Agenda item

Public Participation

Mr Mark Willis spoke in objection to the application.

Mr Alex Maddon spoke in objection to the application.

Mr Charles Cook spoke in objection to the application.

Mr Jonathon Joyce spoke in support of the application.

Mr Richard Kitson spoke in support of the application.

Mr Matthew Harrison spoke in support of the application.

Councillor Graham Thorne spoke in support of the application.

 

The senior planning officer presented a report which recommended that planning permission be granted subject to conditions and following the signing of a section 106 agreement. The proposal was for ten affordable houses arranged in four blocks on a greenfield site within Upper Minety. The officer described the policies considered and the main issues faced. The officer then went through the design and layout of the scheme. 

 

The committee then had the opportunity to ask technical questions of the officer. The use of cladding on the development was raised. 

 

Members of the public then had the opportunity to address the committee with their views, as detailed above.

 

The local councillor, Councillor Chuck Berry, then spoke in favour of the application, to support Minety Parish Council.

 

A discussion took place in which the highways officer explained the proposal would result in a small increase in traffic and the junction concerned was not deemed to be a dangerous one. With respect to site selection and evidence of methodology, much work had been undertaken at the pre-application stage. There was a need in the area for affordable housing and the availability of sites that met with the criteria was important. A letter had been received regarding water voles at the site and it was felt this could be addressed within the conditions of the proposal.  

 

Resolved:

For Application N/13/00054/FUL   

 

That planning permission be DELEGATED to the area development manager, subject to the signing of a Section 106 in respect of the:

 

·        Retention of the dwellings as affordable housing in perpetuity

·        Education contributions of - £19,155 (sum to be confirmed in late observations)

·        Public open space contributions of - £20,130

 

for the following reason:

 

This proposed development for 10 affordable housing units is acceptable as it is considered to be an  exception site in terms of policy H7 of the North Wiltshire Local Plan. It is considered acceptable in terms of its location, impact on the surrounding area in terms of its access and impact on the highway network and local drainage conditions, its scale layout and detailed design and complies with the policy framework at this time

 

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.      The development hereby permitted shall be implemented in accordance with the submitted plans and documents listed below. No variation from the approved plans should be made without the prior approval of the local planning authority. Amendments may require the submission of a further application.

 

6229D Design & Access Statement RevA

6229D Site Analysis

6229D 7901 External Material Schedule

 

White Design Drawings

6229D 0101 Site Location Plan

6229D 0102 Site Context Plan

6229D 0103 Site Survey

6229D 0104C Site Proposed Layout 10^th MAY 2013

 

6229D 0111 Unit 1 Floor Plans

6229D 0112 Unit 2 Floor Plans

6229D 0113 Unit 3 Floor Plans

6229D 0114 Unit 4 Floor Plans

 

6229D 211 Unit 1 Sections

6229D 212 Unit 2 Sections

6229D 213 Unit 3 Sections

6229D 214 Unit 4 Sections

 

6229D 0301B Site Elevations Across Site10^th MAY 2013

6229D 0302B Site Elevations - Through Site10^th MAY 2013

 

6229D 0303 Site Elevations - Long10^th MAY 2013

 

6229D 0311A Unit 1 Elevations10^th MAY 2013

6229D 0312A Unit 2 Elevations10^th MAY 2013

6229D 0313 Unit 3 Elevations

6229D 0314 Unit 4 Elevations

 

6229D TRADA Feather Edged Detail

 

6229D 0501 Site View

 

Other Drawings and Docs

·          Extended Phase 1 Habitat Survey - Chalkhill

·          Geotechnical Report - Integrale

·          Housing Needs Survey - Wiltshire

·          Notice on Landowners - WRHA

·          Post Consultation Meeting Responses - Answers to Questions - WRHA

·          Pre Consultation Meeting Handout - Questions and Answers - WRHA

·          Statement of Community Involvement - WRHA

·          – Tracking Plan

·          –Flood Risk assessment

·          Proposed Site Layout Revc – CEC

 

REASON: To ensure that the development is implemented as approved.

 

3. All boundary hedgerows to be managed as part of the public open space shall be managed favourably for the conservation of brown hairstreak butterfly.  Favourable management practices shall include:

 

·          Hedgerows shall be trimmed no more than once every three years;

·          Hedgerows shall be layed or coppiced no more than once every seven years;

·          Hedgerow management shall be carried out in February; and

·          Chemical treatments shall not be applied within 5m of the base of hedgerows.

 

REASON: To conserve local populations of brown haristreak butterfly.

 

4. No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses has been undertaken and until:

 

 

a)      The Local Planning Authority has been provided with written confirmation that, in the opinion of the developer, the site is likely to be free from contamination which may pose a risk to people, controlled waters or the environment. Details of how this conclusion was reached shall be included.

b)      If, during development, any evidence of historic contamination or likely contamination is found, the developer shall cease work immediately and contact the Local Planning Authority to identify what additional site investigation may be necessary.

c)      In the event of unexpected contamination being identified, all development on the site shall cease until such time as an investigation has been carried out and a written report submitted to and approved by the Local Planning Authority, any remedial works recommended in that report have been undertaken and written confirmation has been provided to the Local Planning Authority that such works have been carried out. Construction shall not recommence until the written agreement of the Local Planning Authority has been given following its receipt of verification that the approved remediation measures have been carried out.

REASON:  To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved by the Local Planning Authority.

 

5.      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 trees shall be 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 must provide the following:-

§   A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2012 and a plan indicating the alignment of the protective fencing;

§   A specification for scaffolding and ground protection within tree protection zones in accordance with BS5837:2012;

§   A schedule of tree works conforming to BS3998:2010;

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

§   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 parking areas including details of the no-dig specification and extent of the areas of the parking areas to be constructed using a no-dig specification; 

§   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 and adjacent to 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.

 

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)  indications of all existing trees and hedgerows on the land;

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

(c)  all species, planting sizes and planting densities, spread of all trees and hedgerows within or overhanging the site, in relation to the proposed buildings, roads, and other works;

(d) car park layouts;

(e)  other vehicle and pedestrian access and circulation areas;

(f) hard surfacing materials;

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

(h) 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(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.

 

8. 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.

 

POLICY- C3

 

9.  No development shall commence on site until details of the design, external appearance and decorative finish of all railings, fences, gates, walls, bollards and other means of enclosure 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 occupied. 

 

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

 

POLICY-C3

         

10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions/extensions or external alterations to any building forming part of the development hereby permitted.

 

REASON:  In the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions/extensions or external alterations.

 

POLICY- C3

 

11. No development shall commence on site until details of the design location and proposed collection service for refuse and recycling facilities (including location and range of facilities) have been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied  until the approved facilities have been completed and made available for use in accordance with the approved details and they shall be subsequently maintained in accordance with the approved details thereafter.

 

REASON: In the interests of public health and safety.

 

POLICY- C3

         

12. No development shall commence on site until a scheme for the proposed bridging and piping of the drainage ditches adjacent to the site, to include precise details of the construction of the proposed vehicular and pedestrian accesses have been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until these works have been constructed in accordance with the approved scheme.

 

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

                   

POLICY- C3

 

13. No part of the development hereby permitted shall be first brought into use until the access (including visibility splay), and parking spaces have been completed in accordance with the details shown on the approved plans (Drawing titled Site Layout – Proposed numbered 6229 D 0104 Rev c). The areas shall be maintained for those purposes at all times thereafter.

 

REASON: To ensure that adequate provision is made for parking within the site in the interests of

highway safety.

 

14. The roads, including footpaths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.  In line with (Drawing titled Site Layout – Proposed numbered 6229 D 0104 Rev c).   

 

REASON: To ensure that the development is served by an adequate means of access.