Demolition of existing petrol filling station and erection of 18 no. residential apartment dwellings.

Demolition of existing petrol filling station and erection of 18 no. residential apartment dwellings.

 

The Principal Planning Officer reported the receipt of comments from the Environment Agency and the Traffic Manager who raised no objections subject to conditions. He also reported the receipt of 3 letters of objection from local residents and a letter from the applicant’s agent who stated that his client was happy to use obscured glazing in the stairwell windows if the Sub-Committee deemed it to be necessary.

 

Councillor Mrs. A.E. Gray, one of the Local Ward Members noted that planning permission for 16 dwellings on the site had already been approved by the Sub-Committee, she felt that 16 dwellings on the site was acceptable but 18 would result in over intensification.

 

In response to a question, the Principal Planning Officer advised Members that the Inspector had dismissed the appeal regarding the previous application for 18 dwellings on the site due to an issue of overlooking. The applicant had now resolved this issue by removing the second floor windows in the rear elevation of the building.

 

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.      B01 (Samples of external materials)

 

Reason: To ensure that the materials harmonise with the surroundings.

 

3.      G04 (Landscaping scheme (general))

 

        Reason: In order to protect the visual amenities of the area.

 

4.      G05 (Implementation of landscaping scheme (general))

 

Reason:  In order to protect the visual amenities of the area.

 

 

5.      G01 (Details of boundary treatments)

 

         Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

6.      F48 (Details of slab levels)

 

Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site.

 

7.      H03 (Visibility splays)

 

Reason: In the interests of highway safety.

 

8.      H14 (Turning and parking: change of use - domestic)

 

         Reason: To minimise the likelihood of indiscriminate parking in the interests of highway safety.

 

9.      H21 (Wheel washing)

 

         Reason: To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety.

 

10.    Before the occupation of any dwelling hereby approved, an infants play area shall be provided in accordance with a scheme which has been submitted to and approved in writing by the local planning authority.

 

Reason:  To ensure appropriate provision of amenity space and facilities.

 

11.   Development approved by this planning permission shall not be commenced unless:

 

a)      A desk top study has been carried out which shall include the identification of previous site use, potential contaminants that might reasonably be expected given those uses and other relevant information and using this information a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors has been produced.

 

b)     A site investigation has been designed for the site using the information obtained from the desktop study and any diagrammatical representations (Conceptual Model).  This should be submitted to, and approved in writing by the local planning authority prior to that investigation being carried out on the site.  The investigation must be comprehensive enough to enable:

 

-         a risk assessment to be undertaken relating to the receptors associated

-         with the proposed new use, those uses that will be retained (if any) and other receptors on and off the site that may be affected, and

-         refinement of the Conceptual Model, and

-         the development of a Method Statement detailing the remediation requirements.

 

c)      The site investigation has been undertaken in accordance with details approved by the local planning authority and a risk assessment undertaken.

 

d)     A Method Statement detailing the remediation requirements using the information obtained from the Site Investigation has been submitted to the local planning authority.  This should be approved in writing by the local planning authority prior to that remediation being carried out on the site.

 

         Reason:  To ensure that the proposed site investigations and remediation will not cause pollution of the environment or harm to human health.

 

 

12.    The development of the site should be carried out in accordance with the approved Method Statement.

 

Reason:  To ensure that the development complies with approved details in the interests of protection of the environment and harm to human health.

 

13.    If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority, for an addendum to the Method Statement.  This addendum to the Method Statement must detail how this unsuspected contamination shall be dealt with and from the date of approval the addendum shall form part of the Method Statement.

 

Reason:  To ensure that the development complies with approved details in the interests of protection of the environment and harm to human health.

 

14.    Upon completion of the remediation detailed in the Method Statement a report shall be submitted to the local planning authority that provides verification that the required works regarding contamination have been carried out in accordance with the approved Method Statement.  Post remediation sampling and monitoring results shall be included in the report to demonstrate that the required remediation has been fully met.  Future monitoring proposals and report shall also be detailed in the report.

 

Reason:  To protect the environment and prevent harm to human health by ensuring that the remediated site has been reclaimed to an appropriate standard.

 

15.    W01 (Foul/surface water drainage)

 

Reason: To protect the integrity of the public sewerage system.

 

16.    W02 (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.

 

17.    W03 (No drainage run-off to public system)

 

        Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

18.    No development shall commence until the developer has prepared a scheme for the comprehensive and integrated drainage of the site showing how foul water, surface water and land drainage will be dealt with and this has been agreed in writing by the local planning authority in liaison with Dwr Cymru Welsh Water's Network Development Consultant.

 

Reason:  To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system.

 

19.    Prior to the occupation of any dwelling a management plan, to include proposals for the long term design objectives, management responsibilities and maintenance schedules in perpetuity, for the areas of open space, play area and car parking areas shall be submitted to and approved by the local planning authority.  The management plan shall be carried out as approved.

 

         Reason:  In order to ensure that the use and maintenance in perpetuity of the open space is assured.

 

20.    Notwithstanding the approved drawing no. 4833-1-13a the bin store shall not be sited as shown but in accordance with details of siting and design which have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details before the occupation of the buildings.

 

Reason:  In the interests of safe and free flow of traffic on the highway.

 

21.    E18 (No new windows in specified elevation)

 

Reason: In order to protect the residential amenity of adjacent properties.

 

22.    E19 (Obscure glazing to windows)

 

         Reason: In order to protect the residential amenity of adjacent properties.

 

Informatives:

 

1.      N15 - Reason(s) for the Grant of Planning Permission.