on the public highway causing dangers to road users.

 

10        To enable the bins to be collected by the refuse team on collection day.

 

11        To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan.

 

12        To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan.

 

 

Reasons for Decision

 

The development is visually acceptable, results in no undue impact on neighbouring properties or the area in general. There are no highway safety or parking issues arising as part of the proposal. The proposal would not be viable if the required affordable planning obligations are provided. However, financial contributions towards education and open space provision and maintenance would not render the development unviable. Taking the above into account, it is considered that the proposal is appropriate for its context and is in accordance with Sections 2, 4, 5, 6, 8, 9, 11 and 12 of the NPPF (2019), Policies A, 1, 2, 8, 10, 17 18 and 19 of the Aligned Core Strategy (2014) and Policies LPD 4, 10, 11, 18, 21, 32, 33, 35, 36, 37, 40, 48, 57, 61, 62 and 67 the Local Planning Document Part 2 Local Plan (2018). There are no material considerations that indicate otherwise although conditions have been attached

 

Notes to Applicant

 

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website. The proposed development has been assessed and it is the Council's view that CIL IS PAYABLE on the development hereby approved as is detailed below.  Full details about the CIL Charge including, amount and process for payment will be set out in the Regulation 65 Liability Notice which will be sent to you as soon as possible after this decision notice has been issued.  If the development hereby approved is for a self-build dwelling, residential extension or residential annex you may be able to apply for relief from CIL.  Further details about CIL are available on the Council's website or from the Planning Portal: www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil

 

The proposal makes it necessary to construct a vehicular crossing over a verge of the public highway. These works shall be constructed to the satisfaction of the Highway Authority. You are, therefore, required to contact the County Council's Customer Services to arrange for these works on telephone 0300 500 80 80.to arrange for these works to be carried out.

 

The developer is encouraged to consider upgrading the EV charging facilities to incorporate mode 3 charging capability as this will help future proof the development and improve its sustainability. A suitable electrical socket can be provided to allow 'Mode 3' charging of an electric vehicle, allowing Smart charging of electric vehicles. All electrical circuits/installations shall comply with the electrical requirements of BS7671:2008 as well as conform to the IET code of practice on Electrical Vehicle Charging Equipment installation (2015).

 

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 38 of the National Planning Policy Framework (2019). Negotiations have taken place during the assessment of the application to address adverse impacts identified by officers. Amendments have subsequently been made to the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and a favourable recommendation.

 

 

 

 

                                                            Councillor Barnfather joined the meeting.