Agenda item

Public participation

 

Richard Stephens, GreenSquare Architects, spoke in support of the application.

 

Meghan Rossiter, the agent, spoke in support to the application.

 

The Chairman read a statement from Chantelle Walsh, local resident, in support of the application.

 

Cllr Richard Moody, Chairman of Oaksey Parish Council, spoke in objection to the application.

 

The Planning Officer, Lee Burman, introduced a report which recommended granting planning permission, subject to conditions and completion of a Section 106 agreement, for the demolition of nos. 1-6 and 9-14 and replacement with 24 no. dwellings.

 

The Planning Officer provided the following update on the report:

 

·       Page 13 – the date of meeting should read 28^th November 2018

 

Key issues highlighted included: principle of development; impact on the character and appearance of the area including designated heritage assets such as the conservation area; impact on residential amenity; impact on highway safety and parking; impact on site drainage and impact on ecology. Site constraints and the character and appearance of the site and locality including key features were described. The status of the Development Plan and emerging neighbourhood plan were set out.

 

Members of the Committee then had the opportunity to ask technical questions

of the officer which focused on: provisions for residents to be decanted and/or offered places in the proposed dwellings and the character of the proposal compared to the locality and in particular the spacing between buildings and use of materials.

 

Members of the public then had the opportunity to address the Committee, as

detailed above.

 

Cllr Chuck Berry, Division Member, spoke regarding the application with the main points focusing on the high level of consultation; the front gardens of the dwellings; the historic relevance of the adjacent buildings; the Oaksey Neighbourhood Plan and in particular the character of the locality; the visual amenity of the street scene; the distance from the front of the proposal to the pavement to which the Planning Officer referenced a approximate distance of between five to 10 metres and the need to preserve the conservation area.

 

At the start of the debate a proposal was moved by Cllr Hutton, seconded by Cllr Grant to grant planning permission as detailed in the report.

 

During the debate the main points raised were: the need for village regeneration; the need for social housing in villages; the examples of similar developments in Wiltshire and their success; the type of stone to be used for the proposed dwellings; the pairing of adjacent doors and how they fit in with the locality; the appearance of the windows; the Oaksey Neighbourhood Plan and the appearance of the dwellings compared to that of the locality. A revised motion was put forward and agreed by Cllr Peter Hutton and Cllr Gavin Grant to address design characteristics.

 

Resolved

 

To delegate authority to the Head of Service to approve subject to a s106 agreement and conditions in accordance with the officer recommendation contained in the report subject to delegating authority to Officers to seek:

 

Design amendments to plots 1 – 5 to address treatment and extension of brick course above windows.

 

Repositioning of front doors from adjacent to another in order to achieve separation.

 

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:

 

Sitloc - Site Location Plan - /

P100 - Proposed Site Layout – B

P101 - Proposed Block Plan – B

P102 - Proposed Materials Plan – B

P107 - Site Layout in Context - /

P/CE 130-140 - Coate Floor Plans Plt 12-14 – A

P/CE 134-143 - Coate Floor Plans Plt 15-18 – A

P/CF 130 - Clifton Ground Floor Plt 19-20 - /

P/CF 140 - Clifton First Floor Plan plt 19-20 - /

P/EH 130 - Everleigh Ground Floor Plt 6-11, 21-24 - /

P/EH 140 - Everleigh First Floor Plt 6-11, 21-24 - /

P/EN 130 - Enford Floor Plans Plt 1-5 - /

P/CE 200-202 - Coate Elevations Plt 12-14 – A

P/CE 203-204 - Coate Elevations Plt 15-18 – A

P/CF 200-202 - Clifton Elevations - /

P/EH 200-202 - Everleigh Elevations Plt 6-11, 21-24 - /

P/EN 200 - Enford Elevations – A

P/EN 201 - Enford Elevations - A

P/EN 202 - Enford Elevations - B

P/SL 500 - Artists Impression – B

P/SL 501 - Artists Impression - B

P/SL 502 - Artists Impression - B

P/SL 503 - Artists Impression – B

P/SL 504 - Artists Impression – A

P/SL 505 - Artists Impression – A

P/SL 506 - Artists Impression – A

P/SL 507 - Artists Impression – B

P/SL 508 - Artists Impression – A

P/SL 509 - Artists Impression – A

P/SL 510 - Artists Impression – A

P/SL CMP - CMP Site Plan - /

918-01 - Landscape Plan Bridges Assoc – C

Landscape Management & Maintanence Plan

1769/001 - Engineering Layout PHG

Drainage Strategy FRA PHG dated June 2018

 

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

 

5        No part of the development hereby approved shall be brought into use until the parking areas as shown on the approved plans have been consolidated, surfaced and laid out in accordance with the approved details, including the provision of controlled accesses as detailed. These areas shall be maintained and remain available for their respective uses at all times thereafter.

 

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

 

6        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions to, or extensions or enlargements of 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 enlargements.

 

7        No occupation of the dwellings shall take place until the Drainage works for the development are implemented.  The development shall be carried out in accordance with the Drainage & Flood Risk Assessment dated June 2018 (phg Consulting Engineers).  The development thereafter shall be maintained in accordance with the approved details. 

 

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

         

8        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 and materials;

c)       storage of plant and materials used in constructing the development;

d)       the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

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)       measures for the protection of the natural environment; and

i)        hours of demolition and construction, including collection of waste and deliveries;

 

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the demolition and construction phases.

 

9  No dwelling shall be occupied until the vehicular access serving the dwelling and the vehicle parking space(s) serving it has been completed in accordance with the details shown on the approved plans and supporting statements and, once provided, the parking space(s) shall thereafter be so retained.

 

REASON: In order to provide adequate parking and turning facilities, and in the interests of highway safety.

 

10    Plots 1,2,3,4,5 of the development shall not be first occupied, until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 600mm above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

 

Reason: In the interests of highway safety

 

11  No development, other than demolition, site clearance and that required to be carried out as part of a scheme of remediation approved by the Local Planning Authority under this condition, shall commence on site, until steps (i) to (iii) below have been fully complied with. 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 step (iv) has been complied with in full in relation to that contamination.  The development thereafter shall be carried out in accordance with the agreed programme and in writing by the Local Planning Authority. 

 

Step (i)         Site Characterisation:

An investigation and risk assessment must be completed to assess the nature and extent of any contamination (including asbestos) on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority. The report of the findings must include:

 

-         A survey of the extent, nature and scale of contamination on site;

-         The collection and interpretation of relevant information to form a conceptual model of the site, and a preliminary risk assessment of all the likely pollutant linkages;

-         If the preliminary risk assessment identifies any potentially significant pollutant linkages a ground investigation shall be carried out, to provide further information on the location, type and concentration of contaminants in the soil and groundwater and other characteristics that can influence the behaviour of the contaminants;

-         An assessment of the potential risks to

•    human health,

•    property (existing or proposed) including buildings, crops, 

livestock, pets, woodland and service lines and pipes,

•    adjoining land,

•    groundwater and surface waters,

•    ecological systems,

•    archaeological sites and ancient monuments;

 

This 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.

 

               Step (ii)         Submission of Remediation Scheme:

If any unacceptable risks are identified as a result of the investigation and assessment referred to in step (i) above, 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.

              Step (iii)        Implementation of Approved Remediation Scheme:

The approved remediation scheme under step (ii) must be carried out in accordance with its requirements. The Local Planning Authority must be given at least two weeks written notification of commencement of the remediation scheme works.

 

              Step (iv)         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.

 

Step (v)          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 Local Planning Authority can provide a draft Remediation Certificate when the details of the remediation scheme have been approved at stage (ii) above).

 

The verification report and signed statement should be submitted to and approved in writing of the Local Planning Authority.

 

Step (vi)         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.

 

12   The development hereby approved shall be carried out in accordance with the proposals within the ecological mitigation strategy and plans detailed within the ‘Ecological Mitigation and Enhancement Strategy’ Focus Ecology, July 2018, as already submitted with the planning application and agreed in principle with the local planning authority before determination.

 

REASON: To ensure adequate protection and mitigation for protected species / priority species / priority habitats through the implementation of detailed mitigation measures that were prepared and submitted with the application before determination.

 

13 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no garages, sheds, greenhouses and other ancillary domestic outbuildings shall be erected anywhere on the site on the approved plans.

 

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

 

14 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no window, dormer window or rooflight, other than those shown on the approved plans, shall be inserted in the any roofslope(s) of the development hereby permitted.

 

REASON: In the interests of residential amenity and privacy.

 

15       INFORMATIVE TO APPLICANT:

 

The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development.  Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website www.wiltshire.gov.uk/planninganddevelopment/planningpolicy/communityinfrastructurelevy

 

          INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

          INFORMATIVE TO APPLICANT:

The applicant is reminded of the need to obtain separate Land Drainage Consent for any drainage works comprising the extinguishment and/or creation of new outfall points at the adjacent watercourse.

 

          INFORMATIVE TO APPLICANT:

This permission shall be read in conjunction with an Agreement made under Section 106 of the Town and Country Planning Act, 1990 and dated the [INSERT].

 

          INFORMATIVE TO APPLICANT:

Please be advised that nothing in this permission shall authorise the diversion, obstruction, or stopping up of any right of way adjacent to the site, temporarily or otherwise.

 

          INFORMATIVE TO APPLICANT:

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer.  Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.

 

          INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

 

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

          INFORMATIVE TO APPLICANT:

The consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a license may be required from Wiltshire's Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway.

 

          INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

 

          INFORMATIVE TO APPLICANT:

 

Proposed Sewerage

The site shall be served by separate systems of drainage.

Foul Drainage

 

• Foul connections either directly or indirectly to the local public foul network can to be

agreed in consultation with Wessex Water. Please visit the Developer Services

section of our website and refer to Wessex Water’s guidance notes ‘DEV016G –

Connecting to a public sewer’ for further guidance or contact

sewer.connection@wessexwater.co.uk

• Redundant drains and laterals should be sealed at the point of connection to the

public sewer.

 

Surface Water Drainage

 

• The Drainage Strategy (PHG Consulting June 2018) proposes to utilise existing

drainage infrastructure to ‘discharge to the existing adopted system’. Our records

indicate that there are highway and private sw systems in this area but there are no

public surface water sewers recorded at this location.

 

• Surface water connections to the public foul sewer network will not be permitted. If

there are any existing surface water connections to the existing foul water system

these should be redirected upon re-development.

 

• We support the development in principle but advise that the applicant should further

investigate the local surface water drainage systems to ensure that satisfactory

disposal can be achieved with Highway / LLFA approval. The developer must

demonstrate that any surface water sewers serving new development will not

connect directly or indirectly to the public foul network.

 

• Land drainage run-off shall not be permitted to discharge either directly or indirectly

to the public sewerage system.

 

Water Infrastructure

 

A water supply can be made available from the existing network. The applicant should

consult the Wessex Water website for further

information. www.wessexwater.co.uk/Developers/Supply/Supply-connections-anddisconnections