Agenda item

To consider the report of the Assistant Director: Planning and Implementation, (copy enclosed, Members’ Update to be circulated)*.

Following the Officer’s presentation, Mr Thomas, the Agent, addressed the Committee. The Chairperson then opened the floor for debate.

Councillor A S Fluker proposed to approve the application in accordance with the Officer’s recommendation, which was duly seconded.

Following a brief discussion where Members aired concerns regarding construction works in respect of Condition 5 (Construction Management) and the impact on the access road to the application site, the Chairperson put the proposal of Councillor Fluker to the Committee which was agreed by assent.

RESOLVED that the application be APPROVED 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.

2.         The development hereby permitted shall be carried out in accordance with the approved plans and documents as shown on the decision notice.

3.         No works shall be carried out above ground level until a sample or high quality photographs of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

4.         Full details of both hard and soft landscape works shall be submitted to and approved in writing by the Local Planning Authority prior to any works occurring above ground level at the application site. These details shall include:

i.          Finished levels;

ii.         Means of enclosure, including gates;

iii.         Car parking layouts;

iv.        Vehicle and pedestrian access and circulation areas;

v.         Hard surfacing materials;

vi.        Indications of all existing trees and hedgerows on the land and identification of those to be retained; planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants noting species, plant supply sizes and proposed numbers/densities where appropriate. Specifically details of extensive planting to the western boundary to provide an appropriate buffer to the land to its west shall be provided

The details set out in (i) to (v) above shall be implemented as approved prior to occupation of the dwelling and retained thereafter. Soft landscape works, as required by (vi) above, shall be carried out as approved within the first available planting season (October to March inclusive) following the occupation of any part of the development hereby approved unless otherwise agreed in writing by the Local Planning Authority. If within a period of five years from the date of the planting of any tree or plant, or any tree or plant planted in its replacement, is removed, uprooted, destroyed, dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, another tree or plant of the same species and size as that originally planted shall be planted in the same place.

5          No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by the Local Planning Authority. The Statement shall provide for:

i.          the parking of vehicles of site operatives and visitors;

ii.         loading and unloading of plant and materials;

iii.         storage of plant and materials used in constructing the

iv.        development;

v.         delivery, demolition and construction working hours.

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

6.         Prior to first occupation of the development, cycle parking shall be provided in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. The approved facility shall be secure, convenient, covered and retained at all times.

7.         No development shall commence until fencing/ground protection to protect the hedges / shrubs to be retained has been erected in accordance with BS5837:2012, details of which shall have been submitted to the Local Planning Authority for written approval. The protective fencing shall be erected before the commencement of any clearing, demolition and building operations and shall be retained until all equipment, machinery and surplus materials have been removed from the site.

The protective fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced protection zone nothing shall be stored or placed, no fires lit, no vehicle shall gain access, ground levels shall not be altered, no excavation shall be made, and no structure shall be erected. If within five years from the completion of the development a retained shrub or hedge is removed, destroyed, dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, a replacement shrub or hedge shall be planted within the site of such species and size and shall be planted at such time, as specified in writing by the Local Planning Authority.

8.         All mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Plumb Associates, August 2024) as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination.

This may include the appointment of an appropriately competent person e.g. an Ecological Clerk of Works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.

9.         No development shall take place until a Reptile Mitigation Strategy addressing the mitigation and translocation of reptiles has been submitted to and approved in writing by the Local Planning Authority.

The Reptile Mitigation Strategy shall include the following:

a)         Purpose and conservation objectives for the proposed works.

b)         Review of site potential and constraints.

c)         Detailed design(s) and/or working method(s) to achieve stated objectives.

d)         Extent and location/area of proposed works on appropriate scale maps and plans.

e)         Type and source of materials to be used where appropriate, e.g. native species of local provenance.

f)          Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.

g)         Persons responsible for implementing the works.

h)         Details of initial aftercare and long-term maintenance of the Receptor area(s).

i)          Details for monitoring and remedial measures.

j)          Details for disposal of any wastes arising from works.

The Reptile Mitigation Strategy shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.”

10.       Prior to first occupation a Biodiversity Enhancement Layout for biodiversity enhancements listed in the Preliminary Ecological Appraisal (Plumb Associates, August 2024) be submitted to and approved in writing by the Local Planning Authority.

The content of the Biodiversity Enhancement Layout shall include the following:

a)         detailed designs or product descriptions for biodiversity enhancements; and

b)         locations, orientations and heights for biodiversity enhancements on appropriate drawings.

The enhancement measures shall be implemented in accordance with the approved details prior to occupation and all features shall be retained in that manner thereafter.

11        The tree identified for retention on the approved plan drawing number 2320-PL-04 Rev F which is attached to, and forms part of this permission shall be protected during the course of the development. The trees and/or hedges shall be protected by measures which accord with British Standard 5837:2012 (Trees in relation to design, demolition and construction). The protective fencing and ground protection shall be erected before the commencement of any clearing, demolition and building operations and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced protection zone(s) no materials shall be stored, no rubbish dumped, no fires lit and no buildings erected inside the fence, nor shall any change in ground level be made within the fenced area unless otherwise first agreed in writing by the local planning authority. If within five years from the completion of the development a tree or hedge shown to be retained is removed, destroyed, dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, a replacement shall be planted within the site of such species and size, and shall be planted at such time, as specified in writing by the Local Planning Authority.

12.       The garage hereby approved shall not be used other than for the accommodation of private motor vehicles and shall not at any time be converted or used as habitable space / living accommodation at ground floor level. The appearance of the garage building frontage shall not be altered from the approved drawings. There shall also be no change in the proposed kitchen area or any increase in bedroom space within the building without planning permission first having been obtained from the Local Planning Authority.

13.       Notwithstanding the provisions of Article 3 of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order amending, revoking or re-enacting that Order) no dormer window or other form of addition or opening shall be constructed in the roof or gable walls of the dwelling hereby permitted without planning permission first having been obtained from the Local Planning Authority.

14.       Notwithstanding the provisions of Article 3 of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order amending, revoking or re-enacting that Order) no dormer window or other form of addition or opening shall be constructed in the roof, gable walls or elevations of the garage hereby permitted without planning permission first having been obtained from the Local Planning Authority.