Agenda item

APPLICATION NO.

20/01448/FULLS

APPLICATION TYPE

FULL APPLICATION - SOUTH

REGISTERED

03.07.2020

APPLICANT

Mr Fred Tucker

SITE

Land West of All Saints Church, Church Lane, Awbridge, SO51 0HN  AWBRIDGE

PROPOSAL

Proposal of three houses with detached garages and package treatment plant; provide a car park and graveyard extension for All Saints Church

AMENDMENTS

Amended Plans/Details received 06.04.21, 26.02.21, 20.11.20, 12.11.20, 02.11.20 & 12.08.20.

CASE OFFICER

Mr Paul Goodman

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

• New Forest SPA contribution.
• Future management of landscaped and biodiversity enhancement areas outside of residential garden areas.
• Delivery and transfer of the church car park and graveyard extension.

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.

Notwithstanding the submitted details no development shall take place (including site clearance and any other preparatory works) until a revised scheme for the protection of trees to be retained, reflecting the change to the church car park location, has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location and specification of tree protective barriers.  Such barriers shall be erected prior to any other site operations and at least three working days’ notice shall be given to the Local Planning Authority that it has been erected.

Note: The protective barriers shall be as specified at Chapter 6.2 and detailed in figure 2 of B.S.5837:2012 unless otherwise agreed in writing with the Local Planning Authority.

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 (2016).

4.

Tree protective measures installed (in accordance with the tree protection condition 3) 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.

5.

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.

6.

No development shall take place above DPC level until full details of hard and soft landscape works have been submitted and approved. Details shall include-where appropriate: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials. Soft landscape works shall include: planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities. The soft landscape proposals shall include details of soft boundary treatments to the outside edges of the site. Notwithstanding the submitted information suitable soft landscape proposals should be native species chosen to provide screening whilst retaining an informal character in the rural area.  The landscape works shall be carried out in accordance with the implementation programme and in accordance with the management plan. To prevent ongoing dust pollution from the proposed car park, washed gravel and plastic retaining matrix shall be used within the proposed church car park unless otherwise agreed in writing by the Local Planning Authority.

Reason:  To improve the appearance of the site and 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.

7.

The development of the dwellings 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.

8.

Details of any external lighting shall be submitted to and approved in writing by the local planning authority prior to first installing any such lighting before the building(s) is/are occupied. External lighting will follow best practice guidelines outlined by the Bat Conservation Trust and the Institute of Lighting Professionals (Guidance note 08/18 Bats and artificial lighting in the UK).  Development shall be carried out in accordance with the approved details.

Reason:  To safeguard the amenities of the area and in the interests of protected species in accordance with Test Valley Borough Revised Local Plan (2016) Policies E5 and E8.

9.

The dwellings 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.

10.

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.

11.

In the event that contamination is found at any time during demolition and/or construction works, the presence of such contamination shall be reported in writing to the Local Planning Authority without delay and development shall be suspended on the affected part of the site until a remediation scheme for dealing with that contamination has been approved by the Local Planning Authority.  The approved remediation scheme shall be implemented and, if requested, a verification report, for the purpose of certifying adherence to the approved remediation scheme, shall be submitted to the Local Planning Authority prior to the site being brought in to use.

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

12.

No development shall take place unless or until a Construction Management Plan has been submitted to, and approved in writing by, the Local Planning Authority.  The Construction Management Plan shall cover the control of noise, dust and spoil during the demolition, site preparation and construction phases of development. The Construction 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, T1 and LWH4.

13.

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.

14.

The development shall not be brought into use until vehicular visibility splays as indicated on the approved plans in which there should be no obstruction to visibility exceeding 1.0m 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 2016 policy T1.

15.

The drainage system shall be constructed in accordance with the Flood Risk Assessment & Drainage Strategy; ref: 115.5003/FRA&DS/1. Surface water discharge to the watercourse shall be limited to 2.0 l/s. 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;

1. Maintenance schedules for each drainage feature type and ownership.
2. 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.

16.

Development shall proceed in accordance with the measures set out in Section 6.0 'Recommendations' of the Land off Church Lane, Awbridge, Ecological Assessment (Ecosupport, 31 March 2021).

Thereafter, all mitigation and enhancement features shall be permanently maintained and retained in accordance with the approved details. Prior to commencement, a detailed planting plan and ongoing management strategy for the site shall be submitted to the Local Planning Authority for written approval. Development shall proceed in accordance with the approved details, with photographic evidence of these measures submitted to the LPA within 6 months of occupation.

Reason:  To ensure the favourable conservation status of protected species and enhance biodiversity in accordance with Policy E5 of the Test Valley Revised Local Plan DPD.

17.

Prior to commencement a Construction Environmental Management Plan (CEMP) and method statement, incorporating measures to avoid impacts on the designated sites, habitats and species during the construction phase of the development shall be submitted to and approved in writing by the Local Planning Authority. This should include:

a)  Biosecurity measures

b)  Arrangements for the routing of machinery on site

c)  Pollution prevention measures, e.g. dust and run-off

d)  Mitigation for protected species, such as avoidance and protection of suitable habitat

e)  Storage of materials

f)  Minimising noise and vibration

g)  Ecological supervision of works

h)  Lighting

Development shall subsequently proceed in accordance with any such approved details.

Reason:  To protect designated sites, habitats and species in accordance with Policy E5 of the Revised Test Valley Local Plan DPD.

18.

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

  D-100

  D-111 E

  D-112 A

  D-114 B

  D-210 B

  D-220 B

  D-230 B

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

19.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification) no hardstanding, other than that expressly approved by this permission or necessary for the purposes of burials, shall be installed within the car park or residential curtilages of the dwellings hereby permitted. 

Reason: To ensure the favourable conservation status of protected species, the SINC and enhance biodiversity in accordance with Policy E5 of the Test Valley Revised Local Plan DPD.

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.