Proposed redevelopment of site with 8 flats

Proposed redevelopment of site with 8 flats

 

The Senior Planning Officer reported that two e-mail letters had been received from the applicant relating to drainage from the site. The applicant confirmed the following:

 

With respect to proposed new development, none of the storm water or rainwater from the site would go into the sewer and the volume of foul water would be reduced. At the present time storm/rainwater goes into the public sewer. This water would be taken by soakaways in the new development.

 

The new development would remove and not increase the load on the public sewer during rainfall and storm. Calculations confirmed by Welsh Water showed that the volume of foul water from the proposed development would be reduced from output that was produced by the nursery (i.e. the last / previous use) on site.

 

The proposed development would result in a reduction of water in the sewers in the area, both foul and rainwater. Appreciate the concerns of Councillors and local people with regard to drainage but happily the proposed development would make some contribution in reducing the problem.

 

The proposed development would result in a 72% reduction in outflow demands on the public sewer when compared to the previous / last use of the site.

 

The Senior Planning Officer said that this confirmed the reason why Welsh Water had no objections to the proposed development.

 

Councillor B Hunt, one of the Local Ward Members, felt that many of the Town Council’s reservations were addressed by the officer’s report. He noted that the Petty Bridge pumping station was at capacity although a recent press release from Welsh Water had claimed that the station was adequately sized. He said that there was no joined up thinking on the issue between Welsh Water and the Environment agency and he felt that they should be encouraged to cooperate more effectively. In summing up he felt hat it was unfair to punish the applicant for the drainage issues and said that along with fellow Local Member Councillor Seldon, he would seek meetings to establish a way forward regarding the longer-term drainage arrangements in Bromyard.

 

Councillor A Seldon, the other Local Ward Member, said that he agreed with the comments made by Councillor Hunt. He stated that the pumping station was not adequate for all of the foul drainage needs of the town. Finally he said that it was commonplace for foul drainage to be discharged into the local river and that the Environment Agency were aware of this and had given their consent for it to happen.

 

After considering all the issues, members felt that on balance the application should be approved. It was noted that the sub-committee felt strongly that there would need to be a significant amount of work done, in consultation with various agencies, the local members and the chairman of the sub-committee, in order to progress the issue of foul drainage capacity in Bromyard.

 

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          B07 (Section 106 Agreement)

 

The development hereby permitted shall not commence until a planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 has been certified as completed by the local planning authority. The said Agreement will provide for financial contributions to be paid to the local planning authority in accordance with the Heads of Terms approved at Northern Area Planning Sub Committee on 24th September 2008, as follows; -

 

a - £1,796  towards improvements to public open space area in Bromyard

b - £3,795  towards improvements to sports facilities in Bromyard

c - £10,854 towards education improvements in Bromyard

d - £14,099 towards highways/transportation facilities in Bromyard

e - £1,116 towards library services in Bromyard

f - £630 for the services of a Council Planning Obligations Monitoring Officer.

 

Reason: In order to provide enhanced sustainable transport infrastructure, educational facilities, improved play space, sports facilities and library services in accordance with Policy DR5 of the Herefordshire Unitary Development Plan 2007.

 

3          C01 (Samples of external materials)

 

Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

 

4          F16 (No new windows in specified elevation)

 

Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

 

5          Before any work commences on site full details of all ground surface treatments shall first be submitted to and be subject to the prior written approval of the Local Planning Authority.  The development shall be carried out in accordance with the approved details.

 

Reason: In the interests of visual amenity and to comply with Policy DR1 of the Herefordshire Unitary Development Plan.

 

6          G09 (Details of Boundary treatments)

           

Reason: In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

 

7          H06 (Vehicular access construction)

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

8          H09 (Driveway gradient)

 

Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

9          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 and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan

 

10        H29 (Secure covered cycle parking provision)

 

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

11        Prior to the occupation of any of the dwelling units hereby approved, the existing vehicular access onto Ballhurst Road at the northwest corner of the site shall be permanently closed.  Details of the means of closure and reinstatement of this existing access shall be submitted to and be subject to the prior written approval of the Local Planning Authority prior to the commencement of any work on the development hereby approved.

 

Reason: To ensure the safe and free flow of traffic using the adjoining highway and to conform with the requirements of Policy DR3 of the Herefordshire Unitary Development Plan.

 

12        No development shall commence until a scheme has been submitted and approved by the Local Planning Authority to show the removal of surface water connections to the public sewerage system at the existing site, and the provision of a replacement surface water drainage system.  The scheme as approved shall be fully implemented before any works commence on the new development subject to this application, and the scheme shall be maintained in accordance with the specification.

 

Reason: To ensure the proposed development does not cause hydraulic overloading to the public sewerage system at this location to protect the amenities of existing residents and to prevent pollution and to comply with Policy CF2 of the Herefordshire Unitary Development Plan.

 

13        L01 (Foul/surface water drainage)

 

Reason: To protect the integrity of the public sewerage system and to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

14        L02 (No surface water to connect to public system)

 

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment so as to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

15        L03 (No drainage run-off to public system)

 

Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment so as to comply with Policy CF2 of Herefordshire Unitary Development Plan.

 

16        Unless otherwise first agreed in writing by the Local Planning Authority the windows on the block of 2 flats shall be traditionally painted symmetrical casements with the lights fitting flush with the frames and without a projecting timber sub sill.  The windows need to be set back at least one brick course depth.

 

Reason: To protect the visual appearance and character of the Conservation Area and to comply with Policy HBA6 of the Herefordshire Unitary Development Plan.

 

            INFORMATIVES:

 

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

 

2          N03 - Adjoining property rights

           

3          N14 – Party Wall Act

 

4          The applicant should be aware that this planning permission does not over ride any civil/legal rights enjoyed by adjacent property owners and that any development which physically affects or encroaches onto any adjoining property may well affect these rights.  As such, the applicant is advised to contact the owners of adjacent properties where these rights may be affected and seek legal advice on the matter prior to undertaking any building work.

 

5          HN01 - Mud on highway

 

6          HN04 - Private apparatus within highway

 

7          HN05 - Works within the highway

 

8          HN10 – No drainage to discharge to highway

 

9          HN22 - Works adjoining highway

 

10        HN28 - Highways Design Guide and Specification

 

11        W01 – Welsh Water Connection to PSS

 

12        N19 Avoidance of doubt - Approved Plans