Agenda item

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

A Members’ Update was published before the meeting containing more accurate comparisons between the design of the previously approved conversion scheme (24/00072/PACUAR) and the current proposal. Also, it contained additional information regarding the design and impact on the character of the area.

Following the Officers’ presentation, Councillor E L Stephens proposed that they approve this application. This was duly seconded.

Upon a vote being taken the proposal to approve was agreed, subject to the conditions detailed in the report.

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 stated on the Decision Notice.  

3          The materials used in the construction of the development hereby approved shall be as set out within the application form/approved plans and Design and Access Statement. 

4          No development works above ground level shall occur until details of the surface water drainage scheme to serve the development shall be submitted to and agreed in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the first occupation of the development. The scheme shall ensure that for a minimum: 

1)         The development should be able to manage water on site for 1 in 100 year events plus 40% climate change allowance. 

2)         Run-off from a greenfield site for all storm events that have a 100% chance of occurring each year (1 in 1 year event) inclusive of climate change should be no higher than 10/ls and no lower than 1/ls. The rate should be restricted to the 1 in 1 greenfield rate or equivalent greenfield rates with long term storage minimum rate 1l/s) or 50% betterment of existing run off rates on brownfield sites (provided this does not result in a runoff rate less than greenfield) or 50% betterment of existing run off rates on brownfield sites (provided this does not result in a runoff rate less than greenfield) 

You are advised that in order to satisfy the soakaway condition the following details will be required: details of the area to be drained, infiltration rate (as determined by BRE Digest 365), proposed length, width and depth of soakaway, groundwater level and whether it will be rubble filled. 

Where the Local Planning Authority accepts discharge to an adopted sewer network you will be required to provide written confirmation from the statutory undertaker that the discharge will be accepted.

5          No development works above ground level shall occur until details of the foul drainage scheme to serve the development shall be submitted to and agreed in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the first occupation of the development. 

6          Prior to first occupation of the development, the existing vehicular access shall be formalised and constructed as shown in principle on planning drawing no. BTB-04 Rev G. The access shall be provided with an appropriate vehicular crossing of the highway verge. Any redundant parts of the existing access on the frontage shall be suitably and permanently closed incorporating the reinstatement to full height of the highway verge. Full layout details to be agreed with the Highway Authority. 

7          The proposed boundary planting shall be planted a minimum of 1 metre back from the highway boundary and any visibility splay. 

8          Prior to first occupation of the development, cycle parking shall be provided in accordance with Maldon District Council’s Parking Standards. The approved facilities shall be secure, convenient, covered and retained at all times. 

9          Prior to first occupation of the development, the Developer shall be responsible for the provision, implementation and distribution of Residential Travel Information Packs for sustainable transport, as approved by Essex County Council, to include six one day travel vouchers for use with the relevant local public transport operator. This pack (including tickets) is to be provided by the Developer to the dwelling free of charge. 

10        All ecological mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Liz Lord, March 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. 

11        Prior to any works above slab level, a Biodiversity Enhancement Strategy for protected, Priority and threatened species, prepared by a suitably qualified ecologist, shall be submitted to and approved in writing by the Local Planning Authority. 

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

a)         Purpose and conservation objectives for the proposed enhancement measures; 

b)         detailed designs or product descriptions to achieve stated objectives; 

c)         locations of proposed enhancement measures by appropriate maps and plans (where relevant); 

d)         persons responsible for implementing the enhancement measures; and 

e)         details of initial aftercare and long-term maintenance (where relevant). 

The works shall be implemented in accordance with the approved details shall be retained in that manner thereafter.  

12        Prior to installation of any external lighting, a lighting design scheme for biodiversity shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall identify how lighting impacts will be avoided upon the Essex Estuaries Special Area of Conservation (SAC) and the Crouch and Roach Estuaries Special Protection Area (SPA), Ramsar and Sites of Special Scientific Interest (SSSI) and show how and where external lighting will be installed (through the provision of appropriate lighting plans, drawings and technical specifications) so that it can be clearly demonstrated that lighting will not result in impacts upon the statutory designated sites. All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority. 

13        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), or any order revoking and re-enacting that Order with or without modification, no development falling within Schedule 2, Part 1, Classes A to H of the Order shall be carried out to the dwellinghouse hereby approved without the prior written permission of the Local Planning Authority.