Proposed new dwelling.

Proposed new dwelling.

The Senior Planning Officer reported that the existing non-mains sewerage system would be utilised initially but an additional condition was recommended to ensure that the development was connected to mains sewerage when it became available following improvement works.  He also reported that additional conditions were recommended in respect of soak-away ditches and access arrangements.

In accordance with the criteria for public speaking, Mr. Shimmon spoke against the application and Mr. Smith spoke in support of the application.

In response to comments, the Senior Planning Officer advised that no alteration in soil levels was proposed and noted that the Building Control department was satisfied with the proposed drainage arrangements subject to the recommended conditions.  The Central Team Leader advised that a condition to control planting might fail the tests of reasonableness in this instance.

Councillor R.I. Matthews noted that drainage was the principal area of concern and that the recommended conditions should address the issues.

In response to a comment, the Central Team Leader advised that consultation with the occupiers of neighbouring properties would be carried out in accordance with the relevant legislation.

In response to a question, the Development Control Manager advised that a ‘Grampian condition’, as referred to by Welsh Water, essentially meant the restriction of development or occupation of a site until necessary improvement works had been undertaken; the term had come into use following an appeal case in Scotland.  However, alternative drainage provision was available in this instance and mains connection would follow at a later date.  The soak-away arrangements were also clarified.

RESOLVED:

That, subject to the resolution of the drainage issue, and receipt of the required access revisions, the Officers named in the Scheme of Delegation to Officers be authorised to approve the application subject to the following conditions and any further conditions considered necessary by Officers:

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.      B03 (Matching external materials (general)).

         Reason: To ensure the satisfactory appearance of the development.

3.      E16 (Removal of permitted development rights).

         Reason: In the interests of the residential amenities of the locality.

4.      E18 (No new windows in specified elevation).

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

5.      E19 (Obscure glazing to windows).

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

6.         W01 (Foul/surface water drainage).

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

7.      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.

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

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

9.      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.

10.    G01 (Details of boundary treatments).

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

Informatives:

1.      N01 - Access for all.

2.      N03 - Adjoining property rights.

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