For:      Ms H Kent per Mr P H Tufnell, Tufnell Town & Country Planning, Waverley Studio, Gloucester Road, Hartpury, Gloucester. GL19 3BG

Ward: Hope End

The Senior Planning Officer said that the appeal referred to in his report regarding application NE05/3784/RM had recently been dismissed and he provided the Sub-Committee with the following updates about the drainage issues relating to the application:

One further consultee response to add following the further amended plans and drainage details. Mr Brian Lee, the Council’s Land Drainage Engineer makes the following comments, detailed in full, from memorandum dated 4^th January 2008:

‘As with any site proposing a rainwater utilisation system, the main concern is whether the designed storage will be capable of containing the product of successive storms, particularly when usage is low or the property is unoccupied for long periods.

Information is required comparing rainfall figures and designed storage with the domestic greywater usage, and what factors of safety are included in the design. Also what controls will be put in place to ensure that any overspill is contained without affecting neighbouring properties.

There are no other concerns’.

The Senior Planning Officer said that the view of the Officers was that the proposed rainwater utilisation system has been designed at overcapacity. In addition, there were two x 2000litre storage tanks connected as an ‘overflow’ from the system designated tank, giving a capacity of 2000 litres for a single storm event. This in connection with the other drainage proposals had satisfied the concerns of the Council’s Building Control Surveyor, who had engaged in significant discussions to help rectify the surface water and drainage issues.  In light of the comments of the Council’s Drainage Engineer, and to ensure that there were no doubts about the suitability of the surface water and drainage proposals, he proposed alterations to condition no.6 which were agreed by the Sub-Committee.

In accordance with the criteria for public speaking, Mr Blundell, an objector, spoke against the application and Mr Tufnell the agent acting on behalf of the applicant, spoke in favour of the application. 

Councillor R Mills, the Local Ward Member said that a considerable amount of time had been spent by the Officers and the applicant to arrive at a scheme which would be acceptable on the site and he felt that the proposals were acceptable.

RESOLVED

That planning permission be granted subject to the following conditions:

1 -     A01 (Time limit for commencement (full permission) )

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2 -     Prior to the commencement of the hereby permitted development full written details and plans detailing the landscaping, boundary treatments and planting scheme, shall be submitted to the Local Planning Authority for written approval.

         Reason:  To ensure the integration of the development within the landscape and locality, in accordance with Herefordshire Unitary Development Plan (adopted 2007) policies DR1 and H13.

3 -     All planting, seeding and turfing in the approved details of landscaping, boundary treatment, and planting schedule, as approved in respect of Condition 2, shall be carried out in the first planting and seeding season following the occupation of the dwelling or the completion of the dwelling (whichever is the sooner).  Any trees or plants which within a 5 year period from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with a replacement of the same species and size, unless the Local Planning Authority gives written consent to any variation.

         Reason:  To ensure the integration of the development within the landscape and locality, in accordance with Herefordshire Unitary Development Plan (adopted 2007) policies DR1 and H13.

4 -     H01 (Single access - not footway )

         Reason: In the interests of highway safety.

5 -     H13 (Access, turning area and parking )

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

6.      Prior to the commencement of the hereby permitted development, full details and plans of the proposed surface water and drainage scheme detailed in this application, shall be submitted to Herefordshire Council’s Building Control team for written approval. The approved surface water and drainage scheme shall be carried out in strict accordance with approved plans and thereafter maintained as such.

Reason:   To ensure surface water and land drainage issues are addressed adequately, in accordance with Herefordshire Unitary Development Plan (adopted 2007) policies DR2, DR4, DR7 and H13The drainage and surface water scheme detailed in the hereby approved development shall be implemented prior to the completion of the development or the occupation of the building, whichever is the sooner

7.     Removal of development  rights.

Reason: In accordance with Herefordshire Unitary Development Plan (adopted 2007)

Policy H6.

           Informatives:

1 -     N15 - Reason(s) for the Grant of PP/LBC/CAC

2 -     N19 - Avoidance of doubt

3 -     HN01 - Mud on highway

4 -     HN04 - Private apparatus within highway

5 -     HN05 - Works within the highway

6 -     HN22 - Works adjoining highway