Agenda item

Public Participation:

 

Peter Steven spoke in support of the application.

 

The Planning Officer outlined the report which recommended the application for approval subject to conditions. The site description and an overview of the proposed development were also given. The Planning Officer outlined the relevant planning policy, consultation and relevant planning considerations.

 

Members of the public were invited to speak on the application as listed above.

 

Councillors questioned why the application had been called-in to Committee given that the apparent low level of objection. A motion was put forward to approve the application. At the end of the debate it was;

 

Resolved

 

To approve the recommendation 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.

 

     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. No development shall commence on site until details and samples of the materials to be used for the external walls and roofs 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: In the interests of visual amenity and the character and appearance of the area.

 

3. 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:-

 

a) location and current canopy spread of all existing trees and hedgerows on the land and immediately adjacent;

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

c) a detailed planting specification showing all plant species, supply and planting sizes and planting densities;

d) finished levels and contours;

e) means of enclosure;

f) car park layouts;

g) other vehicle and pedestrian access and circulation areas;

h) all hard and soft surfacing materials;

i) minor artefacts and structures (e.g. furniture, play equipment, refuse and other storage units, signs, lighting etc);

j) proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc);

 

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

 

4.  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.

 

5. No development shall commence on site until a scheme for the discharge of surface water from the site (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.

 

6. The development hereby permitted shall not be first occupied until the first five metres of the access, measured from the 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.

 

7. No part of the development hereby permitted shall be first occupied until the access, turning area and parking spaces 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.

 

8. No part of the development shall be first occupied until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 900mm above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

    

     REASON: In the interests of highway safety.

 

9.  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 materials;

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

d) The erection and maintenance of security hoarding;

e) Wheel washing facilities;

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

g) A scheme for recycling / disposing of waste resulting from demolition and construction works;

h) Hours of construction, including deliveries has been submitted to, and approved in writing by, the Local Planning Authority.  The approved statement shall be adhered to throughout the demolition/construction period.  The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the Local Planning Authority.

 

     REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detrimental to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

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

 

Topographic survey received 8 August 2014;

Proposed site plan received on 21 August 2014;

Elevations Plot 1 received on 21 August 2014;

Floorplans Plot 1 received on 21 August 2014;

Elevations Plot 2 received on 21 August 2014;

Floorplans Plot 2 received on 21 August 2014;

Location Plan received on 30 August 2014;

Access visibility play received 24 September 2014;

 

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

 

INFORMATIVES:

 

1.   Further information on connection to Wessex Water infrastructure can be obtained from their New Connections Team by telephoning 01225 526222 for Water Supply and 01225 526333 for Waste Water.

 

2.   There is a low risk that great crested newts / reptiles / badgers could occur on the application site. Great crested newts and all reptiles are legally protected and planning permission does not provide a defence against prosecution. In order to minimise the risk of amphibians/reptiles occurring on the site, the developer is advised to clear the site and vegetation in a sympathetic manner during the autumn (September/October) or spring months (April-May) and to maintain the vegetation at a short height to make it unsuitable for reptiles/amphibians until the construction works commence. If these species are found during the works, the applicant is advised to stop work and follow advice from an independent ecologist or a Council Ecologist (01225 713875 / 718182).

 

     Badgers are protected under the Protection of Badgers Act 1992 mainly for welfare purposes. If works are carried out in close proximity to a known badger sett, then a licence may be required. Please see Natural England's website for further information.

 

     The applicant should note that under the terms of the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 (as amended) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place. Please note that this consent does not override the statutory protection afforded to any such species. In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works. Please see Natural England's website for further information on protected species:

     http://www.naturalengland.org.uk/ourwork/planningdevelopment/spatialplanning/standingadvice/faq.aspx