Agenda item

1

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

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

Prior to commencement of the development hereby approved a phasing plan for the delivery of the entire development shall be submitted to the local planning authority for approval in writing.  The phasing plan shall divide the site into areas and for each area the planned timing, or phasing, of (where relevant) demolition, conversion and new build works shall be specified. In particular the phasing plan shall specify that the works for the change of use of Belle Vue House will be commenced prior to first occupation of any of the residential units (nos. 2 to 5) forming part of this area of the development. The development shall be carried out strictly in accordance with the approved phasing plan.

REASON: To ensure the timely delivery of all elements of the development, and in particular the change of use of Belle Vue House which is a listed building, this in the interests of its safeguarding the conservation area and Belle Vue House which are designated heritage assets.

3

Notwithstanding the drawings submitted with the application for dwelling no. 1, further drawings for its siting and detailed design (including elevations which should be no less than 1:50 and details for windows, doors and eaves (to include sections) at a scale of no less than 1:10) shall be submitted to the local planning authority for approval in writing.  Dwelling no. 1 shall then be erected in accordance with the approved further drawings.

REASON:  The principle of a low, contemporary-style dwelling to be sited in the area indicated for dwelling no. 1 is accepted.  However, the detailed drawings presented thus far for this dwelling are unacceptable in terms of the impact on the conservation area and the setting of the listed building, Belle Vue House.  This condition, therefore, effectively 'reserves' the design of dwelling no. 1 for later approval to allow a more sympathetic siting and design to be presented. 

4

Prior to commencement of the garage/car port building indicated on the site plan to serve Belle Vue House, details of its design/external appearance shall be submitted to the local planning authority for approval in writing.  Thereafter the garage/car port building shall be erected in accordance with the approved details.

REASON:  The application contains insufficient detail to enable this matter to be agreed at this time, and in the interests of ensuring a satisfactory design adjacent to Belle Vue House.

5

With due regard to the Preliminary Site Investigation and Contamination Appraisal Report by ACS Testing Ltd dated 14 March 2017, no development hereby approved (other than demolition and related site clearance works) shall be commenced until a more detailed site investigation and risk assessment is carried out in accordance with DEFRA and Environment Agency's "Model Procedures for the Management of Land Contamination CLR11" and other authoritative guidance, and a further report detailing the more detailed site investigation and risk assessment shall then be submitted to and approved in writing by the Local Planning Authority.  

If the report submitted pursuant to the above indicates that remedial works are required, full details of these works shall be submitted to the Local Planning Authority and approved in writing and thereafter implemented as approved prior to the commencement of the development (other than demolition and related clearance works) or in accordance with a timetable that has also been agreed in writing by the Local Planning Authority as part of the approved remediation scheme.  On completion of any required remedial works the applicant shall provide written confirmation to the Local Planning Authority that the works have been completed in accordance with the agreed remediation strategy.

REASON:  To ensure that land contamination can be dealt with adequately prior to the new development taking place.

6

No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following: 

a)       the parking of vehicles of site operatives and visitors;

b)       loading and unloading of plant and materials;

c)       storage of plant and materials used in constructing the development;

d)       the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

e)       wheel washing facilities;

f)       measures to control the emission of dust and dirt during construction; and

h)       hours of construction, including deliveries;

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement.

Regarding demolition, these works shall be carried out strictly in accordance with the Method Statement for the Demolition and Strip Out Works by Wessex Demolition & Salvage Ltd dated 11 April 2017.

REASON:   A CEMP is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, and dangers to highway safety, during the construction phase.

7

Notwithstanding the details set out in the application particulars, no building works shall commence in any particular phase of the development above ground floor slab level until the exact details of the materials to be used for the external walls and roofs in that phase have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

REASON:  The matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the conservation area.

8

No walls shall be constructed in any particular phase of the development hereby approved until a sample wall panels, not less than 1 metre square, for that phase have been constructed on site, inspected and approved in writing by the Local Planning Authority.  The panels shall then be left in position for comparison whilst the development is carried out.  Development shall be carried out in accordance with the approved sample.

REASON: The matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the conservation area.

9

No building works shall commence on site in a particular phase of the development above ground floor slab level until large scale details of all eaves, verges, windows, (including elevations and sections of the windows, head, sill and window reveal details), external doors, porch columns/capitals/pediments, dormers, projecting bays, parapet capping, chimneys and rainwater goods for that phase have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.

REASON:  The matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the conservation area.

10

No railings, fences, gates, walls, bollards and other means of enclosure within a particular phase of the development hereby approved shall be erected until details of their design, external appearance and decorative finish have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details prior to the development being first occupied. 

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

11

All soft landscaping for a particular phase 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) in that phase or the completion of the development in that phase 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 for the particular phase prior to the occupation of any part of the development within the phase 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.

12

Each of the retirement apartments hereby approved shall be occupied only by persons over 60 years of age; or in the case of a couple, only by persons to include one that is over 60 years of age and the other that is over 55 years of age.

The assisted living accommodation hereby approved shall be occupied only by persons over 55 years of age who require care.

REASON:  The retirement accommodation and assisted living accommodation and their associated infrastructure, including parking, have been designed for occupation by persons who are in need of such accommodation only and so they are unsuitable for other forms of occupation.

13

No demolition, site clearance or development shall commence on site, and no equipment, machinery or materials shall be brought on to site for the purpose of development, until the tree protection measures set out on drawing no. 9160/02 Rev B dated 28/6/17 have been erected and/or put into place in accordance with British Standard 5837: 2012: "Trees in Relation to Design, Demolition and Construction -Recommendations"; and, the measures  shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations.

No retained tree/s shall be cut down, uprooted or destroyed, nor shall any retained tree/s be topped or lopped other than in accordance with the approved plans and particulars. Any topping or lopping approval shall be carried out in accordance British Standard 3998: 2010 "Tree Work - Recommendations" or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practice.

If any retained tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place, at a size and species and planted at such time, that must be agreed in writing with the Local Planning Authority.

No fires shall be lit within 15 metres of the furthest extent of the canopy of any retained trees or hedgerows or adjoining land and no concrete, oil, cement, bitumen or other chemicals shall be mixed or stored within 10 metres of the trunk of any tree or group of trees to be retained on the site or adjoining land.

[In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs above shall have effect until the expiration of five years]

14

No part of the development hereby approved shall be first occupied until details of the stopping up of all existing accesses to be stopped up, both pedestrian and vehicular, have been submitted to and approved in writing by the Local Planning Authority.  The details shall include measures for the removal of any dropped kerbs and the re-levelling of the pavements.  The stopping up shall take place in accordance with the approved details within three month of the first occupation of any part of the development.  Thereafter the sole means of vehicular and pedestrian access to the development shall be as shown on the plans hereby approved.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission, and in the interests of highway safety.

15

No part of any phase of the development hereby permitted shall be first occupied until the access, turning area and parking spaces for that phase have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

16

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), the garage and car ports for dwelling units 2, 3, 4 and 5 hereby permitted shall not be converted to habitable accommodation.

REASON:  To secure the retention of adequate parking provision, in the interests of highway safety.

17

No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage in accordance with Environmental Zone 3 (or lower) standards set out by the Institute of Lighting Engineers in their publication "Guidance Notes for the Reduction of Obtrusive Light" (ILE, 2005)", have been submitted to and approved in writing by the Local Planning Authority.  The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed.

REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

18

The development shall be carried out in accordance with the acoustic specification for glazing set out in the Noise Impact Assessment by Peter Brett Associated dated March 2016.

REASON:  To ensure a satisfactory living environment for the occupiers of the development.

19

The development hereby permitted shall be carried out strictly in accordance with the recommendations set out in the Bat Activity Survey by Abbas Ecology dated August 2016.

REASON:  To safeguard wildlife interests.

20

Foul and surface water from the site shall be drained in accordance with the 'Conclusions and Recommendations' set out in the Drainage Strategy by Such Salinger Peters Consulting Engineers dated August 2017.

REASON:  To ensure satisfactory drainage in accordance with the agreed scheme and in the interests of protecting the wider environment.

21

The development hereby permitted shall be carried out in accordance with the following approved plans:

SO_2335_03_AC_003 E dated 14/06/17 (Location Plan)

SO_2335_03_AC_010 U dared 14/06/17 (Site Plan)

SO_2335_03_AC_110 K dated 14/06/17 (Site Plan)

SO_2335_03_LA_001 J dated 14/06/17 (Landscape Plan)

SO_2335_03_DE_002 / 64004-02 A dated 03/08/17 (Drainage)

SO_2335_03_AC_011 X dated 14/06/17 (Ground)

SO_2335_03_AC_012 T dated 14/06/17 (First)

SO_2335_03_AC_013 S dated 14/06/17 (Second)

SO_2335_03_AC_014 R dated 14/06/17 (Third)

SO_2335_03_AC_015 S dated 14/06/17 (Roof)

SO_2335_03_AC_040 N dated 14/06/17 (Elevations)

SO_2335_03_AC_040_DK02 C dated 14/06/17 (Elevations)

SO_2335_03_AC_041 N dated 14/06/17 (Elevations)

SO_2335_03_AC_042 N dated 14/06/17 (Elevations)

SO_2335_03_AC_043 dated 14/06/17 (Sections)

SO_2335_03_AC_123 D dated 14/06/17 (Dwelling 2)

SO_2335_03_AC_124 D dated 14/06/17 (Dwellings 3 & 4)

SO_2335_03_AC_125 D dated 14/06/17 (Dwelling 5)

SO_2335_03_AC_142 F dated 14/06/17 (Street Scenes)

SO_2335_03_AC_143 E dated 14/06/17 (Street Scenes)

SO_2335_03_AC_120 F dated 18/04/17 (BV House)

SO_2335_03_AC_121 C dated 18/04/17 (BV House)

9160/01 dated 03/16 (Tree Constraints)

9160/02 B dated 28/06/17 (Tree Protection)

'Design Intent' drawings -

SO_2335_03_AC_201 to 211 (Rev Bs) dated 12/06/17

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

22

INFORMATIVE TO APPLICANT:

 The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development.  Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/communityinfrastructurelevy.

23

INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.