Agenda item

A report by the Case Officer is attached.

The following people spoke in support of the proposal:

 

Mr Mark Vaughan, representing the applicant

Mr James Cleary, the agent

 

The Committee received a presentation by the Case Officer which set out the main issues in respect of the application. He introduced the report which recommended that outline planning permission be approved subject to conditions and a Section 106 legal agreement.

 

Members of the Committee then had the opportunity to ask technical questions after which the Committee received statements from members of the public as detailed above, expressing their views regarding the planning application.

 

During discussion the following points were raised:

 

·                Concern was expressed that the north east corner of the proposed development should not overshadow the site of the castle at Old Sarum.  The Case Officer reassured the Committee that the revised plans would insure that the view of the castle site would not be impeded.

 

·                Members of the Committee considered that there was a need to ensure that all soft landscaping should be maintained.

 

Resolved:

 

To delegate the Area Development Manager (South) to grant planning permission following completion of a Section 106 agreement covering the following matters:

 

(a)       A scheme for the relocation of the two main businesses;

 

(b)      Delivery of affordable housing; and

 

(c)       Financial contributions towards education, public open space, the Wessex Stone Curlew Project, and waste and recycling bins.

 

And subject to the following conditions:-

 

1)    Approval of the details of the Scale, Appearance and Layout of the buildings, and Landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Local Planning Authority in writing before any development is commenced.

 

Reason: This permission is in outline only and is granted under the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order, 1995 as amended by section 51 (2) of the Planning and Compulsory purchase Act  2004.

2)    Plans and particulars of the reserved matters referred to in Condition 1 above, relating to the Scale, Appearance and Layout of the buildings, and Landscaping of the site shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

 

Reason: This permission is in outline only and is granted under the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order, 1995 as amended by section 51 (2) of the Planning  and Compulsory purchase Act  2004.

 

3)    Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

Reason:This permission is in outline only and is granted under the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order, 1995 as amended by section 51 ( 2) of the Planning  and Compulsory purchase Act  2004.

 

4)    The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

 

Reason: This permission is in outline only and is granted under the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order, 1995 as amended by section 51 ( 2) of the Planning  and Compulsory purchase Act  2004.

 

5)    All soft landscaping comprised in the approved reserved matters (landscaping of the site) 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 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.

 

6)    No development shall commence on site until details of the estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, vehicle overhang margins, visibility splays, accesses, carriageway gradients, car parking and street furniture, including the timetable for provision of such works, have been submitted to and approved by the Local Planning Authority. The development shall not be first occupied until the estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, vehicle overhang margins, visibility splays, accesses, carriageway gradients, car parking and street furniture have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.

 

REASON: To ensure that the roads are laid out and constructed in a satisfactory manner.

 

7)    No development shall commence on site until a scheme for the management, maintenance and long term retention of the existing tree screen along the northern boundary of the site has been submitted to and approved in writing by the Local Planning Authority. The management and maintenance of the tree screen shall be carried out in accordance with the scheme thereby approved.

 

REASON: To ensure the preservation of a satisfactory landscaped setting for the development in the interests of amenity and the protection of existing important landscape and heritage features.

 

8)    No development shall commence on site until a written programme of phased archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved in writing by the Local Planning Authority. The approved programme of archaeological work shall be carried out in accordance with the approved details.

Reason: To enable the recording of any matters of archaeological interest.

 

9)    Before developmentcommencesthe applicantshall commissionthe servicesof acompetent contaminatedland consultantto carryouta detailedcontaminatedland investigationof thesite and theresults providedto theLocalPlanning Authority. Theinvestigationmust include:

 

·         A full desktopsurvey ofhistoricland usedata;

·         A conceptual modelof thesiteidentifying allpotential andactual contaminants, receptorsand pathways(pollutionlinkages);

·         A risk assessmentof theactual andpotentialpollutionlinkagesidentified;

·         A remediation programmeforcontaminantsidentified. Theremediationprogrammeshall incorporatea validationprotocol forthe remediationwork implemented,confirming whether thesiteis suitablefor use.

Theremediationprogrammeshall befullyimplementedand thevalidationreportshall be forwardedto theLocal PlanningAuthorityprior tohabitationof thedevelopment.

 

Reason: In the interests of public health and safety.

 

10)Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme should also include details of how the scheme shall be maintained after completion and to make adequate provision for potential overland flows.

 

Reason: To prevent the increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage system.

 

11)No development approved by this permission shall be commenced until a Construction Environmental Management Plan, incorporating pollution prevention measures, has been submitted to and approved in writing by the Local Planning Authority. The plan shall subsequently be implemented in accordance with the approved details and agreed timetable.

 

Reason: To prevent pollution of the water environment

 

12)No development shall commence on site until details of bat roost and bird nesting features, to be built into the design of new buildings, have been submitted to and agreed in writing by the local planning authority. Details shall include the number, design and locations of bat roost and bird nesting features, which shall be provided in accordance with a timetable to be agreed by the local planning authority.

 

Reason: In the interests of protected species and biodiversity

 

13)No development shall commence on site until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details before the first occupation of the development.

 

Reason: In the interests of sustainable development and prudent use of natural resources.

 

14) No development shall commence on site until a scheme to mitigate the noise associated with the Salisbury RFC clubhouse has been submitted to and agreed in writing by the Local Planning Authority. The agreed scheme shall be implemented in accordance with the approved details prior to the first occupation of the development hereby permitted, unless an alternative timetable is agreed in the approved details.

 

Reason: To ensure that the existing recreation and proposed residential uses are compatible.

 

15) No development shall commence until details of acoustic fencing to the north-eastern boundary of the site (adjacent to the Salisbury RFC clubhouse) has been submitted to and agreed in writing by the Local Planning Authority. The fencing shall be erected in accordance with the approved details prior to the first occupation of the development hereby permitted, unless an alternative timetable is agreed in the approved details, and shall be retained and maintained as such at all times thereafter.

 

Reason: To ensure that the existing recreation and proposed residential uses are compatible.

 

16)No demolition or construction works shall take place outside the hours of 0730 to 1800 Mondays to Fridays and 0800 to 1300 on Saturdays or at any time on Sundays & Banks Holidays.

 

Reason: In the interests of neighbouring amenity.

 

INFORMATIVES:

 

Water efficiency condition

The development should include water efficient systems and fittings. These should include dual-flush toilets, water butts, water-saving taps, showers and baths, and appliances with the highest water efficiency rating (as a minimum). Grey water recycling and rainwater harvesting should be considered. Any submitted scheme should include detailed information (capacities, consumption rates etc) on proposed water saving measures. Manufacturer’s specifications should not be submitted. Applicants are advised to refer to the following for further guidance:

http://www.environment-agency.gov.uk/homeandleisure/drought/31755.aspx

http://www.savewatersavemoney.co.uk/

 

Nesting birds

The adults, young, nests and eggs of all species of birds are protected by the Wildlife and Countryside Act 1981 (as amended) while they are breeding. The applicant is advised to check any structure or vegetation capable of supporting breeding birds and delay altering or removing such features until after young birds have fledged.

 

Site Waste Management

In England, it is a legal requirement to have a site waste management plan (SWMP) for all new construction projects worth more than £300,000. The level of detail that a SWMP should contain depends on the estimated build cost, excluding VAT. The duty of care for waste must also be complied with. Because all waste movements need to be recorded in one document, having a SWMP will help to ensure compliance with the duty of care. This can be incorporated into the Construction Environmental Management Plan (CEMP). Further information can be found at http://www.netregs-swmp.co.uk

 

Pollution Prevention During Construction

Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. The Environment Agency’s Pollution Prevention Guidelines should be referred to, which can be found at:

http://www.environment-agency.gov.uk/business/topics/pollution/39083.aspx.

Pollution prevention measures should be included within the CEMP.