Agenda item

17/00980/OUT

 

Mrs Hallam.  Outline application for the erection of one detached dwelling with access, appearance, layout and scale applied for (with landscaping as a reserved matter) – Resubmission of app: 17/00533/OUT.  Land at Occupation Lane, South of Grange Lane, Stalmine, Lancashire.

 

This application was before the Planning Committee at the request of Councillor Bowen. Committee Members had the benefit of a site visit before the public meeting, to enable Members to understand the proposal and its setting beyond the plans submitted and the photos taken by the Case Officer.

 

Due to unforeseen circumstances, both a Member of the Public and one of the Ward Councillors for Hambleton and Stamine were unable to attend. So Ward Councillor Robinson, spoke to the Committee on their behalf, by reading out their objections to the application.

 

The application was approved as per the recommendation in the report of the Head of Planning Services as updated; that planning permission be granted subject to the following conditions:

 

 

Conditions and Reasons: -

       

1.           In the case of any reserved matter, namely, landscaping, of the development, application for approval must be made before the expiration of three years beginning with the date of this permission; and that the development hereby permitted shall be begun not later than:

 

·                         the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

             

Reason: This condition is required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.         The development shall be carried out, except where modified by the conditions to this permission, in accordance with the Planning Application received by the Local Planning Authority on 24.10.17 (unless otherwise stated) including the following plans/documents:

 

Design and Access Statement received 24.10.17

Site Location Plan received 24.10.17

Proposed Plan Dwg No. LF/JH/3217C received 24.10.17 (notwithstanding the extent of the road widening shown on this plan, full details of exact road widening arrangements to be agreed by condition 11)

Envirotech Ecological Appraisal (dated 01.03.17) received 30.10.17

 

The development shall be retained hereafter in accordance with this detail.

             

Reason: For the avoidance of doubt and so that the Local Planning Authority shall be satisfied as to the details.

 

3.           The development shall be carried out using those materials specified on the approved application form.

               

Reason: To safeguard the visual amenities of the locality and in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

4.           The development hereby approved shall be implemented in full accordance with the Ecological Appraisal submitted with the planning application Envirotech Ecology Appraisal (01.03.17) including all the mitigation measures set out in that report.

             

Reason: To ensure compliance with the Wildlife and Countryside Act 1981 and section 11 of the National Planning Policy Framework (March 2012).

 

5. Prior to the commencement of development a desk study to investigate and produce an assessment of the risk of the potential for on-site contamination shall be undertaken and submitted to and approved in writing by the Local Planning Authority. If the desk study identifies potential contamination, a detailed site investigation shall be carried out in accordance with a written methodology, which shall first have been submitted to and approved in writing by the Local Planning Authority.  If remediation measures are then considered necessary, a scheme for decontamination of the site shall be submitted to, and approved by, the Local Planning Authority in writing and the approved scheme implemented prior to the development of the site.  Any changes to the approved scheme must be approved in writing by the Local Planning Authority prior to any works being undertaken.

 

Reason: The development is for a sensitive end use.  The potential for contamination must therefore be addressed in order to safeguard the development in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

6.           For the avoidance of doubt the level of the new driveway shall be constructed 0.150m above the carriageway channel line of Occupation Lane.

             

Reason: To ensure the safe, efficient and convenient movement of all highway users, for the free flow of traffic, in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

             

7.           The visibility splays shown on plan reference LF/JH/3217C shall be provided prior to first occupation of the development and shall not at any time thereafter be obstructed by any building, wall, fence, hedge, tree, shrub or other device exceeding a height not greater than 1 metre above the crown level of the adjacent highway.

             

Reason: To ensure the safe, efficient and convenient movement of all highway users, for the free flow of traffic, in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

8.           Throughout the construction period (including demolition and/or site clearance), facilities by which means the wheels of vehicles may be cleaned before leaving the development site shall be provided and shall be retained.

             

Reason: To avoid the possibility of the public highway being affected by the deposit of mud and/or loose materials which could create a potential hazard to road users in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

9.           Prior to any works commencing on site a Traffic Management Plan for the construction works shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt the Management Plan shall include the following details:

 

·                the parking of vehicles of site operatives and visitors;

·                loading and unloading of plan materials used in the construction of the development;

·                storage of such plant materials;

·                wheel washing facilities;

·                periods when plant and materials trips should not be made to and from the site (mainly peak hours but the developer to identify when trips of this nature should not be made)

·                routes to be used by vehicles carrying plant and materials to and from the site;

·                measures to ensure that construction and delivery vehicles do not impede access to adjoining properties.

             

Reason: In order to ensure that the integrity of the local highway network is maintained in the interests of road safety in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

10.         The development hereby approved shall not be first occupied or brought into use until the parking and turning areas shown on the approved plan LF/JH/3217C has been laid out, surfaced and drained. The parking and turning areas shall not thereafter be used for any purpose other than for the parking and manoeuvring of vehicles.

             

Reason: To ensure that adequate off road parking is provided to serve the development in the interests of highway safety and in accordance with the provisions of Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

 

11.       Prior to the commencement of development a scheme for the construction of the site access and the off-site works of highway improvement namely, the widening of the carriageway (notwithstanding the detail shown on Proposed Plan Dwg No. LF/JH/3217C) and turning head works, including a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority. The site access and off-site works of highway improvement shall be constructed and completed in accordance with the approved scheme details prior to first occupation of the development.

 

No part of the approved development shall be occupied until a scheme for the construction of the site access and off site highways works have been completed in accordance with the details approved by the Local Planning Authority.

 

Reason: For the avoidance of doubt and so that the Local Planning Authority shall be satisfied as to the details.

 

12.         Prior to the commencement of development, a drainage scheme, which shall detail measures for the attenuation and the disposal of foul and surface waters, shall be submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme shall be in accordance with the hierarchy of drainage options outlined in the National Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015), or any subsequent replacement national guidance / standards, with evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates to be submitted. For the avoidance of doubt, surface water must drain separate from the foul and unless otherwise agreed in writing by the Local Planning Authority, no surface water shall discharge to the public sewerage system either directly or indirectly.

             

No part of the development shall be occupied or brought into first use until the drainage works have been completed in accordance with the approved scheme. Thereafter the agreed scheme shall be retained, managed and maintained in accordance with the approved details.

             

Reason: To promote sustainable development using appropriate drainage systems, ensure a safe form of development that poses no unacceptable risk of pollution to water resources or human health and to prevent an undue increase in surface water run-off to reduce the risk of flooding in accordance with Policy ENV15 of the Adopted Wyre Borough Local Plan (July 1999) and the National Planning Policy Framework. The condition is required to be approved prior to commencement of development to ensure that full details are provided, that have not been forthcoming with the application, to ensure a suitable form of drainage is provided in that specific area taking into consideration land conditions and proximity to existing services.

 

13.         Prior to the commencement of development, including any demolition or tree works, an Arboricultural Impact Assessment, Method Statement and Tree Protection Plan for the retained trees shall be submitted to and approved in writing by the Local Planning Authority. This shall indicate the methods and positioning of tree protection measures such as ground protection (where necessary), Heras protective fencing and details of any specialist demolition or construction methods if appropriate.

             

The measures contained within the approved Arboricultural Impact Assessment, Method Statement and Tree Protection Plan with respect to those trees shown as being retained shall be implemented in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the prior written consent of the Local Planning Authority.

             

In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars.

             

Reason: In order to protect trees from damage or loss in the interests of the amenity of the area in accordance with saved policies SP14 and ENV7 of the Adopted Wyre Borough Local Plan (July 1999). The details are required to be approved prior to commencement of development to ensure timely tree protection measures are in.