Agenda item

Construction of two self-contained flats.

RESOLVED 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.       This permission shall be read in accordance with the revised plans received by the Local Planning Authority on 4 March 2016, ref. 'Proposed Layouts, Elevations, Site Layout, Block and Location Plans' 1109 - 101 - Rev A. The development shall thereafter be undertaken in accordance with these plans unless otherwise agreed in writing by the Local Planning Authority.

3.       Before development commences, samples of all external materials to be used in the development shall be first submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with those details unless otherwise agreed with the Local Planning Authority.

4.       Before development is commenced there shall be submitted to and approved by the Local Planning Authority details of the means of surfacing of the unbuilt on portions of the site, including details of a pedestrian access from Standhill Road. The development shall thereafter be carried out in accordance with those details unless otherwise agreed with the Local Planning Authority.

5.       Before development is commenced there shall be submitted to and approved by the Local Planning Authority details of the means of enclosure of the site. The development shall thereafter be carried out in accordance with those details unless otherwise agreed with the Local Planning Authority.

6.       The proposed car parking spaces shall be surfaced and marked out in permanent materials before the development hereby permitted is first brought into use, and the spaces shall not thereafter be used for any other purpose other than the parking of vehicles.

7.       No part of the development hereby permitted shall be brought into use until a dropped vehicular footway crossing is available for use and constructed in accordance with the Highway Authority specification to the satisfaction of the Local Planning Authority.

8.       No part of the development hereby permitted shall 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.       No part of the development hereby permitted shall be brought into use until the access driveway/parking/turning areas is constructed with provision to prevent the unregulated discharge of surface water from the driveway/parking/turning areas 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.     Before development commences, details of the bin storage area including location and design shall be submitted to the Local Planning Authority for approval. The development shall thereafter be carried out in accordance with those details unless otherwise agreed with 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 and to define the terms of this permission.

3.       To ensure a satisfactory development in accordance with the aims of Policy 10 of the Gedling Borough Council Aligned Core Strategy (September 2014).

4.       To ensure a satisfactory development in accordance with the aims of Policy 10 of the Gedling Borough Council Aligned Core Strategy (September 2014).

5.       To ensure a satisfactory development in accordance with the aims of Policy 10 of the Gedling Borough Council Aligned Core Strategy (September 2014).

6.       In the interests of highway safety.

7.       In the interests of highway safety.

8.       To reduce the possibility of deleterious materials being deposited on the public highway.

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

10.     For the interests of residential amenity.

Reasons for Decision

In the opinion of the Borough Council the proposed development is visually acceptable, results in no significant impact on neighbouring residential properties and amenities and has no adverse impact upon the highway network. The proposal therefore accords with Policy 10 (Design and Enhancing Local Identity) of the Aligned Core Strategy 2014 and saved Policies ENV1 (Development Criteria) and H7 (Residential Development on Unidentified Sites in the Urban Area) of the Gedling Borough Replacement Local Plan.

Notes to Applicant

The proposal makes it necessary to construct a vehicular crossing over a footway of the public highway. These works shall then 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 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.

The Borough Council has worked positively and proactively with the applicant in accordance with paragraphs 186 to 187 of the National Planning Policy Framework. Discussions have taken place during the consideration of the application to address adverse impacts identified by officers and/or address concerns raised in letters of representation submitted in connection with the proposal. The application for planning permission is subsequently approved subject to conditions.

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.