Planning Online - Application Details

Planning Online last updated:16/02/2019

Planning Application Number: 11/13/00078

Parish/Town Council: Burnham & Highbridge

Application Progress:

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Application Received
05/07/2013
Application Registered
10/07/2013
Comments Welcome By
04/10/2013
Application is Under Consideration
Application Decided
15/09/2014
Appeal Received
Appeal Decided
Type:
Full Planning Permission
Location:
Morland Industrial Park, Morland Road, Highbridge, TA9 3ET
Proposal:
Erection of sixty two dwellings (2, four bedroom, 27, three bedroom, 27, two bedroom and 6, one bedroom) formation of roads, car parking and landscaping, demolition of existing buildings.
Case Officer:
Stuart Houlet
Registered Date:
10/07/2013
Applicant:
Helmglade Ltd.
Applicant Address:
C/O Property Link Consultants Ltd. Magnolia House Watchfield Somerset TA9 4LB
Agent:
Property Link Consultants Ltd., Magnolia House
Agent Address:
Magnolia House Watchfield Somerset TA9 4LB
Current Agent:
Quattro Design Architects Ltd, Imperial Chambers
Current Agent Address:
Imperial Chambers Longsmith Street Gloucester Gloucestershire GL1 2HT
Consultation Start Date:
20/09/2013
Earliest Decision Date:
05/10/2013
Committee or Delegated:
Committee
Committee Date:
18/03/2014
Decision:
Granted Permission
Decision Date:
15/09/2014
 Conditions and Reasons
1
The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In accordance with the provisions 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 be carried out in accordance with the approved plans listed in Schedule A. Reason: For the avoidance of doubt and in the interests of proper planning.
3
No demolition works hereby approved shall commence until a contract for the redevelopment of the site, in accordance with planning permission 11/13/00078/CG has been signed and a copy of the contract has been submitted to the local planning authority, and its receipt acknowledged in writing by the local planning authority. Reason: The local planning authority does not wish to see the building demolished and existing business units vacated unless there is a reasonable prospect of the redevelopment scheme coming forward and the approved affordable housing being delivered.
4
The site of the proposed development is industrial land and the land therein and close thereto may be contaminated. Therefore unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. A. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. (iii) an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwaters and surface waters, • ecological systems, • archaeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. B. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. C. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. E. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours
5
No demolition or construction work shall take place outside the hours of 8am to 6pm Mondays to Fridays and 8am to 1pm on Saturdays, with the exception of specific work which shall have been agreed in writing in advance by the local planning authority and shall include details of the task, date and duration or works. There shall be no demolition or construction work on Sundays or on Bank Holidays, Reason: To safeguard local residents from noise and disturbance
6
During demolition and construction work an adequate water supply shall be maintained at all times to provide adequate dust suppression Reason: To safeguard local residents from dust nuisance.
7
Any piling on site that takes place shall use low noise techniques as agreed in writing, in advance, by the local planning authority. Reason: To safeguard local residents from noise and disturbance.
8
Any features such as rubble piles which potentially afford resting places for reptiles shall be dismantled by hand between April and October and any individuals found trans-located to an appropriate location prior to works commencing on site. Any vegetation in the construction area should initially be reduced to a height of 10 centimetres above ground level, brashings and cuttings removed and the remainder left for a minimum period of one night before clearing to minimise the risk of harming/killing any reptiles that may be present and to encourage their movement onto adjoining land. This work may only be undertaken during the period between April and October prior to works commencing on site. Reason: To minimise the impact of the development on reptiles. Outside the period from April to October these species are likely to in torpor or hibernation when disturbance is likely to pose a risk to survival.
9
The hedgerows and trees on the eastern and southern boundaries of the application site shall be retained, enhanced and managed thereafter to provide habitat for wildlife including bats. Reason: Most bat species are reliant on habitat structure to commute through a landscape and fragmentation can cause severance of feeding areas from roost sites reducing the ability of that population to maintain itself.
10
No artificial lighting associated with the development shall illuminate the boundary hedgerows. A lighting scheme showing how this will be achieved shall be submitted to the local planning authority prior to the installation of any external artifical lighting. The development shall proceed in accordance with the approved lighting scheme. Reason: Bats are aversely affected by the introduction of artificial lighting on commuting routes, which in effect can cause severance between roosts and forging areas. A dark boundary area will also help maintain other light sensitive species on site and contribute towards conserving biodiversity.
11
No work shall be carried out in the bird nesting season, which is between March and August. If this cannot be avoided then a qualified ecologist must supervise the works and if any nesting birds are discovered in vegetation this shall be buffered by a 5 metres exclusion zone in which will remain in force until the chicks have fledged. If nesting birds are discovered on the buildings to be demolished work shall be suspended until the young have fledged. Reason: The ecological report states that there is evidence of nesting birds on site both on buildings and within trees. Nesting birds are afforded protection under the Wildlife and Countryside Act 1981 (as amended). Although this is a legal obligation the law does not specify a time period – some species can breed outside the time frame given.
12
Comprehensive details of all boundary treatments shall be submitted to and approved in writing by the local planning authority prior to the erection or installation of any boundary enclosures. The development shall proceed in accordance with the details so approved. Reason: In the interest of visual amenity and for the avoidance of doubt as to the extent of the permission granted.
13
A comprehensive scheme for the landscaping of the site shall be submitted to and approved in writing by the local planning authority prior to the first occupation of any of the hereby approved dwellings. The approved landscaping shall be fully implemented and completed no later than the end of the first planting season following the first occupation of any of the hereby approved dwellings. The trees and shrubs shall be protected, maintained and retained thereafter as an integral part of the development hereby approved. Reason: In the interests of visual amenity.
14
Details of the nature and appearance of the refuse and recycling storage facilities (as shown on drawing no. 125/P/101) shall be submitted to and approved in writing by the local planning authority prior to the first occupation of any of the hereby approved dwellings. The development shall proceed in accordance with the details so approved. Reason: In the interests of visual amenity and for the avoidance of doubt as to the extent of the permission granted.
15
Prior to the commencement of development (excluding demolition works) manufacturers details of all external facing materials (brick, render and roof tiles/slates) as well as manufacturers details of all cills, chimneys and chimney pots, shall be submitted to and approved in writing by the local planning authority. The development shall proceed in accordance with the details so approved. Reason: In the interests of visual amenity and for the avoidance of doubt as to the extent of the permission granted.
16
The internal walls of all car ports/open fronted garages hereby approved shall be rendered. No blockwork shall remain exposed. Reason: To avoid the internal walls of open fronted car ports, which form a visible part of the streetscene, being faced in incongruous blockwork - to the detriment of the character of the development.
17
Prior to the commencement of development, a Travel Plan shall be submitted to and approved in writing by the local planning authority. Such Travel Plan shall include soft and hard measures to promote sustainable travel along with a timetable for the implementation of the measures. The development shall be occupied and operated thereafter in accordance with the Travel Plan so approved. Reason: To encourage sustainable travel.
18
Ground levels at the site shall be raised to a minimum level of 5.8m AOD. Reason: To ensure that the development is appropriately resistant and resilient to flooding and that residual flood risks are safely managed in accordance with the NPPF.
19
Finished floor levels of the habitable dwellings shall be set at either 6.3m AOD or 300mm above finished ground levels, whichever is the higher. Reason: To ensure that the development is appropriately resistant and resilient to flooding and that residual flood risks are safely managed in accordance with the NPPF.
20
No development shall commence until details of flood resilient design measures to be included in the construction of the development have been submitted to, and agreed in writing by, the Local Planning Authority. The development shall be carried out in accordance with the details approved. Reason: To ensure that the development is appropriately resistant and resilient to flooding and that residual flood risks are safely managed in accordance with the NPPF.
21
No development shall commence until details of flood resilient design measures to be included in the construction of the development have been submitted to, and agreed in writing by, the Local Planning Authority. The development shall be carried out in accordance with the details approved. Reason: To ensure that the development is appropriately resistant and resilient to flooding and that residual flood risks are safely managed in accordance with the NPPF.
22
No development shall commence until details of a surface water drainage scheme have been submitted to, and agreed in writing by, the Local Planning Authority. The scheme shall include details of maintenance roles and responsibilities, and phasing of all drainage infrastructure. The development shall be carried out in strict accordance with the approved details. Reason: To ensure that flood risk is not increased to and from the site as a result of the development in accordance with the NPPF
23
No development shall proceed until the necessary off-site drainage works indicated on drawing nos EWE/135501 and 125/P/200 are undertaken to convey the surface water run-off generated by the proposals to an adequate point of discharge. Reason: To ensure that the necessary off-site works are secured by this development and that the details and manner of works do not increase flood risk elsewhere.