Agenda item

A report by the Case Officer is attached.

The following people spoke against the proposal:

 

Alison Kjaer, Jeremy Stadward and Francis Morland

 

The following people spoke in support of the proposal:

 

Richard Watts; Brian Condon and Andy Cockett

 

Consideration was given to a report prepared by Kenny Green, Development Management Team Leader, that recommended the Committee approve the application subject to planning conditions; and sought Members to agree to defer and delegate the issuing of a decision to the Head of Development Management following the completion of s106 legal agreement to enshrine the obligations as outlined within paragraph 9.67 of the report.

 

The officer made a presentation in which he first publicly acknowledged the significant amount of work undertaken by Cllr Ridout and Cllr Humphries in terms of responding to local concerns and liaising with the case officer for the entire application process. The officer asked the committee to note that since July 2014, there had been numerous meetings with officers and that the local Cllrs were kept fully informed throughout the process. Before commencing with the PowerPoint presentation, the case officer brought the committee’s attention to agenda supplement 1 and revised comments provided by the Council’s Public Rights of Way officer relating to the removal of the requirement for a secondary (adopted) footpath connection onto WARM6 (PRoW) located to the north of the site (in the NE part of the site). The officer recommended that, if the Committee were minded to approve the application, and seek the deletion of the secondary footpath which was no longer deemed necessary, they should instruct officers to request the submission of revised plans deleting the footpath. The officer also made specific reference to additional late public and consultee representations from the AONB officer which had been received since the publication of the report and after the production of the agenda supplement.

 

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

 

Issues highlighted during the course of the presentation and discussion included: due reference to the (June 2016) endorsed WWUE masterplan, including the phasing plan and how the site relates to the town and the remainder of the WWUE strategic site allocation, the views of the highways officers, and the applicant’s plans to mitigate traffic issues arising from construction were explained; a detailed summary was provided relating to drainage issues and an explanation was given as to how constraints had been addressed by the applicant through plan revisions and submission of an on-site drainage solution and strategy to manage surface water run-off; members were informed about extensive modelling work that had been undertaken which led to the key drainage consultees (the flood authority, the EA and Wessex Water) all confirming no objections. In addition, the range and type of dwellings and materials to be used were highlighted; and, specific mention was made to single storey dwellings being planned within and around the scheme to mitigate against overlooking/overbearing concerns in relation to existing properties; the support from the Housing Team was noted in terms of the spread of affordable housing on the site and the adopted road layout and issues relating to the local road network capacity were noted.  The location of the site in relation to existing properties and how the boundaries would be treated was explained.  Particular reference was made to the proposed landscape planting proposals within plots and public open space was made in addition to explaining the mitigating measures that would protect the AONB and Cley Hill; through the use of several plans and photographs, the topography of the site, land levels and the current mix of housing in the adjacent neighbourhood was clarified. Key consultee engagement and their recommendations were recorded including late commentary provided by the AONB officer. It was also confirmed that Historic England raised no objection regarding the impact on Cley Hill.  The Council’s conservation team raised no objection in terms of the development’s impact on the nearby conservation area and listed buildings.

 

Members then heard the views of Cllrs Pip Ridout and Cllrs Keith Humphries, the local unitary ward Members, who addressed the concerns of local people, including the impact on traffic in the town, and commended the work of officers how had assisted them in seeking revisions to the original plans.

 

Cllr Christopher Newbury proposed, subsequently seconded by Cllr Terry Chivers, that consideration of the application be deferred to enable a site visit to take place.

 

Following a short debate, and having been put to the vote, the motion was not carried.

 

The meeting then returned to debate the application.

 

Cllr Christopher Newbury proposed, subsequently seconded by Cllr Tony Trotman that permission be granted as per the officer’s recommendation, subject to the following amendments:

 

•     That condition (2) be revised following the receipt of revised plans removing the secondary footpath connection with WARM6.  Members delegated this matter to officers to secure; as well as,

•     Instructing officers to undertake a site inspection of the site boundary trees and hedges for the purposes of imposing tree/hedge protection orders.

 

After a debate, and having been put to a vote, the Committee unanimously;

 

Resolved:

 

To agreetoapprovethisapplicationsubjecttothefollowingconditions andtodeferanddelegatetheissuingofa decisiontotheHeadofDevelopmentManagement followingthecompletion ofs106 legalagreementtoenshrinetheobligationsoutlined within paragraph 9.67.

 

1.             Thedevelopmentherebypermittedshall bebegunbeforetheexpirationofthreeyears fromthedate of this permission.

 

REASON:Tocomply withtheprovisionsofSection91oftheTownandCountryPlanningAct1990asamended by the Planning and Compulsory PurchaseAct 2004

 

2.             Thedevelopmentherebypermittedshall becarried outinaccordancewiththeapprovedplanscontained within the plan list scheduledrawing issue ref 31051/AC/TD dated 15 June 2016.

 

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

[Members to note: The above condition will be updated (with the plan schedule re-dated) following the submission of amended plans deleting the secondary footpath connection with WARM6].

 

3.             The development hereby approved shall be constructed in full accordance with the Construction Traffic Management Plan (CTMP) dated May 2015. Should the projected construction programme deviate away from the detail contained within the CTMP, an updated CTMP will require the written approval of the local planning authority prior to any commencement taking place on site.      If the programme is to be revised during the construction phase(s), no deviation will be tolerated until the details have been approved in writing.

 

REASON: In order to ensure that the amenity of the local highway network is adequately protected as well as adopting measures to minimise disruption to local amenities.

 

REASON:Inordertoensurethattheamenityofthelocalhighwaynetworkisadequatelyprotectedaswellas adopting measuresto minimisedisruption to local amenities.

4.             Thedwellingsherebyapprovedshall achievea levelofenergyperformanceatorequivalenttoLevel4 oftheCodeforSustainableHomes.Within6 monthsofanydwellingbeingoccupiedevidenceshall besubmitted toandapprovedinwritingbythelocalplanningauthoritycertifying thatthestated levelor its equivalent has been achieved.

 

REASON:Toensurethattheobjectivesofsustainabledevelopmentequalorequivalenttothoseset outwithin Wiltshire Core StrategyCP41 are achieved.

 

5.             Notwithstanding   the   provisions   of   the   Town   and   Country   Planning   (General   PermittedDevelopment)(England) Order2015(or anyOrderrevoking orre-enacting oramendingthatOrderwithorwithoutmodification), nogarageherebyapprovedwhichisrequired tosatisfy on-plotparkingstandards shallbe convertedto ancillary habitable accommodation without first obtaining planning permission.

 

REASON: Tosafeguard theamenitiesandcharacter oftheareaandintheinterestofhighwaysafety andto ensure there is adequate car parking provision.

 

NOTE:FuturePDrights to convert garagingintoadditionalancillaryhabitableaccommodationwouldstill applytoplotsthatcan accommodatetherequisite parkingprovisionon-site.Thiscondition wouldonlyapplyfor plots/propertiesthat relyon thegaraging foroff-street carparking.

 

6.             Thatfortheavoidanceofanydoubt,thelandfrontingplot31whichiscontiguoustotheadoptablehighwayshall notbeconsidered partoftheresidential curtilage,butinsteaditshall remainassociatedhighway for the future purpose of delivering the strategic link road further to the north and Victoria Road.

 

REASON:Todefinethetermsofthispermissionandtoensurethelinkroad is notencumberedbyanyover land ownership dubiety or ransomstrip conflict.

 

7.             Noconstructionworksonthesite shalltakeplaceoutsidethefollowinghours:07:30to18:00Mondays to Fridays;and 08:00-13:00 on Saturdaysor at any time on Sundaysor Bank Holidays.

 

REASON:In the interestsof protecting the amenityof nearby residentialproperties.

 

8.             Thedevelopment hereby approved shall be carried out in accordance with Redrow Homes’ Acoustic Assessmentand trickle vents detailed specifications.

 

REASON:Intheinterestsof protectingresidentialamenity.

 

Pre-CommencementConditions:

9.             Nodevelopmentshallcommenceonsiteuntila schemeofphasingtheproposedlandscaping,includingthehedgerowboundaryplantinghasbeenapprovedinwritingbytheLocalPlanningAuthority.Thelandscapingshallbecarriedoutinthefirstplantingandseedingseasonfollowingoccupationoftherelatedbuilding(s)orthecompletionofthedevelopment,whicheveristhesoonerwithinthatparticularphase;anytreesorplantswhichdie,areremoved,orbecomeseriouslydamagedordiseased,shallbereplacedinthenextplantingseasonwithothersofa similarsizeandspecies.ThelandscapingandhedgerowenhancementplantingshallbeimplementedinfullaccordancewithapprovedplandrawingsR0323_07F(ThedetailedPublicOpenSpaceLandscapeProposals)andR0323_10ESheets1-3(DetailedOn-PlotLandscapeProposals).

 

REASON:Thisinformation is required toensurethatthephaseddevelopmentandproposedlandscapingisundertakenin an acceptablemanner.

 

10.         Nodevelopmentherebyapprovedwiththeexceptionofgroundworksandvegetationclearance shallcommence untila lightingstrategy forthesite hasbeensubmitted toandapprovedinwritingbythelocal planning authority. The strategy shall:

 

a)         Showhowandwhereexternallightingwillbeinstalled(through theprovisionofappropriatelightingcontour plansandtechnicalspecifications, includinga Luxplot)so thatitcan beclearly demonstratedthatareastobelitwillnotdisturborpreventtheabovespecies usingtheirterritoryorhavingaccesstotheirbreeding sites and resting places; and

b)         Specifyluminaires,heights and positions of fittings,direction and other features, e.g.  cowls, louvres or baffles

 

Allexternallightingshall beinstalledinaccordancewiththespecifications andlocationsset outinthestrategy, andthese shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.

REASON:Tominimise lightspillage intohedgerowsandtrees,toensurenoilluminationofthebatroost andtomaintain darkforagingandcommuting corridorsforbats,particularlyalongthenorthernboundaryhedgerow.

 

11.         Nodevelopment(includingvegetation clearanceandpreparatorygroundworks)herebyapprovedshall commenceuntila LandscapeandEcologicalManagement Plan(LEMP) hasbeensubmitted to,andapprovedinwritingby,theLocalPlanningAuthority.Thecontent oftheLEMPshall include,butnotnecessarily be limited to, the following information:

 

a)        Fullspecificationofhabitatstobecreated andenhanced,includinglocallynativespecies oflocalprovenance and locally characteristicspecies

b)        Descriptionandevaluationoffeaturestobemanaged;includinglocationshown ona sitemap, including hedgerows, mature trees and wildflower meadow areas

c)        Landscape andecological trends and constraints on site that mightinfluence management

d)        Aims andobjectives of management; including:

·                Thecreationandmanagement of‘hop-overs’atbreachesthroughhedgerowsforpedestrian/cycleway links;

·                TheprovisionofintegralbatboxesandnestboxprovisionforHousesparrow,Starling,Housemartin andSwift acrossthe site;

·                Furtherdetailsofwildflowermeadow areasandspecies-rich roughgrasslandareas;andhowwillthey be created;

·                Hedgehogmitigationand  enhancementmeasures,  e.g.hedgehog  boxesin  suitablelocationswithin hedgerows, specific habitat creation, gaps under garden fences;

e)        Appropriate management options for achieving aims and objectives;

f)          Prescriptionsfor managementactions;

g)        Preparationof a work schedule(including an annual work plan capable of being rolled forward over ona 5-yearperiodbasis;includingbatroost inspectionsfortreesurgery workstoT1,T12andT13(if necessary)and mitigationfor loss of high potential bat roosts;

h)        On-goingmonitoring and remedialmeasures;

i)          Timeframefor reviewing the plan

j)          DetailsofhowtheaimsandobjectivesoftheLEMPwillbecommunicatedtotheoccupiersofthedevelopment and establishment of an on-site management company.

 

TheLEMPshall alsoincludedetailsofthelegalandfundingmechanism(s) bywhichthelong-termimplementation of the plan will be secured by the developer with the management body(ies) responsible foritsdelivery.Theplanshall alsoset out(where theresults frommonitoring showthattheconservation aimsandobjectivesoftheLEMParenotbeingmet) howcontingencies and/orremedial actionwillbeidentified,agreed and implemented. The LEMP shall be implemented in full in accordance with the approved details.

REASON:Thisinformationisrequiredtoensurethelong-termmanagement ofprotectedandpriorityhabitatsandotherlandscapeandecologicalfeatures,andtomaintain andenhancethesehabitatsandfeaturesin perpetuity.

NOTE:Thisisa modified versionofthemodel conditionfromsection D.4.5oftheBritishStandardBS42020:2013Biodiversity– Codeofpracticeforplanninganddevelopment.Inc) above‘trendsandconstraints’ refer to those circumstances that mightinfluence long-term management of a site,for example, naturalsuccession, recreationaluse,othertypesofdisturbancerelevant tothesite, flooding,geology,soil, etc.Ing)abovetheannualworkplanperiodrequires tobedeterminedona casebycase basisinconjunction withthedeveloper,theirecologicalconsultant andtheCouncilEcologist.Inmost cases,5-years maybeappropriate,butupto10years maybenecessarydependingonthedevelopmentandmanagement requirements.Itshould benotedthatthisisa workprogrammefora specifiednumberofyears thatmust bereviewed attheendofthatperiodandrolled forwardinperpetuity.Inj),itisappreciatedthatfulldetailsofthemanagement companymay notbeavailableuntilafteroccupation,however,itwouldbe desirable to obtain as many details as possible.

 

12.         No tree surgery works shall commence until an inspection for roosting bats has been carried out by a professional,licensedecologist.Ifbats are found,mitigation measuresshall besubmitted to andapprovedinwritingbythelocalplanningauthority.Mitigation shallbecarried outinlinewiththeapprovedmeasures.

 

REASON:Toensureroostingbatsarefullyconsidered beforetreesurgery workstotreeswithhighpotentialforroosting bats.

 

13.         Nodevelopmentherebyapprovedshall commence untilanenhancednativeplantingscheme fortheattenuationpond’simmediateenvironsandthenorthernpublicopenspace, includingspecies composition,origin,source, atimetabledplantingscheme aswellasitsaftercareandmaintenance, hasbeensubmitted toandapprovedinwritingbythelocalplanningauthority.Onceagreedinwriting,theapproveddetailsshall becarried outinfullwithin12months ofthecompletion ofthedevelopmentherebyapproved.

 

REASON:Thisinformationisrequiredtoensureplantingoftheattenuationpondiscarried outappropriatelyinlinewithEnvironmentAgencyguidelinestoavoidtheintroductionofinvasive,non-nativespecies as well as further enhancing the public open space with moreshrub and tree planting.

 

NOTE: The maintenance requirementsas outlined by condition 9would apply.

 

14.         Nodevelopmentpursuanttotheconstructionofthefoulwaterpumpingstation herebyapprovedshall commenceuntiltheexactdetailsofthe“living wall”tobeplantedaroundtheperimeterofthefoulwaterpumpingstation compoundhasbeensubmitted toandapprovedinwritingbythelocalplanningauthority.Onceapprovedinwriting,thelivingwallplantingshall becarried outinfullwithineither12months followingthecompletion ofthedevelopmentorfollowingthebringingintouseofthefoulpumpingstation whichever is the earliest.

 

REASON:Thisinformationisrequiredtoensureanappropriateplantingscheme aroundthefoulpumpingstation isagreedintheinterestsofgoodplanningaswellenhancingthepublicopenspace andlandscaping proposals.

NOTE: The maintenance requirementsas outlined by condition 9would apply.

 

15.         Nodevelopmentshall commence onsite (includinggroundworksandvegetation clearance)untila ConstructionEnvironmentalManagement Plan(CEMP) hasbeensubmitted toandapprovedinwritingbythe local planning authority. The CEMP shallinclude, but not necessarily be limited to, the following:

 

a)        Risk assessmentof potentially damaging construction activities;

b)        Identificationof‘biodiversity protection zones’;

c)        Practical measures(both physical measures and sensitive working practices) to avoid or reduceimpactsduring construction(may be provided as a setof methodstatements), including reptiles, badgers,nestingbirds, great crestednewts, hedgerows, bats, veteranwillow trees;

d)        Adust suppressionscheme to minimise windblown dust from affecting adjoining neighbouring properties. This schemeshould cover all the phases of the construction site,including earth works, spoilheap storage,vehicle movements and cutting of materials;

e)        Exact details confirmingthe sitecompound, site operative parking, wheel washing, pollution control measuresto be adopted and the projected phasing of development including the siting of the compound forthe construction phases;

f)          The location andtiming of sensitive works to avoid harm to biodiversity features (e.g. daylightworking hours only starting one hour after sunrise and ceasingone hour before sunset);

g)        The timesduring construction when specialists ecologists need to be present on siteto oversee works;

h)        Responsible personsand lines of communication;

i)          The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competentperson(s);

j)          Use ofprotective fences, exclusion barriers and warning signs, including advanced installation andmaintenance during the construction period;

k)        An EcologicalMitigation Plan to provide avisual representation of all requiredmitigation measures;

l)          On going monitoring, including compliancechecks by acompetent person(s) during constructionand immediately post-completion of construction works.

 

TheapprovedCEMPshall be adheredtoandimplementedthroughouttheconstruction periodstrictly inaccordance with the approved details.

 

A reportshould bepreparedbya professionalecologist/ theEcologicalClerkofWorkscertifying thattherequired mitigationand/orcompensation measuresidentifiedintheCEMPhavebeencompleted totheirsatisfaction, anddetailingtheresults ofsite supervisionandanynecessaryremedial worksundertakenorrequired, shallbesubmitted totheLocalPlanningAuthorityforapprovalwithin3 monthsofthedateofsubstantial completionofthedevelopmentorattheendofthenextavailableplantingseason, whicheveristhesooner. Anyapprovedremedial worksshall subsequentlybecarried outunderthestrict supervisionofa professional ecologist following that approval.

REASON:Toensureadequateprotection,mitigationandcompensation forprotectedspecies, priorityspecies andpriorityhabitats,toensurethatapprovedmitigation andcompensation worksarecarried outandcompleted asapprovedandinlinewithcurrent bestpracticeguidelines,andtoensureadequateprofessionalecologicalexpertiseisavailabletoassistthoseimplementingthedevelopmenttocomply withstatutoryrequirements, planningconditions andanyrelevant protectedspecies licence,  duringconstruction.

16.         Nodevelopmentherebyapprovedshall commence untila schemeforthedischargeofsurface waterfromthedevelopment(including surfacewaterfromaccess/drivewaysandroads/footpaths) incorporatingsustainable urbandrainagedetailstogetherwithpermeabilitytestsresults toBRE365detailedcalculations fortheinfiltrationpondwhichshall bedesignedtosatisfy anappropriatefactorofsafety alongwithdetailedspecifications forthesupporting impermeablewallandfurtherdetailsregarding embankmentstability andfloodrouting measurestoprotectexistingandfutureresidents andfloodrisk prevention,hasbeensubmitted toandapprovedinwritingbythelocalplanningauthority.Noneofthedwellingsshall befirstoccupieduntilthesurface waterdrainagesystems includingtheundergroundtank(s),theattenuationpond,embankmentsandsupporting impermeablewallhavebeenfullyconstructed in accordance with the approved scheme.

 

REASON:Thisinformation/levelofdetailhasnotbeensubmittedwiththeapplicationandisconsidered necessarytodefinethetermsofthispermissionandtoensurethesurface waterdrainage/ SuDSsolution is acceptable to the lead local flood authority.

 

17.         Nodevelopmentherebyapprovedshall commence untildetailsofa temporaryon-siteloopedaccessconstruction trafficroute planhasbeensubmitted toandapprovedinwritingbythelocalplanningauthority.Followingthewrittenapprovalofsuch matters,thedevelopmentshall proceedinaccordancewith the routing plan unless otherwise agreed by the local planning authority.

 

REASON:Inordertosecure a satisfactoryconstruction accesswhichallowsforonewaymovement ofconstruction trafficoneachofthecul-de-sac armsofStAndrewsRoad,andtoreduce constructiontrafficimpacts along individual frontages.

 

18.         Forthisphaseddevelopment,nodevelopmentherebyapprovedshall commence (aspartofeachphase)withtheexceptionofsite preparationandpreparatorygroundworks,untildetailsofthesite accessjunctions,connections toStAndrewsRoad,estateroads, trafficcalming measures,cycle tracks,footways,footpaths,verges, junctions,street lighting,sewers, drains,retaining walls,service routes,surface wateroutfall,vehicle overhangmargins, embankments,visibility splays,accesses,carriageway gradients,drivegradients,car parkingandstreet furniture,includingthetimetableforprovisionofsuch works,havebeensubmitted toandapprovedbytheLocalPlanningAuthority.Inparticularthedetailsshall includevertical andhorizontaldetailssufficient toensurethata futureconnection toVictoriaroad canbeeffectivelyprovided.Thedevelopmentshall notbefirstoccupieduntiltheestateroads, cycletracks,footways,footpaths,verges, junctions,street lighting,sewers, drains,retaining walls,service routes,surface wateroutfall,vehicle overhangmargins, embankments,visibility splays,accesses,carriageway gradients,drivegradients,car parkingandstreet furniturehaveallbeenconstructed andlaidoutinaccordancewiththeapproved details, unless an alternative timetable is agreed for the approved details.

 

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

 

19.         Noworkscomprisingtheproposedpedestrian/cyclewaylinktoconnect withFollyLaneshall commenceuntilfullno-digspecification detailsandmeasures tobeadoptedtoprotecttheadjacenttree/hedgerowsaboveandbelowgroundhavebeensubmitted toandapprovedinwritingbytheLocalPlanningAuthority.The development shall then be carried out in accordance with the approved details.

 

REASON:Theapplicationcontainedinsufficientinformationtoenablethismatter tobeconsidered priortograntingplanningpermissionandthematter isrequired tobeagreedwiththeLocalPlanningAuthoritybefore development commences in order that the development is undertaken in an acceptable manner.

 

Pre-OccupancyConditions:

20.         Priortothefirstoccupationofthedwellingsherebyapproved,thefoulwaterpumpingstation anditsassociatedinfrastructureincludingtheoff-siterising mainmust becompleted andavailabletoaccommodate any connection, unless agreed in writing with the Local Planning Authority.

 

REASON:To ensurethatproperprovisionismade forsewerage ofthesite andthatthedevelopmentdoesnot increase the risk of sewerfloodingto downstream properties.

 

NOTE:WessexWaterhaveagreedthefoulwaterdrainageproposalswiththepracticalconnectionsstill tobe subjectto as98/s104 legal agreement under the Water Industry Act 1991.

 

21.         Forthisphaseddevelopment,priortotheoccupationofthedwellings(as partofeachphase)theassociated  roads,  including  footpaths  and  turning  spaces  shall  be  fully  constructed  with  a  properly consolidatedandsurfaced footpathandcarriageway toatleastbindercourse levelbetweenthedwellingand existing adopted highway.

 

REASON:To ensure thatthe development is served by an adequate meansof access.

 

22.         Forthisphaseddevelopment,nodwellinghouseshall beoccupieduntilupgradedetailsoftheshared footwayandcycle trackbetweenthesite andVictoriaRoadhavebeensubmitted toandapprovedin writing by the local planning authority.

 

REASON:In theinterests ofpromoting non-motorised sustainablemodes of travel.

 

23.         Forthisphaseddevelopment,nodwellinghouseshall be occupied(as partofeachphase)untiltheparkingspaces togetherwiththeaccesshavebeenprovidedinaccordancewiththeapprovedplandrawings

.

REASON:Toensurethatsatisfactoryfacilitiesfortheparkingofcycles areprovidedandtoencouragetravel by meansother than the private car.

 

24.         Forthisphaseddevelopment,nodwellinghouseshall be occupieduntila publicartscheme forthesite anda timetableforitssubsequent installationhasbeensubmitted toandapprovedinwritingbytheLocalPlanningAuthority.Thedevelopmentshall thenbecarried outinaccordancewiththeapproveddetails.

 

REASON:Theapplicationcontainedinsufficientinformationtoenablethismatter tobeconsidered priortograntingplanningpermissionandthematter isrequired tobeagreedwiththeLocalPlanningAuthoritybeforedevelopmentcommences inorderthatthedevelopmentisundertakeninanacceptablemanner, toensure the proposal complies with the relevant public art policies

 

NOTE:Theapplicantsproposedpromotionofa publicartinstallationattheentryoftheLEAPonsite isencouragedandshould furtheradviceandguidanceberequired intermsofpromotinglocalschool and/orlocalartist involvement, contactshould be made with Meril Morgan, the Council’s arts officer.

25.         Forthisphaseddevelopment,priortotheoccupationofPlots31-41,theproposedbusroute road (forfutureconnection withVictoriaRoad)shall beprovidedinthenorth-westpartofthesite soastoallowadoption of the road to the siteboundary.

 

REASON:Intheinterestsoftheproperplanningfortheareaandtoensurethata linkthroughtoVictoriaRoad can be secured in line with Core Strategy objectives.

 

26.         Forthisphaseddevelopment,nodwellinghouseshall beoccupied(as partofeachphase)untilcycle parking and storage facilities have been provided on site.

 

REASON:Toensurethatsatisfactorycycle storageisprovidedonsite andtoencouragenon-motorisedmeans of transportby future residents.

 

27.         For this phased development, prior to the occupation of the dwellings on plots 52-72 and 95-114 (inclusive), the approved fencing as illustrated on plan drawing 15005.102 - the boundary treatment plan, shall be provided and maintained in perpetuity, although when necessary it may be replaced with similar fencing (for security and general repair and maintenance purposes), however it must be kept in the same position as notated on the approved plans.

 

REASON: To define the terms of the permission and to ensure that the associated properties listed above have fixed rear boundaries in place prior to their occupation and to protect the well-established boundary hedgerow and trees which define the rugby club and site boundary.

 

NOTE: Any garden extension further to the rear would require planning permission and it should be noted that the western and upper southern boundary hedgerow and trees have a significant landscape and ecological value; and, any future proposal that seeks consent to extend individual rear gardens at the expense of the boundary hedgerow and trees would require exceptional justification.

PlanningInformatives:

 

1.             Theapplicant/developerisadvisedthattosatisfy thesurface watermanagement conditionrequirements, theCouncilexpectsthefollowingdetailtobesubmitted: 1.A clearlylabelleddrainagelayoutplanshowing thepipenetworksandtheattenuationpondsanddrainagestorage tanks.Thisplanshould showanypipenodenumbersreferred tointhedrainagecalculations andtheinvertandcover levelsofmanholes. 2.A manholeschedule. 3.Model runstodemonstratethatthecritical stormdurationisbeingused.4.Confirmationoftheagreeddischargerate, withanyflowcontrol devicesindicatedontheplanwiththerate ofdischargestated. 5.Calculationsshowing thevolume ofattenuationprovided,demonstratinghowthesystem operatesduringa 1in100critical durationstorm event.Ifoverlandfloodingoccurs,a planshould alsobesubmitted detailingthelocationofoverlandflowpathsandthelikelydepthsofflooding.A 30% allowance for climatechange shouldbe incorporated into the scheme in accordance with NPPF.

 

2.             Theremust be no interruptiontothesurface waterdrainagesystem ofthesurrounding landasa resultoftheoperationsonthesite. Provisionsmust bemade toensurethatallexistingdrainagesystems continuetooperateeffectively.Thesurface watersoakawayswhichrequire buildingwarrantapprovalshould beconstructed inaccordancewiththeBREDigestNo365orCIRIAReport156"InfiltrationDrainage,Manual ofGoodPractice".Onlyclean, uncontaminatedsurface watershould bedischargedtosoakaway.

 

3.             Toavoiddisturbingnestingbirdsandbreedingseason,noworksshould takeplacetothesite boundariesbetweenMarch toJuly inclusive.AllBritishbirds(while nesting,buildingnestsandsitting oneggs),theirnestsandeggs(with certainlimitedexceptions)areprotectedbylawunderSection1 ofthe Wildlife andCountrysideAct1981(as amended)andtheCountrysideandRightsofWayAct2000.Ifbirdsare nestingon/in or within the vicinity of theproposeddevelopment, work should be undertaken outsidethebreedingseason forbirdstoensuretheirprotection,i.e.worksshould onlybeundertakenbetweenAugustand February. Further advice on the above can be sought from the Council Ecologists.

 

4.             BatsareprotectedunderTheConservationofHabitatsandSpeciesRegulations2010(as amended),whichimplementstheECDirective92/43/EECintheUnitedKingdom,andtheWildlifeandCountrysideAct1981(as amended).Pleasebeadvisedthat,ifbatsarediscovered,allworksshould stopimmediatelyandNaturalResourcesWales(NRW) shouldbecontacted foradviceonanyspecial precautions before continuing.

 

5.             Allhedgerowsshould be fullyprotectedinlinewiththerecommendations madeinsection F6.2oftheEcologyChapteroftheES.Hedgerowsshould receivea minimaltrimtoremove sidewaysgrowththatmay interferewithconstruction machineryrather thanbeingcompletely cutback/ coppiced.Furtheradvice canbe obtained from the Council’s arboricultural and ecology officers.

 

6.             Thedeveloper/applicantisrequiredtoreach anagreementwithWessexWaterwithrespect tofinalisingfoul water and clean water connections.

 

7.             Thedeveloper/applicantisadvisedtoincorporatewaterefficiencymeasuresintothisscheme toprovideresilience tosome oftheextremesofweatherconditions thatclimate changebrings.Itbenefitsfutureresidents byreducing waterbills,andalsobenefitswidersociety byallowingmore watertogoround intimesofshortage. Thedevelopmentshould includewaterefficientsystems andfittings.Theseshould includedual-flushtoilets,waterbutts,water-savingtaps,showers andbaths,andapplianceswiththehighestwaterefficiencyrating (asa minimum).Greywaterrecycling andrainwater harvestingshould bepromotedandimplemented.Anappropriatesubmitted schemeshould includea waterusagecalculator showinghowthedevelopmentwouldnotexceeda total(internal andexternal)usagelevelof105litresperperson per day.

 

8.             Thedeveloper/applicantisadvisedtoensureappropriatesafeguardsarefullyimplementedduringtheconstruction phasetominimise therisks ofpollutionfromthedevelopment.Suchsafeguards shouldcover: -theuseofplantandmachinery -oils/chemicalsandmaterials -wheel-washingandwastewaterdisposal- theuseandrouting ofheavyplantandvehicles -thelocationandformofworkandstorage areasandcompounds -thecontrol andremoval ofspoil andwastes.Theapplicantshould refertotheEnvironment Agency's Pollution PreventionGuidelines at:  https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg

 

9.             Thedeveloper/applicantisadvisedtofollowtheguidancefromtheWiltshireFire& RescueServiceintermsofprecautionarymeasures toreduce therisks offireandon-sitemeasures todealwithanemergency.Thisadviceisofteninadditiontobuildingregulation requirements.Furtherguidancecan beobtained regarding the on-site provision of fire hydrants and a water supplyfor the purposes of fire-fighting.

 

10.         Thedeveloper/applicantshould givedueconsideration tosecuring acovenant ondwellingswithgardenboundariesadjacenttotherugby clubhedgerowstoensurethatthesehedgerowsareretained inperpetuity.