Agenda item

Construct a new build residential care home for 40 residents with associated gardens and parking.

 

The Head of Development and Place introduced the report.

 

RESOLVED:

 

That the Borough Council GRANTS FULL PLANNING PERMISSION, subject to the owner entering into a Section 106 agreement to secure planning obligations with the Borough Council as Local Planning Authority and with the County Council as Highway Authority for the financial contributions towards health and bus stop infrastructure and a Local Labour Agreement and subject to the following conditions:

 

Conditions

 

1         The development must be begun not later than three years beginning with the date of this permission.

 

2         The development hereby approved shall be completed in accordance with the submitted documents and plans received on the 24th December 2020: -

 

Application Form; Design and Access Statement;

Tree Survey produced by John A Booth dated November 2020;

Transport Assessment produced by Bancroft Consulting dated November 2020;

Existing Site Plan Ground Floor drg no.  2774(02)001;

Proposed Block Plan Roof Plan drg no.  2774(08)001;

Proposed Site Plan Ground Floor drg no.  2774(08)002;

Tree Protection Plan drg no. 2774(08)003;

Proposed First Floor Layout drg no.  2774(028)101;

Proposed Second Floor Layout drg no.  2774(028)201;

Proposed Layout Lower Ground Floor drg no.  2774(028)B01;

Proposed Layout Upper Ground Floor drg. no.  2774(08)G01 Rev A;

Proposed Elevations 1 of 2 drg. no. 2774(08)E01 Rev A;

Proposed Elevations 2 of 2 drg. no. 2774(08)E02 Rev A;

Proposed Sections 1 of 2 drg. no. 2774(08)S01 Rev A;

Proposed Sections 2 of 2 drg. no. 2774(08)S02 Rev A;

Proposed Street Sections drg. no. 2774(08)S03; and

 

the following plans deposited on the 12th February 2021:-

 

Revised Proposed Site Plan drg. no. 2774(08)002 Rev A;

Revised Tree Protection Plan and AMS drg. no. 2774(08)003 A.

 

The development hereby permitted shall be undertaken in accordance with the submitted documents.

 

3         Prior to above ground works commencing, samples of the materials to be used in the external elevation treatment of the building shall be submitted to and approved in writing by the Local Planning Authority. The details as approved shall be used in the construction of the building hereby approved.

 

4        Prior to above ground works commencing details of the soft and hard landscape works shall be submitted to and approved in writing by the Local Planning Authority. The detailed landscape plans and particulars shall include details of size, species, positions and densities of all trees, hedges and shrubs to be retained and to be planted together with a programme of implementation. The development shall be implemented in accordance with the approved details.

 

5         If within a period of five years beginning with the date of the planting of any tree or shrub, approved in relation to condition 4 of this permission, that tree or shrub, or any tree or shrub that is planted in replacement of it, is removed, uprooted or destroyed or dies, or becomes in the opinion of the Local Planning Authority seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place.

 

6         Trees to be retained on site shall be protected in complete accordance with details contained within the Revised Tree Protection Plan and AMS drg. no. 2774(08)003 deposited on the 12th February 2021.

 

7         Prior to the occupation of the building hereby permitted there shall submitted to and approved in writing by the Local Planning Authority details of a waste management plan. The development shall be carried out in accordance with the approved details.  

 

8         Prior to the occupation of the building hereby permitted precise details of the bin store shall be submitted to and approved in writing by the Local Planning Authority. The bin store shall be implemented and made available for use in accordance with the approved details prior to first occupation of the building and shall be retained and maintained for the lifetime of the development.

 

9         Prior to above ground works commencing precise details of all means of ventilation and extraction shall be submitted to and approved in writing by the Local Planning Authority. All equipment installed as part of the approved scheme shall thereafter be operated and maintained in accordance with the approved details and shall be retained for the lifetime of the development.

 

10        No part of the development hereby permitted shall be brought into use until the access to the site has been widened, completed and surfaced in a bound material in accordance with approved plan entitled' Proposed Site Plan ground floor', plan number 2774 (08) 002 Rev A.

 

11        No part of the development hereby permitted shall be brought into use until the parking, turning and servicing areas are surfaced in a bound material with the parking bays clearly delineated in accordance with plans entitled' Proposed Site Plan ground floor', plan number 2774 (08) 002 Rev A. The parking, turning and servicing areas shall be maintained for the life of the development and shall not be used for any purpose other than parking, turning, loading and unloading of vehicles.

 

12        Prior to the occupation of building(s) hereby permitted, details shall be submitted to and approved in writing by the Local Planning Authority as to the position within the development of one (1) Electric Vehicle Recharging Point. The Electric Vehicle Recharging Point shall be in a prominent position on the site and shall be for the exclusive use of zero emission vehicles. The Electric Vehicle Recharging Point shall be installed prior to occupation of any part of the development and shall be thereafter maintained in the location as approved for the lifetime of the development. 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 staff and visitors.

 

13        The development hereby permitted shall not be occupied until the bathroom/ensuite windows to the side elevations of the building have been fitted with obscured glazing to a minimum of Pilkington Level 4 and non-opening and shall be retained as such thereafter.

 

14        The proposed 1.8m high screening to the terrace as shown on the Proposed First Floor Layout drg no.  2774(028)101 shall be obscure glazed to a Pilkington Level 4 and shall be installed prior to the terrace being brought into use. It shall thereafter be retained for the lifetime of the development.

 

15        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.

 

Reasons

 

1         In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

 

 2         For the avoidance of doubt.

 

3         To ensure a satisfactory form of development and the interest of visual amenity.

 

4         To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

 

5         To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

 

 6         To ensure that retained trees are protected.

 

 7         To ensure a satisfactory development.

 

8         To ensure a satisfactory form of development and the interest of visual amenity.

 

 9         To safeguard the amenity of the occupiers of neighbouring property.

 

10        To enable vehicles to enter and leave the public highway in a slow and controlled manner and in the interests of general Highway safety.

 

11        To ensure that adequate off-street parking provision is made to reduce the possibilities of the proposed development leading to on-street parking in the area.

 

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.

 

13        To safeguard the amenity of the occupiers of neighbouring property.

 

14        To safeguard the amenity of the occupiers of neighbouring property.

 

15        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 principle of the development accords with the objectives of national and local planning policies. It is considered that the proposal wold not result in undue harm to visual and residential amenity, or highway safety. It is therefore considered that the granting of planning permission would fully accord with the objectives of the relevant planning policies set out in the National Planning Policy Framework, Aligned Core Strategy, Local Planning Document and Supplementary Planning Documents.

 

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 not payable on the development hereby approved as the development type proposed is zero rated in this location.

 

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk.Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com

 

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 38 of the National Planning Policy Framework (2018).

 

Councillor Najuk left the meeting.