Agenda item

Public Participation

Mr Chris Beaver, agent, spoke in support of the application.

Mr Nick Kirkham, applicant, spoke in support of the application.

Cllr Stephen Siddall, Holt Parish Council, spoke in support of the application.

 

The Area Development Manager introduced a report which recommended that permission be granted. Key issues were stated to include the principle of the proposed extension to the workhub and formation of a new ancillary car park, encroachment into the open countryside and impact on the Conservation area.

 

Members then had the opportunity to ask technical questions of the officer. Details were sought about the attenuation pond proposed as part of the landscaping works.

 

The Local Member, Councillor Trevor Carbin, then spoke in support of the application.

 

A debate followed where the lack of car parking for the expanding commercial area of the site was noted, along with the need to consult with the parish council during the development of any management plans affecting the site.

After debate, it was,

 

Resolved:

 

To GRANT planning permission for the following reason:

 

In accordance with paragraph 187 of the National Planning Policy Framework, Wiltshire Council has worked proactively with the applicant and to secure an acceptable sustainable future for the site as a whole.

 

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 carried out in accordance with the following approved plans:

 

          LOCATION PLAN – Drawing 002 received 07.06.2013

          EXISTING SITE PLAN – Drawing No 003 received 07.06.2013

          EXISTING GROUND FLOOR PLAN – Drawing No – 010 received 07.06.2013

          EXISTING FIRST FLOOR PLAN – Drawing No 011 received 07.06.2013

          EXISTING SECOND FLOOR PLAN – Drawing No 012 received 07.06.2013

          EXISTING ROOF PLAN – Drawing No 013 received 07.06.2013

          PROPOSED DEMOLITION PLAN – Drawing No 015 received 07.06.2013

          EXISTING ELEVATIONS – Drawing No 020 received 07.06.2013

          PROPOSED SITE PLAN – Drawing No 100 received 07.06.2013

          PROPOSED GROUND FLOOR PLAN – Drawing No 101 received 07.06.2013

          PROPOSED FIRST FLOOR PLAN – Drawing No 102 received 07.06.2013

          PROPOSED ROOF PLAN – Drawing No 103 received 07.06.2013

          PROPOSED ELEVATIONS – Drawing no 200 received 07.06.2013

          PROPOSED ELEVATIONS – Drawing No 201 received 07.06.2013

          PROPOSED SECTIONS – Drawing No 300 received 07.06.2013

          PROPOSED MASSING DIAGRAM – Drawing No 700 received 07.06.2013

          PROPOSED MASSING DIAGRAM – Drawing No 701 received 07.06.2013

          PROPOSED MATERIALS – Drawing No 800 received 07.06.2013

          PROPOSED FRONT ELEVATION MONTAGE – Drawing No 801 received 07.06.2013

          FENCE DETAIL PLAN – Drawing No 1081-401-403 received 07.06.2013

          LANDSCAPE MASTERPLAN – Drawing No 1081-002 Rev A received 04.09.2013

 

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

 

3       Notwithstanding the detailed findings of the land contamination site investigation undertaken by CJ Associates (which is included within a report dated May 2013), no occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out within a remediation strategy confirming the effectiveness of any remediation shall be submitted to and approved in writing by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

          If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until the following steps have been complied with in full in relation to that contamination.

 

          Reporting of Unexpected Contamination

 

          In the event that contamination is found at any time when carrying out the approved development that was not previously identified it should be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment should be undertaken in accordance with the requirements of step (i) above and where remediation is necessary, a remediation scheme should be prepared in accordance with the requirements of step (ii) and submitted to and approved in writing by the Local Planning Authority.

         

          Submission of Remediation Scheme

 

          If any unacceptable risks are identified on-site, a detailed remediation scheme to bring the site to a condition suitable for the intended use must be prepared. This should detail the works required to remove any unacceptable risks to human health, buildings and other property and the natural and historical environment, should be submitted to and approved in writing by the Local Planning Authority.  The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures.        

 

          Verification of remedial works

 

          Following completion of measures identified in the approved remediation scheme a verification report must be produced. The report should demonstrate the effectiveness of the remedial works. A statement should also be provided by the developer which is signed by a person who is competent to confirm that the works detailed in the approved scheme have been carried out.

 

          The verification report and signed statement should be submitted to and approved in writing of the Local Planning Authority and the Local Planning Authority must be given at least two weeks written notification of commencement of any remediation scheme works.

 

          Long Term Monitoring and Maintenance

 

          If a monitoring and maintenance scheme is required as part of the approved remediation scheme, reports must be prepared and submitted to the Local Planning Authority for approval at the relevant stages in the development process as approved by the Local Planning Authority in the scheme approved pursuant to step (ii) above, until all the remediation objectives in that scheme have been achieved.

 

          All works must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11" and other authoritative guidance.

 

          REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

 

          POLICY- West Wiltshire District Plan - 1st Alteration Policy 37 - Contaminated Land

 

4       No development shall commence on site until sample materials for the external surfaces to be used on 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.

 

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

 

         

5       Notwithstanding the details enshrined within the landscape master plan, no development of the car park shall commence on site until an extended 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:-

 

          1. increased screen planting along the northern car park boundary (to be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428) with a detailed planting specification showing all plant species, supply and planting sizes and planting densities;

          2. full details of all retained trees and hedgerows, together with measures for their protection in the course of development;

          3. confirmed  surfacing material(s) for the car park and the extended GFS site;

          4. any minor artefacts and structures (e.g. external furniture, refuse and other storage units, signs, lighting columns etc);

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

          6. all retained historic landscape features and proposed restoration, where relevant.

     

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

     

          POLICY: West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and C32

 

6       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.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and C32

 

7       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 practise.

 

          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 from the first occupation or the completion of the development, whichever is the later].

 

 

          REASON: To enable the Local Planning Authority to ensure the retention of trees on the site in the interests of visual amenity.  

 

8       No development shall commence on site until a Construction Environment Management Plan (CEMP) has been submitted to and approved by the local planning authority which shall detail the exact measures that will be undertaken throughout the construction period to:

 

          a) protect features of ecological interest including Dawes Pond, ditches and hedgerows;

          b) control risks arising from earthmoving activities, demolition, lighting, introducing invasive species, and other construction works;

          c) protecting species which may be affected by the works either directly or indirectly e.g. breeding birds, great crested newts, water voles, otters, bats, reptiles, dormice and badgers.

         

          The approved plan shall thereafter be adhered to throughout the construction period.

          REASON: In ensure that all ecological and biodiversity interests are fully taken into account and protected during and after the construction stages.     

         

 

9       No development shall commence on site until an Ecological Mitigation and Management Plan has been submitted to the local planning authority for its written approval to cover the following:

 

          a) a location map illustrating all ecological enhancement works (including habitat creation and sensitive management) in line with the Ecological Appraisal and Protected Species Report (produced by 'Engain' dated June 2013) and including new ponds and ditches, the management of hedges, bird and bat boxes, native tree and hedgerow planting, creation of species rich grassland and marginal wetland planting;

          b) confirmation of when and how the measures will be put in place; and

          c) a 5 year habitat management plan for the site.

 

          The development shall be carried out in accordance with the approved plan and any timetable within it.

 

          REASON: In ensure that all ecological and biodiversity interests are fully taken into account and protected during and after the construction stages.

 

          POLICY: The National Planning Policy Framework and specifically paragraphs 109, 118 and 125.

 

10     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 spillage in accordance with the appropriate Environmental Zone 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.

 

          West Wiltshire District Plan 1st Alteration 2004 - POLICY: C35 and C38

 

11     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.

          i)            Routing of construction traffic.

 

          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 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.

 

12     The development hereby approved shall not be brought into use until details of the Car Park Management Plan has been approved in writing by the Local Planning Authority following consultation with the parish council.  Such a Plan should detail to operations, user availability, times of use, including any restrictions, lighting and security. The car park shall be managed in accordance with any approved plan at all times thereafter unless agreed in writing by the Local Planning Authority.

 

          REASON: In the interests of good planning and to define the use and function of the car park at various times of the week.

 

13     No development shall commence until full construction details of the proposed kerb line adjustment, footway improvements, and new signage  have been submitted to and approved in writing by the Local Planning Authority.  The kerb line and footway improvements shall be constructed in accordance with the approved details prior to the first use of the development.

 

          REASON: In the interests of highway safety.

 

14     No part of the development hererby approved shall be first occupied until a Green Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results.

 

          REASON: In the interests of road safety and reducing vehicular traffic to the development.

 

 

15     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting or amending that Order with or without modification), the site shall be used solely for purposes within Class B1 (with ancillary cafe premises) 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:  The proposed use is acceptable but the Local Planning Authority wish to consider any future proposal for a change of use, other than a use within the same use class, having regard to the circumstances of the case.

 

          POLICY: West Wiltshire District Plan 1st Alteration 2004 - C1, C17, C41a, H17 and the NPPF

 

16     Notwithstanding any permitted development rights, no additional buildings, structures, gates, walls, fences or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site on the approved plans unless otherwise submitted and approved under a separate application.

 

          REASON:  To safeguard the character and appearance of the area.

 

         

 

17     No development shall commence on site until details showing ventilation and extraction equipment within the site (including details of its position, appearance and details of measures to prevent noise emissions) have been submitted to and approved in writing by the Local Planning Authority.  The ventilation/extraction equipment shall be installed prior to the building/extension hereby approved is first occupied and shall thereafter be maintained in accordance with the approved details.

 

          REASON:  In the interests of the amenities of the area.

 

18     No development shall commence on site until details of the storage of refuse, including….details of location, size, means of enclosure and materials, have been submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into use until the approved refuse storage has been completed and made available for use in accordance with the approved details and it shall be subsequently maintained in accordance with the approved details thereafter.

 

          REASON: In the interests of public health and safety.

 

Informative(s):

 

1       The applicant/developer is advised to contact Wessex Water to agree connections to their infrastructure prior to any commencement of works on site.

 

2       Pumps used for pumping out water from excavations should be sited well away from watercourses and surrounded by absorbent material to contain oil spillages and leaks. Discharge of silty or discoloured water from excavations should be irrigated over grassland or passed via a settlement lagoon so that gross solids are removed. The Environment Agency must be advised if a discharge to a watercourse is proposed.  Storage of fuels for machines and pumps should be well away from any watercourses.  Tanks should be bunded or surrounded by oil absorbent material (regularly replaced when contaminated) to control spillage and leakage.