Agenda item

Application no. 2016/0060- 88 Sheepwalk Lane, Ravenshead

Minutes:

Demolition of existing dwelling and erection of 3 no. detached dwellings with integral garages. Block up existing vehicular access and provide new relocated vehicular access.

 

The Interim Head of Planning introduced the item and advised Members of a proposed revision to Condition 7 regarding landscaping and a proposed additional condition 10 regarding drainage. 

 

It was proposed and seconded to accept the revised conditions and the application was then put to a vote.

 

RESOLVED to GRANT PLANNING PERMISSION, subject to the following amended 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 built in accordance with the approved plans, application form, Arboricultural Impact Assessment and Supporting Document received on the 21st January 2016, drawing no's VED394-504 "Plot C & D - As Proposed" received on 21st January 2016, drawing no. VED394-506A "Existing Site Survey/Tree Removal" received on 4th March 2016, and revised plans, drawing no's VED394-500B "Site Plan - As Proposed", VED394-501B "Site Plan - As Proposed with Landscaping", VED394-505B "Site Plan - Tracking, Vis Splay & Highway", VED394-502A "Site Sections - As Proposed", VED394-503B "Plot B - As Proposed (Plot A removed)", received on 22nd April 2016.

3.         No part of the development hereby permitted shall be brought into use until the visibility splays shown on drawing no VED394-505B are provided. The area within the visibility splays referred to in this condition shall thereafter be kept free of all obstructions, structures or erections.

4.         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.

5.         No part of the development hereby permitted shall be brought into use until the access is constructed with a gradient not exceeding 1 in 20 for a distance of 5m from the rear of the highway boundary, and never exceeds 1:12 thereafter, in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.

6.         No part of the development hereby permitted shall be brought into use until the existing site access that has been made redundant as a consequence of this consent and as shown on plan VED394 505B is permanently closed and the access crossing reinstated as verge and footway in accordance with details to be first submitted to and approved in writing by Gedling Borough Council.

7.         The approved landscape scheme, drawing no. VED394-501B, 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.  The retained trees shown on plan no: VED394-500B shall be protected strictly in accordance with the approved details and shall be retained for the life of the development. The retained trees shall not be felled / lopped / pruned without the prior written approval of the Local Planning Authority. 

8.         No additional windows or openings to those shown on the approved plans shall be inserted in the external elevations of the proposed dwellings at any time, unless express consent has been given in writing by the Borough Council.

9.         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 2015 (or in any provision equivalent to that Class in any Statutory Instrument revoking and re-enacting that Order) shall be undertaken without the express consent of the Borough Council.

10.       No part of the development hereby approved shall take place until a detailed surface water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority for that phase, based on sustainable drainage principles. The scheme shall subsequently be implemented strictly in accordance with the approved details before occupation and shall be retained for the life of the development 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.         In the interests of Highway safety.

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

5.         In the interests of Highway safety.

6.         In the interests of Highway safety.

7.         To ensure satisfactory development, in accordance with the aims of policy ENV1 of the Gedling Borough Council Replacement Local Plan (Certain Policies Saved 2014).

8.         To prevent the overlooking of the adjoining property, in accordance with the aims of Policy ENV1 of the Gedling Borough Replacement Local Plan (2014).

9.         To ensure a satisfactory development, in accordance with the aims of policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved) 2014.

10.       To prevent the increased risk of flooding, to improve and protect water quality; to improve habitat and amenity; and to ensure the future maintenance of sustainable drainage structures, in accordance with the National Planning Policy Framework and Policies 1 and 17 of the Aligned Core Strategy for Gedling Borough (September 2014).

Reasons for Decision

In the opinion of the Borough Council the proposed development is visually acceptable, results in no significant impact on neighbouring properties, the area in general and is acceptable from a highway safety viewpoint. The proposal therefore accords with Policy 10 of the Aligned Core Strategy (September 2014), policies ENV1 and H7 of the Gedling Borough Council Replacement Local Plan (Certain Policies Saved 2014), advice contained within the NPPF (2012) and the SPD "Parking Provision for Residential Development".

 

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

 

You must contact the Borough Council's Building Control Section with regard to any proposed demolition of buildings on the site at least 4 weeks prior to any site clearance commencing.

 

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.

 

The proposal makes it necessary to construct a new access and reinstate the redundant site access and vehicular crossing over a footway 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.

 

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. Negotiations have taken place during the consideration of the application to address adverse impacts identified by officers in connection with the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and a favourable recommendation.

 

The applicants attention is drawn to an informal planning guidance document which has been produced to try and define what sustainable development means in the context of air quality, and how we might help decrease levels by incorporating mitigation measures into scheme design as standard. (Seehttp://www.gedling.gov.uk/planningbuildingcontrol/planningpolicy/emerginglocalplan/supplementaryplanningdocuments/) We would also ask therefore, that the developer considers the commitment to incorporate provision for an EV (electric vehicle) charging point(s); to allow employees and/or clients/visitors to charge electric/plug-in hybrid vehicles whilst on site. Reference can be made to guidance produced by IET Code of Practice for EV Charging Equipment Installation for details of charging points and plugs specifications.

 

Severn Trent Water advises that there is a public sewer located within the application site. Public sewers have statutory protection by virtue of the Water Industry Act 1991 as amended by the Water Act 2003 and you may not build close to, directly over or divert a public sewer without consent. You are advised to contact Severn Trent Water to discuss your proposals. Severn Trent Water will seek to assist you in obtaining a solution which protects both the public sewer and the proposed development.

 

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.

 

 

 

 

 

 

Supporting documents: