Agenda item

To GRANT PLANNING PERMISSION 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 carried out in accordance with the approved plans (drawing no. 11044/12 and 11044/13 deposited 15th April 2014 and 11044/10A and 11044/11A deposited 25th April 2014).

3.         Before development is commenced there shall be submitted to and approved in writing by the Borough Council a sample of the materials to be used in the external elevations of the proposed development. The development shall be constructed in accordance with the approved details.

4.         Before development is commenced there shall be submitted to and approved in writing by the Borough Council details of the position of the means of enclosure of the site. The means of enclosure shall be erected in accordance with the approved details prior to the dwelling being first occupied.

5.         Prior to the demolition of the existing garage a protected species survey shall be undertaken and submitted to the Borough Council. No development shall commence until the applicant has secured the implementation of a programme of mitigation for protected species using the site in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority.

6.         Before development is commenced there shall be submitted to and approved by the Borough Council a landscape plan of the site showing the position, type and planting size of all trees and shrubs proposed to be planted. The landscape scheme hereby approved shall be carried out in the first planting season following the substantial completion of the development and any planting material which becomes diseased or dies within five years of the completion of the development shall be replaced in the next planting season by the applicants or their successors in title.

7.         Before development is commenced there shall be submitted to and approved by the Borough Council details of the means of surfacing of the unbuilt portions of the site. The means of surfacing shall be erected in accordance with the approved details prior to the dwelling being first occupied.

8.         The development hereby permitted shall not commence until the drainage plans the disposal of surface water and foul sewage have been submitted to and approved by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details before the development is first brought into use.

9.         The development hereby approved shall be carried out in accordance with the findings and recommendations of the White Peak Tree Consultancy Ltd. tree survey 'A predevelopment appraisal of the trees at and adjacent to 7 Gorse Hill, Ravenshead' January 2013.

10.       No part of the development hereby approved shall be brought into use until all drives and parking 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 parking areas shall then be maintained in such hard bound material for the life of the development.

11.       No works permitted under Class A, B, C and E of Part 1 Schedule 2 of the Town & Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or in any provision equivalent to that Class in any Statutory Instrument revoking and re-enacting that Order) shall be undertaken without the prior written permission of the Borough Council as 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 the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

4.         To ensure the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

5.         To ensure the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

6.         To ensure the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

7.         To ensure the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

8.         To ensure that the development is provided with a satisfactory means of of drainage as well as to reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution.

9.         In the interests of good arboricultural practice and to ensure the details of the development are satisfactory in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

10.       In the interests of highway safety and to reduce the possibility of deleterious material being deposited on the highway (loose stones etc).

11.       To protect the character of the area and the amenity of adjoining and nearby dwellings, in accordance with the aims of policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Saved Policies 2008).

Reasons for Decision

In the opinion of the Borough Council the proposed dwellings are of an acceptable size, design and layout and would have no undue impacts on neighbouring amenity or the character of the area. There are no highway implications. The proposal therefore complies with the National Planning Policy Framework (2012) and Policies ENV1, H7 and H16 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2008).

Notes to Applicant

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraphs 186 to 187 of the National Planning Policy Framework. It has done this by has undertaking negotiations during the consideration of the application to address concerns in connection with the proposal. Amendments have been made to the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and favourable recommendation.

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.

Your attention is drawn to the attached comments of Nottinghamshire Wildlife Trust drawing your attention to your legal obligations should any bats be found during development.

You are advised that planning permission does not override any private legal matters which may affect the application site, over which the Borough Council has no jurisdiction (e.g. covenants imposed by former owners, rights of light, etc.).

The attached permission is for development which will involve building up to, or close to, the boundary of the site.  Your attention is drawn to the fact that if you should need access to neighbouring land in another ownership in order to facilitate the construction of the building and its future maintenance you are advised to obtain permission from the owner of the land for such access before beginning your development.