Agenda item

Erection of a single storey rear extension garden room and retrospective permission for the erection of additional fence panels to front.

Dr Lidder, a local resident, spoke in objection to the application.

The applicant spoke in support of the application.

The Service Manager – Development Services introduced the report.

RESOLVED to Grant Planning Permission subject to the following conditions: -

Conditions

 1         This permission shall be read in accordance with the details within the application form, the Site Location Plan and the following drawing, NSB/50/02/A "Ground Floor and Roof", submitted on the 27th August 2018, the supporting "Plans and Drawings for Proposed Fence" submitted on the 5th September 2018, and the amended drawing NSB/50/05 "Construction Section A - A" submitted on the 15th October 2018. The development shall thereafter be undertaken in accordance with these plans/details.

 2         In the event that contamination is found at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority and once the Local Planning Authority has identified the part of the site affected by the unexpected contamination development must be halted on that part of the site. An assessment must be undertaken in accordance with the requirements of the Local Planning Authority, and where remediation is necessary a remediation scheme, together with a timetable for its implementation and verification reporting, must be submitted to and approved in writing by the Local Planning Authority.

 3         No building/extension hereby approved by this permission shall be occupied or first brought into use until the agreed gas protection measures have been completed and certified in accordance with the details shown on the amended drawing NSB/50/05 "Construction Section A - A" submitted on the 15th October 2018.

Reasons

 1         For the avoidance of doubt and to define the terms of this permission.

 2         To ensure the development is safe and suitable for use, thereby taking into consideration paragraph 178 of the National Planning Policy Framework and policy LPD7 of the Councils Local Plan.

 3         To ensure that this development does not prejudice the groundworks carried out under the provisions of planning application ref: 95/1495.

Reasons for Decision

In the opinion of the Borough Council the proposed development is visually acceptable, results in no significant impact on the amenity of neighbouring residential properties and would not have any adverse impacts on Highways Safety. The development therefore accords with the aims set out in the National Planning Policy Framework, Policy 10 of the Aligned Core Strategy and Policies 32, 34 and 43 of the Local Planning Document.

Notes to Applicant

Particular care should be taken to avoid damaging, penetrating or puncturing the gas resistant membrane. Before laying the membrane, all projections on the top of the slab which may puncture or damage the membrane must be removed. The membrane should be protected during installation, such as through the use of temporary boarding. This should protect the membrane from accidental damage from site activities. Heavy trafficking over the membrane should be avoided. It is important to check that the barrier is not damaged in any way before it is covered with a screed. Any damage to the membrane should be repaired before proceeding with later works.

It is especially important that attention is paid to detailing and workmanship in jointing of the barrier, and to ensure that the barrier is sealed across the entire footprint of the building including the use of a compatible proprietary damp proof course. Joints in the gas-resistant membrane should be overlapped and taped or site welded to the membrane manufacturer's specifications. If the joints are site-welded, care is needed to avoid damaging the membrane during the welding operation. Prefabricated sections for edges and corners can be used to continue the gas-resistant barrier over awkward areas. To avoid the potential for migration pathways that may arise from poorly constructed joints, an alternative to site-welding is to install a prefabricated membrane as a single sheet manufactured to the same plan dimensions as the ground floor. All sealants used which come into contact with the membrane should be chemically compatible with the membrane. Precautions must be taken to avoid thermal effects including heating / fires etc. which may cause physical breakdown of the material.

Each service penetration through the membrane should be sealed against gas ingress. This can be achieved by the use of pre-fabricated joints / seals, such as 'top-hat' sections for pipes. The top-hat diameter should match the service pipe diameter. Penetrations should be avoided at points where the membrane is lapped, because of the greater difficulty of resealing.

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 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 at www.gedling.gov.uk.  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 gross internal area of new build is less 100 square metres

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.

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). During the processing of the application there were considered to be no problems for which the Borough Council had to seek a solution in relation to this application.