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

No development shall commence on site until details and samples of the materials to be used 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 details of all windows (including head, sill and window reveal details) 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, the character of the host building and the character and appearance of the area.

4

No part of the development hereby permitted shall be occupied until the parking spaces have been constructed and marked out in accordance with the details shown on the approved plans, and the cycle racks provided. The parking and turning areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety and amenity.

5

Before works commence, a report shall be submitted to and approved in writing by the local planning authority approval detailing the results of sufficient bat surveys to confirm the location, status, species and access points of all bat roosts in buildings affected by the development herby approved. The report shall illustrate the locations of roosts and access points on the approved architect drawings and assess the impacts of the proposed scheme on each roost and access point. The report shall provide recommendations for mitigation of any loss of ecological function of roosts or access points and any other safeguards that need to be put in place such as methods of working and revised survey and will recommend whether or not a European Protected Species licence will be required for works to proceed. The works shall be undertaken in accordance with the recommendations of the approved report.

REASON: In order to ensure the protection of Bat Species.

6

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;

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.

7

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 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.

8

No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by an arboricultural consultant providing comprehensive details of construction works in relation to the trees to be retained in accordance with the approved plans has been submitted to, and approved in writing by, the Local Planning Authority. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement shall provide the following:

·         A specification for protective fencing to trees during both demolition and

·         construction phases which complies with BS5837:2005 and a plan indicating the alignment of the protective fencing;

·         A specification for scaffolding and ground protection within tree protection zones in accordance with BS5837:2005

·         A schedule of tree works conforming to BS3998.

·         Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;

·         Plans and particulars showing the siting of the service and piping infrastructure;

·         A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification;

·         Details of the works requiring arboricultural supervision to be carried out by the developer's arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and

·         Details of all other activities, which have implications for trees on or adjacent to the site.

REASON: In order that the Local Planning Authority may be satisfied that the trees to be retained on the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

9

The development shall be carried out as specified in the approved Arboricultural Method Statement (AMS), and shall be supervised by an arboricultural consultant.

REASON: To prevent trees on site from being damaged during construction works.

10

All building services plant shall be so sited and designed in order to achieve a Rating level of -5dB below the lowest measured background noise level, determined at the nearest noise sensitive receptor. Measurements and assessment shall be carried out in accordance with BS4142:1997.

REASON: In the interests of amenity of the surrounding area.

11

No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

-       the parking of vehicles of site operatives and visitors;

-       loading and unloading of plant and materials;

-       storage of plant and materials used in constructing the development

-       the erection and maintenance of any security hoarding;

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

-       a scheme for recycling/disposing of waste resulting from demolition and construction works.

REASON: In order to avoid harm to surrounding amenity in terms of noise, storage areas and restricted access arising during the development.

12

Hours of work for all demolition, site clearance and construction shall be within the following times:

Monday to Friday 0730 to 1800; Saturday 0800 to 1300 and at no time on Sundays or Bank Holidays.

REASON: In the interests of those residents in the cul-de-sac area and nearby the site the hours of working should be controlled.

13

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.

14

The development and accommodation hereby permitted shall be used for residential care and ancillary facilities within the definition of Class C2, Residential Institutions, and for no other purpose (including any other purpose in Class C2); of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended by the Town and Country Planning (Use Classes) (Amendment) (England) Order 2005, (or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification).

REASON: In order to define the terms of this permission and because other C2 uses may not be appropriate in this context.

15

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

L5800 (05) 70 Existing Site Plan with Topo survey received on 18.09.2014

L5800 (05) 74A Proposed Lower Ground Floor Plan received on 18.09.2014

L5800 (05) 75A Proposed Ground Floor Plan received on 18.09.2014

L5800 (05) 76A Proposed First Floor Plan received on 18.09.2014

L5800 (05) 77A Proposed Roof Plan received on 18.12.2014

L5800 (05) 78C Proposed Elevations 1 received on 18.12.2014

L5800 (05) 79C Proposed Elevations 2 received on 18.12.2014

L5800 (05) 80 Proposed Courtyard Elevations received on 18.09.2014

L5800 (05) 83B Proposed Site Layout Plan with 25/45 degree analysis received on 18.09.2014

L5800 05 3D 001-004, Sun Path Analysis received on 18.09.2014

L5800 (05) 95 South West Progressive Elevations received on 18.09.2014

L5800 (05) 96 South East Progressive Elevations received on 18.09.2014

L5800 (05) 97 North East Progressive Elevations  received on 18.09.2014

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

16

Informatives:

The details provided in the submitted Arboricultural Report and Tree Protection and Tree Survey plans are accepted as base information for incorporation into the plans/reports to be provided in respect of the landscaping and arboricultural method statement conditions.

The applicant is advised that this permission relates to development within the red-line application site area. There is a question of land ownership over the narrow strip of land adjacent to the access which it is proposed to utilise for access widening.