Agenda item

APPLICATION NO.

22/00833/FULLN

APPLICATION TYPE

FULL APPLICATION - NORTH

REGISTERED

24.03.2022

APPLICANT

Imperial Homes Southern

SITE

Williams Garage, Salisbury Road, Andover, SP11 7NX,  ABBOTTS ANN

PROPOSAL

Demolish existing buildings and erect 3 detached and 2 semi-detached bungalows with parking

AMENDMENTS

Amended Site/Block/Street Scene Plan received 29.04.2022

Amended Site/Block/Street Scene Plan received 25.05.2022

CASE OFFICER

Samantha Owen

Delegated to the Head of Planning and Building that subject to the completion of a satisfactory legal agreement to secure mitigation land to offset the nitrogen load of the development, 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.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 9377/501; 9377/502; 9377;503; 9377/504; 9377/506; 9377/500A.

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

3.

The development hereby approved shall be undertaken in full accordance with the provisions set out within the Barrell Treecare Arboricultural Impact Appraisal and Method Statement reference 20239-AA2-DC dated 23^rd March 2022 and its associated tree protection plan.

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.

4.

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.

5.

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.

6.

Prior to construction of the proposed residential development, a scheme for insulating the occupants against road traffic noise shall be submitted for approval by the Local Planning Authority.  The scheme shall include an environmental noise survey and the necessary mitigation (including mechanical ventilation in circumstances where the following standards will not be met with windows open) to demonstrate that the following is achieved:

    07:00 to 23:00  23:00 to 07:00

Bedrooms  35 dB LAeq, 16 hour  30 dB LAeq, 8 hour 

45 dB LAmax,F exceeded not more than 10 times a night 

External amenity areas  50 dB LAeq, 16 hour 

The approved scheme shall be implemented prior to first occupation of the proposed development and shall thereafter be retained.

Reason:  In the interest of the amenities of occupiers in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.

7.

No development shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to an approved in writing by the Local Planning Authority.  The assessment must be undertaken by a competent person and shall assess the presence of any contamination on the site, whether or not it originates on the site.  In accordance with the Ground and Water Ltd Phase 1 Desk Study report dated October 2020 which accompanied the planning application, the assessment shall comprise a site investigation in accordance with the recommendations of that report.  In the event that contamination is found or is considered likely the scheme shall contain remediation proposal designed to bring the site to a condition suitable for the intended use.  Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options and the arrangements for the supervision of remediation works by a competent person.  Should additional (i.e. previously unidentified) contamination be found during development works after the remediation scheme has been agreed and which was no anticipated as part of the approved remediation scheme with suitable remediation arrangements in place, then additional remediation proposals shall be submitted to and approved in writing by the Local Planning Authority.  The site shall not be brought into use until a verification report for the purpose of certifying adherence to the approved remediation scheme and documenting how any previously unidentified contamination has been dealt with has been submitted to an approved in writing by the Local Planning Authority.

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

8.

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.

9.

Prior to commencement, a detailed scheme of biodiversity enhancements to be incorporated into the development shall be submitted to and approved in writing by the Local Planning Authority. These measures should be in accordance with section 5.0 ‘Requirements and Recommendations’ in the William Sawyers Subaru & Pinchbecks Garages, Old Salisbury Road, Little Ann, Preliminary Ecological Appraisal and Phase 2 Bat Survey (Peach Ecology, July 2021). Development shall subsequently proceed in accordance with any such approved details, with photographic evidence provided to the Local Planning Authority within 6 months of occupation.

Reason: To enhance biodiversity in accordance with NPPF and the Natural Environment and Rural Communities Act 2006 and with Policy E5 of the Test Valley Revised Local Plan DPD 2011-2029.

10.

Prior to commencement on site a scheme shall be submitted to and approved in writing by the Local Planning Authority detailing the method of cleaning wheels and chassis of all HGV’s, plant and delivery vehicles leaving the site and the means of keeping the site access road and adjacent public highway clear of mud and debris during site demolition, excavation and construction.  The scheme shall be implemented in accordance with the approved details and shall be installed and operational before any development commences and retained in working order throughout the duration of the development.  No vehicles shall leave the site in a condition whereby, mud clay or other deleterious materials shall be deposited on the public highway.

Reason: In the interests of highway safety and to accord with Policy T1 of the Test valley Borough Revised Local Plan 2016.

11.

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.

12.

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 LPA.  The approved statement shall include scaled drawings illustrating the provision for:-

·  The parking of site operatives and visitor vehicles

·  Loading and unloading of plant and materials

·  Management of construction traffic and access routes

·  Storage of plant and materials used in constructing the development

·  Vehicle tracking in regard to points above.

Reason: In the interests of highway safety and to accord with Policy T1 of the Test valley Borough Revised Local Plan 2016.

13.

The development shall not be brought into use until vehicular visibility splays as indicated on drawing number 9377/500 Rev B in which there should be no obstruction to visibility exceeding 1 metre 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: In the interests of highway safety and to accord with Policy T1 of the Test valley Borough Revised Local Plan 2016.

14.

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.

15.

No development shall take place above DPC level of the development hereby permitted until full details of hard and soft landscape works have been submitted and approved. Details shall include;

• means of enclosure
• 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 landscape works shall be carried out in accordance with the implementation programme and in accordance with the management plan.

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.

16.

No development shall take place above DPC level of the development hereby permitted until a schedule of landscape management and maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas and an implementation programme, shall be submitted to and approved in writing by the Local Planning Authority. The approved management plan shall be carried out in accordance with the implementation programme.

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.

17.

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). Prior to commencement, a detailed lighting strategy for the construction and operation phase of the development shall be submitted to and approved in writing by the Local Planning Authority. Development shall subsequently proceed in accordance with any such approved details, with the approved lighting strategy maintained in perpetuity. Reason: to prevent disturbance to protected species in accordance with the National Planning Policy Framework and Policy E5 of the Revised Test Valley Revised Local Plan.

18.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking or re-enacting that Order), no building or structure, shall be erected without the prior written consent of the Local Planning Authority.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of the local amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy LHW4.

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 windows/dormer windows shall be constructed in the north-west elevations of the proposed dwellings hereby permitted.

Reason:  In order that the Local Planning Authority can exercise control in the locality in the interest of the local amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy LHW4.

Notes to applicant:

1.

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.

2.

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 2017. 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.