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APPLICATION NO.
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18/01680/OUTS
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APPLICATION TYPE
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OUTLINE APPLICATION -
SOUTH
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REGISTERED
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28.06.2018
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APPLICANT
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Mr Francis, Country Homes Guildford Ltd
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SITE
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Pure 8 Tyre Tech
Limited, Ashfield Sawmill, Southampton Road, SO51 9NJ
ROMSEY EXTRA
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PROPOSAL
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Cessation of use of tyre recycling
depot (waste transfer station) and outline planning permission with
all matters reserved with the exception of access for the
development of 29 no. residential units (Use Class C3)
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AMENDMENTS
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Viability
Assessment- 05/07/2018
Additional Info- Flood Risk
& Drainage- 20/07/2018
Additional Viability info-
30/04/2019
Amended Plans, Statements and
Transport info- 13/05/2019
Amended Plans/Info-
17/09/2019
Additional Info- Nitrate
information- 20/02/2020
Additional Info- Nitrate
information- 26/04/2020
Additional Info- Nitrate
information- 15/05/2020
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CASE
OFFICER
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Mr Mark Staincliffe
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Delegated
to the Head of Planning and Building for completion of a legal
agreement to secure:
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The retention (in perpetuity) of the off setting land together with measure for it
suitable management, to ensure the scheme is nitrate
neutral,
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The provision of a financial contribution towards
the New Forest Special Protection Area (SPA) and
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The provision of a financial contribution towards
the Solent and Southampton Water SPA,
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The provision of a review mechanism for the
payment of s106 contributions towards affordable
housing.
Then,
OUTLINE PERMISSION subject to:
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1.
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Applications for the approval of all the reserved matters
referred to herein shall be made within a period of three years
from the date of this permission. The development to which the
permission relates shall be begun not later than whichever is the
later of the following dates:
i)
five years from the date of this permission:
or
ii)
two years from the final approval of the said
reserved matters, or, in the case of approval on different dates,
the final approval of the last such matter to be
approved.
Reason: To comply with the provision
of S.92 of the Town & Country Planning Act 1990.
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2.
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Approval of the details of the layout, scale and appearance of
the building(s), and the landscaping of the site (herein after
called "the reserved matters") shall be obtained from the local
planning authority in writing before the development is
commenced.
Reason: To comply with the Town and
Country Planning (General Management Procedure) (England) Order
2015 (or any order revoking and re-enacting that Order).
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3.
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The
development hereby permitted shall be limited to no more than 29
dwellings.
Reason: For the avoidance of doubt
and in the interest of proper planning.
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4.
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No
dwelling shall be occupied or brought into use until the access,
highway signs and visibility splays as identified on plan number
17009-001 REV B have been provided. Within these visibility splays
notwithstanding the provisions of the Town & Country Planning
(General Permitted Development) Order 2015 (or any Order revoking
and re-enacting that Order) no obstacles, including walls, fences
and vegetation, shall exceed the height 0.75 metres above the level
of the existing carriageway at any time.
Reason: In the interest of highway
safety in accordance with Test Valley Borough Revised Local Plan
(2016) Policy T1.
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5.
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Any
application for approval of reserved matters shall be accompanied
by full details of existing and proposed ground levels and proposed
building finished floor levels (all relative to ground levels
adjoining the site). The development shall only be carried out in
conformity with the approved details.
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6.
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No
works pursuant to this permission shall commence until there has
been submitted to and approved in writing by the local planning
authority:
a) a desk top study
documenting all the previous and existing land uses of the site and
adjacent land in accordance with national guidance as set out in
Contaminated Land Research Report Nos. 2 and 3 and BS10175:2001
-Investigation of Potentially Contaminated Sites - Code of
Practice; and (unless otherwise agreed in writing by the local
planning authority)
b) a site investigation report
documenting the ground conditions of the site and incorporating
chemical and gas analysis identified as appropriate by the desk top
study in accordance with BS10175;and (unless otherwise agreed in
writing by the local planning authority)
c) a detailed scheme for
remedial works and measures to be undertaken to avoid risk from
contaminated land and/or gases when the site is developed and
proposals for future maintenance and monitoring. Such a scheme shall include nomination of a
competent person to oversee the implementation of the
works.
The
development hereby permitted shall not be occupied or brought into
use until there has been submitted to the local planning authority
verification by a competent person approved under the provisions of
condition (I)c that any remediation scheme required and approved
under the provisions of condition (I)c has been implemented fully
in accordance with the approved details (unless with the written
agreement of the local planning authority in advance
of
implementation). Unless agreed in
writing by the local planning authority such verification shall
comprise:
a) as built drawings of the
implemented scheme;
b) photographs of the remediation
works in progress;
c) certificates demonstrating
that imported and/or material left in situ is free from
contamination;
d) thereafter the scheme shall be
monitored and maintained in accordance with the scheme approved
under condition (I)c.
Reason: To ensure a safe
living/working environment in accordance with Test Valley Borough
Revised Local Plan (2016) Policy E8.
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7.
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The
reserved matters application(s) shall include an Arboricultural Impact Assessment and Tree
Constraints Plan in respect of the existing trees situated within
influencing distance of the development site. The assessment shall
be submitted for the written approval of the local planning
authority and shall include details of all root protection measures
which shall accord with BS5837 "Trees in Relation to Demolition,
Design and Construction" and a timetable for the implementation and
retention of such works linked to the proposed phasing and
completion of construction work. The development shall be carried
out in strict accordance with the approved assessment.
Reason: To prevent the loss during
development of important local landscape features and to ensure, so
far as is practical, that development progresses in accordance with
current Arboriculture best practice, in accordance with Test Valley
Borough Revised Local Plan (2016) Policy E2.
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8.
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The
reserved matters application(s) shall include details of a
Landscape/Habitat Management Plan to include long-term design
objectives, timings of the works, habitat creation, enhancement,
management responsibilities and maintenance schedules for all
landscaped areas (other than privately-owned domestic gardens).
Such details shall be submitted for the written approval of the
local planning authority.
Reason: To ensure the favourable
conservation status of bats, bats birds, protected species and
wildlife in accordance with Policy E5.
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9.
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The
reserved matters application(s) shall include details of the
provisions to be made in the development for the
creation/preservation of habitats for nesting birds and bats. Such
details shall be submitted for the written approval of the local
planning authority and shall include artificial bird nesting boxes
and artificial bat roosting sites which shall be submitted on a
dwelling/building dependent bird/bat species development site plan
and include details of plot numbers and the numbers of artificial
bird nesting boxes and artificial bat roosting site per individual
building/dwelling and type. The details shall also identify the
actual wall and roof elevations into which the above provisions
shall be incorporated.
The
artificial bird/bat boxes shall be incorporated into those
individual dwellings/buildings as identified in the approved
details during their construction and shall completed before and
made available for use before the identified dwellings/buildings
are first occupied or brought into use. The artificial bird/bat
boxes shall be permanently retained thereafter.
Reason: To ensure the favourable
conservation status of bats and birds in accordance with Policy
E5.
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10.
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The
reserved matters application(s) shall include details of a scheme
for any external building or ground mounted lighting/illumination.
Such details shall be submitted for the written approval of the
local planning authority and shall include luminance levels and
demonstrate how any proposed external lighting has been designed
and located to avoid excessive light spill/pollution. The submitted
details shall also demonstrate how artificial illumination of
important wildlife habitats is minimised/mitigated.
External lighting shall only be provided in accordance with the
approved scheme(s) and shall thereafter be retained as
approved.
Reason: To ensure the favourable
conservation status of bats and birds in accordance with Policy
E5.
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11.
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Any
reserved matters application shall be accompanied by a scheme
detailing the removal of waste and other miscellaneous items from
the site to facilitate the development including details of any
waste removed from site prior to the submission of the reserved
matters application. No spoil, or waste shall be deposited on the
site.
Reason:
To protect the amenity, character and
appearance of the area and to protect the adjacent Site of
Importance for Nature Conservation in accordance with Test Valley
Borough Revised Local Plan (2016) Policy LWH4 and E5.
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12.
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Any
application for approval of reserved matters shall be accompanied
by a detailed surface water drainage strategy containing the
following elements:
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Where infiltration is used for drainage, evidence
that a suitable number of infiltration tests have been completed.
These need to be across the whole site; within different geologies
and to a similar depth to the proposed infiltration devices. Tests
must be completed according to the BRE 365 method or another
recognised method including British Standard BS 5930:
2015.
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Maintenance regimes of entire surface water
drainage system including individual SuDS features, including a plan illustrating the
organisation responsible for each element. Evidence that those
responsible/adopting bodies are in discussion with the developer.
For larger/phased sites, we need to see evidence of measures taken
to protect and ensure continued operation of drainage features
during construction.
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Exceedance flows are considered in the event of
the pipe being non-operational. Evidence that Exceedance flows and
runoff in excess of design criteria have been considered –
calculations and plans should be provided to show where above
ground flooding might occur and where this would pool and
flow.
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Evidence that Urban Creep has been considered in
the application and that a 10% increase in impermeable area has
been provided.
Development shall be undertaken in accordance with the approved
details.
Reason:
To prevent the pollution of controlled
waters in accordance with Test Valley Borough Revised Local Plan
(2016) Policy E8.
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13.
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No
development shall commence on site (other than demolition), until a
Construction and Demolition Environmental Management Plan has been
submitted to, and approved in writing by, the Local Planning
Authority. The Plan shall include the following:
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 development;
IV.
hours of construction, including
deliveries;
V.
the erection and maintenance of security hoarding
including decorative displays and facilities for public viewing,
where appropriate;
VI.
wheel washing facilities;
VII.
measures to control the emission of dust and dirt
during demolition and construction;
VIII.
a scheme for recycling/disposing of waste
resulting from demolition and construction works;
and
IX.
measures for the protection of the natural
environment 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 construction phase having
regard to Test Valley Borough Revised Local Plan (2016) Policy
E8.
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14.
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No
building on any part of the development hereby permitted shall
exceed 9m in height from existing ground levels.
Reason: In the interest of the
amenities of the area in accordance with Test Valley Borough
Revised Local Plan (2016) Policy E1, E2 & E9.
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