Agenda item

20/01045/FULLS

(OFFICER RECOMMENDATION: PERMISSION)

SITE: Land Adjacent To Woodpeckers, Cupernham Lane, Romsey, SO51 7LE ROMSEY EXTRA

CASE OFFICER: Mr Paul Goodman

Minutes:

 

APPLICATION NO.

20/01045/FULLS

 

 

APPLICATION TYPE

FULL APPLICATION - SOUTH

 

 

REGISTERED

19.05.2020

 

 

APPLICANT

Stratland Estates Limited

 

 

SITE

Land adjacent to Woodpeckers, Cupernham Lane, Romsey, SO51 7LE,  ROMSEY EXTRA

 

 

PROPOSAL

Erection of 9 dwellings, with access, landscaping, and associated works, following site clearance.

 

 

AMENDMENTS

Revised Plans received 17/11/20. Additional information received 09/07/20, 18/09/20, 23/10/20 & 17/11/20.

 

 

CASE OFFICER

Mr Paul Goodman

 

 

 

 

 

Delegated to Head of Planning & Building for completion of satisfactory consultation with Natural England and s106 legal agreement to secure;

  • Removal of nitrate mitigation land from agricultural production
  • Future management of the nitrate mitigation land, and
  • New Forest SPA contribution.
  • Future management of on-site landscaped and biodiversity enhancement areas outside of residential garden areas for a minimum period of 10 years.
  • Provision of off-site Ecological Compensation and Enhancement Strategy land and detailed future management plan for a minimum period of 10 years. 

Then PERMISSION subject to:

 

1.

The development hereby permitted shall be begun within three years from the date of this permission.

Reason:  To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.

No development shall take place above DPC level of the development hereby permitted until samples and details of the materials to be used in the construction of all external surfaces 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.

Reason:  To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

 

3.

Before the development hereby permitted is commenced details, including plans and cross sections, shall be submitted to and approved by the Local Planning Authority of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto. Development shall be undertaken in accordance with the approved details.

Reason:  To ensure satisfactory relationship between the new development and the adjacent buildings, amenity areas and trees in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.

 

4.

The development hereby approved shall be undertaken in full accordance with the provisions set out within the Arboricultural assessment & method statement (barrell, 15th May 2020 ref 18168-AA-PB-3) and Tree Protection Plan ref 18168-BT4.

Reason:  To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

 

5.

Tree protective measures installed (in accordance with the tree protection condition) shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities, nor material storage, nor placement of site huts or other equipment what-so-ever shall take place within the barrier.

Reason:  To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

 

6.

All service routes, drain runs, soakaways or excavations in connection with the development hereby permitted shall remain wholly outside the tree protective barrier.

Reason:  To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.

 

7.

Landscape implementation, management and maintenance for a minimum period of 5 years shall be undertaken in accordance with the specifications on the approved Landscape Plan ref 1718-PP-300 Rev B. Any plants which die within the first 5 years shall be replaced. Implementation, management and maintenance of on-site landscaped and biodiversity enhancement areas outside of residential garden areas shall be undertaken for a for a minimum period of 10 years in accordance with details secured in the associated s106 legal agreement.

Reason:  To ensure the provision of amenity afforded by proper maintenance of existing and new landscape features as an improvement of the appearance of the site and to enhance the character of the development in the interest of visual amenity and contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2.

 

8.

The development shall not be occupied until space has been laid out and provided for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times.

Reason: In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

 

9.

Any gates shall be set back at least 4.5 metres from the edge of the carriageway of the adjoining highway.

Reason:  In the interest of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

 

 

 

 

10.

Prior to the commencement of development full details of the layout for the parking and manoeuvring onsite of contractor's and delivery vehicles during the construction period shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the commencement of development and retained for the duration of the construction period.

Reason:  In the interest of highway safety in accordance with Test Valley Borough Local Plan 2016 policy T1.

 

11.

There shall be no construction or demolition works, no machinery shall be operated, no processes carried out and no deliveries received or dispatched outside the following times: 07:30 to 18:00 hours Monday to Friday and 08:00 to 13:00 hours on Saturday.  In addition, no such activities shall take place on Sundays, Bank or Public holidays.

Reason:  In the interests of the amenities of neighbouring properties in accordance with Test Valley Borough Local Plan policies E8 and LWH4.

 

12.

The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.

Reason:  In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.

 

13.

The drainage system shall be constructed in accordance with the Drainage Strategy and Flood Risk Statement Ref 20030 (Aqua Callidus, 28/4/2020) and Infiltration SuDS GeoReport Ref BGS_308084/10845 (British Geological Survey, 26 March 2020). Any changes to the approved documentation must be submitted to and approved in writing by Local Planning Authority and Lead Local Flood Authority. Any revised details submitted for approval must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.

Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;

a.  Maintenance schedules for each drainage feature type and ownership.

b.  Details of protection measures.

Maintenance and protection measures shall be carried out in accordance with the approved details.

Reason:  To ensure a satisfactory form of development and in the interest of local amenities in accordance with Test Valley Borough Revised Local Plan 2016 policy E7.

 

 

 

 

14.

Development shall proceed in accordance with the ecological mitigation, compensation and enhancement measures detailed within the Ecological Impact Assessment Final Document (Rev. 1) October 2020 (ECOSA), the Biodiversity Metric Assessment Final Document (Rev. 3) (ECOSA) and Knotweed Management Plan ref JKLE16932 (Japanese Knotweed Ltd, March 2020) unless otherwise agreed in writing by the Local Planning Authority. Ecological mitigation, compensation and enhancement features shall be created/installed as per ecologists instructions and retained in perpetuity in a condition suited for their intended purpose.

Reason:  To protect biodiversity in accordance with the Conservation Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), NPPF and with Policy E5 of the Test Valley Borough Council Adopted Local Plan 2011-2029.

 

15.

The development shall not be brought into use until vehicular visibility splays of 2.4m x 43m as indicated on the approved plans in which there should be no obstruction to visibility exceeding 0.6m in height above the adjacent carriageway channel line have been completed.. Such visibility splays shall thereafter be retained for the lifetime of the development.

Reason:  To provide and maintain adequate visibility in the interests of highway safety in accordance with Test Valley Borough Local Plan policy T1.

 

16.

No development shall take place unless or until an Environmental Management Plan has been submitted to, and approved in writing by, the Local Planning Authority.  The Environmental Management Plan shall cover the control of noise, dust and spoil during the demolition, site preparation and construction phases of development. The Environmental Management Plan shall include the provision of wheel washing, and any other suitable facility, to avoid the deposit of spoil onto the highway network. Work shall be undertaken in accordance with the approved Environmental Management Plan.

Reason:  In the interests of the amenities of neighbouring properties in accordance with Test Valley Borough Local Plan policies E8 and LWH4.

 

17.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:

2001_0001

2001_0002

2001_1001

2001_1002

2001_2001

2001_2002

2001_2003

2001_2011

 

 

2001_2012

2001_2013

2001_3001

2001_3002

2001_3011

2001_3012

2001_3021

2001_3022

2001_3031

2001_3032

2001_6000

1718-PP-300 REV C

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

 

18.

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 site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate in paragraph 4.2 of the desk top study ref GE18038 DSR MAR19 ( in accordance with BS10175;and (unless otherwise agreed in writing by the local planning authority)

(b)  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 approved scheme.

Reason:  To ensure a safe living/working environment in accordance with Test Valley Borough Revised Local Plan 2016 policy E8.

 

19.

No development shall take place unless or until a scheme for the removal of non-native invasive species on site, including Japanese knotweed, Himalayan Balsam and variegated yellow archangel, shall be submitted to and approved in writing by the local planning authority. Development shall be undertaken in accordance with the approved details.

Reason:  To protect biodiversity in accordance with the Conservation Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), NPPF and with Policy E5 of the Test Valley Borough Council Adopted Local Plan 2011-2029.

 

Notes to applicant:

 

1.

The development hereby permitted shall be carried out and completed strictly in accordance with the submitted plans, specifications and written particulars for which permission is hereby granted or which are subsequently submitted to, and approved in writing by, the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.

 

2.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

 

3.

Bats and their roosts receive strict legal protection under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 (as amended). All work must stop immediately if bats, or evidence of bat presence (e.g. droppings, bat carcasses or insect remains), are encountered at any point during this development. Should this occur, further advice should be sought from Natural England and/or a professional ecologist.

 

4.

Birds' nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.

 

 

Supporting documents: