| Conditions / Reason for Refusal: |
The Development Management Procedure Order 2015 requires that planning authorities provide written reasons in the decision notice for imposing planning conditions that require particular matters to be approved before development can start.
Conditions number 11 of this permission requires matters to be approved before development works begin; however, in this instance the condition is justified because:
i. In the interests of the expedient determination of the application it was considered to be appropriate to reserve certain matters of detail for approval by planning condition rather than unnecessarily extending the application determination process to allow these matters of detail to be addressed pre-determination.
ii. ii. The details required under condition number 11 are fundamental to the acceptability of the development and the nature of the further information required to satisfy these conditions is such that it would be inappropriate to allow the development to proceed until the necessary approvals have been secured.’
01
The development hereby permitted shall be commenced before the expiration of two years from the date of this reserved matters permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990 and to comply with the conditions of the outline application RB2021/1736.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved location plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans (as set out below) –
• Location Plan 21_001-FUS-XX-08-DR-A-2000 Rev P1
• Site Plan 21_001-FUS-XX-08-DR-A-2001 Rev P9
• Site Plan – Bin Collections 21_001-FUS-XX-08-DR-A-2002 Rev P6
• Proposed Site Wide Elevation 1 of 3 21_001-FUS-XX-XX-DR-A-2020 Rev P2
• Proposed Site Wide Elevation 2 of 3 21_001-FUS-XX-XX-DR-A-2021 Rev P2
• Proposed Site Wide Elevation 3 of 3 21_001-FUS-XX-XX-DR-A-2022 Rev P2
• Block 1 Floor Plan 21_001-FUS-XX-XX-DR-A-2000 Rev P3
• Block 2 Floor Plan 21_001-FUS-XX-XX-DR-A-2001 Rev P3
• Block 3 Floor Plan 21_001-FUS-XX-XX-DR-A-2002 Rev P3
• Block 4 Floor Plan 21_001-FUS-XX-XX-DR-A-2003 Rev P3
• Block 5 Floor Plan 21_001-FUS-XX-XX-DR-A-2004 Rev P3
• Block 6 Floor Plan 21_001-FUS-XX-XX-DR-A-2005 Rev P3
• Block 7 Floor Plan 21_001-FUS-XX-XX-DR-A-2006 Rev P3
• Block 1 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2010 Rev P3
• Block 2 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2011 Rev P2
• Block 3 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2012 Rev P3
• Block 4 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2013 Rev P3
• Block 5 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2014 Rev P3
• Block 6 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2015 Rev P3
• Block 7 Proposed Elevations 21_001-FUS-XX-XX-DR-A-2016 Rev P3
• Drainage Flood Routing 46328 – ECE-XX-XX-DR-C-0002 Rev P03
• Drainage Levels 46328 – ECE-XX-XX-DR-C-0003 Rev P04
• Drainage strategy 46328 – ECE-XX-XX-DR-C-0001 Rev P03
Reason
To define the permission and for the avoidance of doubt.
03
No above ground development shall take place until details of the materials to be
used in the construction of the external surfaces of the development hereby permitted have been submitted or samples of the materials have been left on site, and the details/samples have been approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details/samples.
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity and in accordance with Policy CS28 Sustainable
Design
04
No above ground development shall take place until there has been submitted to and
approved in writing by the Local Planning Authority a plan indicating the positions,
design, materials and type of boundary treatment to be erected to include hedgehog highways were appropriate. The approved boundary treatment shall be implemented prior to the occupation of each dwelling.
Reason
To ensure that appropriate materials are used in the construction of the development
in the interests of visual amenity and in accordance with Policy CS28 Sustainable
Design
05
Notwithstanding the submitted information no above ground development shall take
place until there has been submitted to and approved in writing by the Local
Planning Authority a plan indicating the design and materials of bin stores and bin
collection points to be erected. The approved details shall be implemented prior to
the occupation of each dwelling.
Reason
To ensure that appropriate materials are used in the construction of the development
in the interests of visual amenity and in accordance with Policy CS28 Sustainable
Design
06
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no enlargement of the dwellinghouse, permitted under Part 1, Classes A, AA, B, C, D and E of The Town and Country Planning (General Permitted Development) Order 2015 shall be carried out to the dwelling without the prior written approval of the Local Planning Authority.
Reason
So that further alterations and extensions can be controlled by the Local Planning Authority in order to protect the residential amenity of surrounding occupiers and occupiers of the dwellings.
07
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no gates, fences or walls etc, permitted under Part 2, Classes A, of The Town and Country Planning (General Permitted Development) Order 2015 shall be carried out without the prior written approval of the Local Planning Authority.
Reason
So that additional gates, fences and wall cannot be erected in the interest of the visual amenity of the locality.
TRANSPORTATION
08
Prior to the occupation of the dwellings, details of one vehicle charging point per dwelling shall be submitted to and approved by the local planning authority. The dwellings shall not be occupied until the charging point has been provided, and shall thereafter be retained.
Reason
In the interests of sustainable development and air quality
09
Before the development is brought into use, that part of the site to be used by
vehicles shall be properly constructed with either
a/ a permeable surface and associated water retention/collection drainage, or
b/ an impermeable surface with water collected and taken to a separately constructed water retention / discharge system within the site.
All to the satisfaction of the Local Planning Authority and shall thereafter be maintained in a working condition.
Reason
To ensure that surface water can adequately be drained in accordance with Local
Plan Policies
10
Before the development is brought into use the car parking area shown on the approved plan shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the
parking of vehicles on the highway in the interests of road safety.
11
Prior to the commencement of the development a Construction Environmental Management Plan based on the draft submitted with the application shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented on site throughout the construction phased of the development.
Reason
In the interests of residential amenity and highway safety.
DRAINAGE
12
The development hereby granted shall not be begun until details of the foul, surface
water and land drainage systems and all related works necessary to drain the site
have been submitted to and approved by the Local Planning Authority. These works
shall be carried out concurrently with the development and the drainage system shall
be operating to the satisfaction of the Local Planning Authority prior to the occupation
of the development.
Reason
To ensure that the site is connected to suitable drainage systems and to ensure that full details thereof are approved by the Local Planning Authority before any works
begin and in accordance with Policy CS25 of the Local Plan.
13
No building hereby permitted shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be designed, managed and maintained in accordance with the Non-statutory technical standards and local standards.
Reason
To comply with current planning legislation - National Planning Policy Framework.
ENVIRONMENTAL
14
Prior to the occupation of any dwellings, a suitable scheme of sound insultation in accordance with the Sharps Redmore Noise Assessment dated 14th December 2022 will be submitted to the Local Planning Authority for approval and be carried out in full
Reason
To safeguard the amenities of the occupiers of the development and nearby
properties in accordance with Parts 12 & 15 of the NPPF.
LANDSCAPE AND TREES
15
Landscaping of the site as shown on the approved plans (PWP drawing no. PWP601 001/05) shall be carried out during the first available planting season after commencement of the development and maintained for the lifetime of the development. Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced within the next planting season. Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the
interests of amenity and in accordance with Local Plan Policies.
16
Notwithstanding the detailed landscape proposals submitted, the proposed trees to be planted along the frontage with Stephenson way shall be planted at a min stock size of 20-25cm girth semi-mature trees. As a minimum the trees shall be prepared, supplied, and transplanted in accordance with B.S. 4043.
Reason
To mitigation for the loss of amenity resulting from the loss of the existing trees at the earliest opportunity.
17
A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape and public realm areas shall be submitted to and approved by the Local Planning Authority prior to the completion or first occupation of the part or phase of development to which it relates, whichever is the sooner.
The management shall thereafter be carried out in accordance with the agreed management scheme.
Reason
To ensure that due regard is paid to the continuing enhancement and maintenance of amenity afforded by landscape features of communal, public and biodiversity significance.
BIODIVERSITY
18
The bird boxes as detailed on the Outline Landscape Masterplan reference PWP 601 001 Rev 05 shall be provided within each plot shown prior to the occupation of each dwelling on that plot.
Reason
In the interest of Biodiversity enhancement
Informative
01
In order to discharge (drainage details), the applicant is advised that they would be
expected to submit information including but not limited to the following:
1. Surface water drainage plans should include the following:
? Rainwater pipes, gullies and drainage channels including cover levels.
? Inspection chambers, manholes and silt traps including cover and invert levels.
? Pipe sizes, pipe materials, gradients and flow directions.
? Soakaways, including size and material.
? Typical inspection chamber / soakaway / silt trap and SW attenuation details.
? Site ground levels and finished floor levels.
2. On Site Surface Water Management:
The current flood routing plans are not appropriate, they should include volumes
and remain within the site boundary.
The site is required to accommodate rainfall volumes up to 1 in 100 year return period
(plus climate change) whilst ensuring no flooding to buildings or adjacent land.
The applicant will need to provide details and calculations including any below ground
storage, overflow paths (flood routes), surface detention and infiltration areas etc. to
demonstrate how the 100 year + 40% CC rainfall volumes will be controlled and
accommodated.
Guidance on flood pathways can be found in BS EN 752.
3. All Micro Drainage calculations and results must be submitted in .MDX format, to the LPA. (Other methods of drainage calculations are acceptable)
02
In relation to condition 15 A Management Plan may be expected to set out, graphically and / or in writing, the overall functional and aesthetic objectives of a landscape scheme and the steps such as legal arrangements including ownership and management responsibilities, planned maintenance tasks, phased works, and monitoring procedures that will be taken after implementation to ensure that the scheme establishes successfully and is sustainable in the long-term.
POSITIVE AND PROACTIVE STATEMENT
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. The application was submitted on the basis of these discussions, or was amended to accord with them. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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