Agenda item

There was no public participation on this item.

 

The Planning Officer  presented his  report to   the Committee  which recommended that permission be GRANTED subject to conditions.

 

Members  of  the  Committee  then  had  the  opportunity  to  ask  technical questions of the officer. No technical questions were asked.

 

An item of late correspondence was circulated at the meeting.

 

The Local Member, Cllr Julian Johnson, supported the application via email but was not present.

 

Members discussed the flooding risk in the area and stressed the need to ensure  that  all  that  can  be  done  to  prevent  flooding  should  be  done. Members discussed the relevant drainage issues. The suitability of the site was considered and it was noted that the Parish had been working for four years towards this application and that they had been instrumental in its progress.

 

Resolved:

 

To grant planning permission subject to the following conditions:

 

1.  The development hereby permitted shall be begun before the expiration of three years from the date of this permission. (WA1)

 

REASON:  To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2.  The development hereby permitted shall be carried out in accordance with the following approved plans listed in schedule. (WM14)

 

Proposed  west  and  north  elevations  16857/G2/EL202/K  received

8/9/14

Proposed first floor plan 16857/G2/GA106/M received 8/9/14

Proposed  east  and  south  elevations  16857/G2/EL201/G  received

9/7/14

Proposed site plan 16857/G2/SI104/F received 9/7/14

Proposed roof plan 16857/G2/GA107/B received 9/7/14

Proposed ground floor plan 16857/G2/GA105/F received 5/9/14

Proposed site sections 16857/G7/SE301/A received 6/6/14

Ecological Assessment of Proposed Site, 17/9/14 by Wiltshire Council

Ecologist received 6/6/14

Revised Geo Environmental Report and Appendices received 2/7/14

Design and Access Statement dated 6/6/14 by B3 Architects received

6/6/14

Tree Protection Plan 595-01 by SJ Stephens Associates received

6/6/14 (NB May change as a result of late correspondence)

 

REASON:  For  the  avoidance  of  doubt  and  in  the  interests  of  proper planning.

 

3.  No development shall commence on site until details and samples of the materials to be used for the external walls and roof of the development have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details. (WB1)

 

REASON:  In  the  interests  of  visual  amenity  and  the  character  and appearance of the area.

 

4.  No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays. There shall be no burning of waste materials on site during construction or demolition

 

REASON:  In the interests of residential amenity.

 

5.  The development hereby permitted shall not be first occupied until the first five metres of the site access, measured from the site edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.

 

REASON: In the interests of highway safety.

 

6.  The site access shall remain ungated.

 

REASON: In the interests of highway safety.

 

7.  The development hereby permitted shall not be first occupied until visibility has been provided at the site access with nothing over 1.0 metre in height above the adjoining carriageway level being planted, erected or maintained in front if a line measured 2.0m back from the carriageway edge extending across the whole site frontage in the form of a parallel strip.

 

REASON: In the interests of highway safety.

 

8.  No development shall commence on site until a scheme for the discharge of surface water from the (including surface water from the access/driveway), incorporating sustainable drainage details, has been submitted to and approved in writing by the local planning authority. The development shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained.

 

9.  No development shall commence on site until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:-

 

•           location  and  current  canopy  spread  of  all  existing  trees  and hedgerows on the land;

•           full details of any to be retained, together with measures for their protection in the course of development;

•           a detailed planting specification showing all plant species, supply and planting sizes and planting densities, to include native plant species;

• finished levels and contours;

means of enclosure;

• car park layouts;

• other vehicle and pedestrian access and circulation areas;

• all hard and soft surfacing materials;

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

10. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation  of  the  building(s)  or  the  completion  of  the  development whichever is the sooner;  All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.   All hard landscaping  shall  also  be  carried  out  in  accordance  with  the  approved details prior to the occupation of any part of the development or in accordance  with  a  programme  to  be  agreed  in  writing  with  the  Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

11. No works shall commence on site until an ecological construction method

statement has been submitted for approval to the local planning authority, which will address the issues raised in the Ecological Assessment (Fiona Elphick, September 2013). This will set out precautionary processes to ensure wildlife individuals are not harmed during site clearance and the construction process. The works will be completed in accordance with the approved method statement before there is any occupation of the dwellings and any mitigation measures shall be maintained on site in accordance with the approved details thereafter.

 

REASON:  To safeguard ecological interests.

 

12. The first floor window in the north elevation (Plan 16857/G2/EL202/K) shall be obscured with obscure glazing before there is any occupation of the dwelling, and shall be maintained in that condition thereafter.

 

REASON: In the interests of neighbouring amenity.

 

13. No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme (that includes all the following components to deal with the risks associated with contamination of the site) has been submitted to and approved, in writing, by the local planning authority:

 

1) A preliminary risk assessment which has identified:

all previous uses

potential contaminants associated with those uses

a conceptual model of the site indicating sources, pathways and receptors potentially unacceptable risks arising from contamination at the site.

2) A site investigation scheme, based on (1) to provide information for a

detailed assessment of the risk to all receptors that may be affected, including those off site.

3) The results of the site investigation and detailed risk assessment referred

to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3)

are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved before the development is occupied.

 

REASON: To protect controlled waters.

 

14. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

 

REASON: To protect controlled waters.

 

15. No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details.

 

REASON: In the interests of sustainable development and climate change adaptation.

 

16. No development shall commence on site until a scheme for the provision and maintenance of off site public open space has been submitted to and agreed in writing by the local Planning Authority. Development shall be carried out in accordance with the agreed scheme.

 

REASON: In order to secure the provision and maintenance of off site open space in accordance with the aims of saved Policy R2 of the Salisbury District local Plan.

 

17. No development shall commence until a scheme for the provision of 100 per cent Affordable Housing on the application site has been submitted to and agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed scheme.

 

REASON: In order to ensure that all the dwellings proposed as part of the approved scheme will be provided as affordable housing.

 

INFORMATIVES:

 

1.  If non-mains foul drainage is the only feasible option an Environmental Permit may be required. This must be obtained from the Environment Agency before any discharge occurs. This process can take up to four months to complete and it cannot be guaranteed that a Permit will granted. The applicant should contact the Environment Agency on 03708 506506 for further details on Environmental Permits.

 

2.  The development should include water efficient systems and fittings. These should include dual-flush toilets, water butts, water-saving taps, showers and baths, and appliances with the highest water efficiency rating (as a minimum). Greywater recycling and rainwater harvesting should be considered. An appropriate submitted scheme to discharge the condition will include a water usage calculator showing how the development will not exceed a total (internal and external) usage level of 105 litres per person per day.

 

3.  Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site.  Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to EA Pollution Prevention Guidelines, which can be found at:

 

https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg

 

4.  The applicant should consider reduction, reuse and recovery of waste in preference to off site incineration and disposal to landfill during site construction. If any controlled waste is to be removed off site, then site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably authorised facility. If the applicant requires more specific guidance it is available on  https://www.gov.uk/how-to-classify- different-types-of-waste