Agenda item

Late agenda item enclosed

 

Councillors noted the late item report.

 

RESOLVED THAT COMMITTEE:

 

Defer and delegate to the Director of Economic Development and Planning for approval following the satisfactory completion of a Legal Agreement (with instruction from Committee for the Section 106 Agreement to secure education contributions towards the new primary school in Longridge as option 1 followed by the expansion of an existing primary school within the Ribble Valley borough area as option 2) and subject to the following conditions:

 

1.         The development must be begun not later than the expiration of three years beginning with the date of this permission.

 

            REASON:  Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.         Unless explicitly required by condition within this consent, the development hereby permitted shall be carried out in accordance with the proposals as detailed on drawings:

 

- Location Plan Dwg no LOC01

- Site Plan 1 Dwg no PL01 REV F

- Single & Twin Garage Types Dwg no GAR-01

- The Sandford SAND-01, SAND-02 and SAND-03

- The Rensford RENS-01, RENS-02 and RENS-03 (plot 268 only)

- The Lemsford LEMS-01, LEMS-02

- The Chelford CHEL-01, CHEL-02

- The Scotswood SCOT-01

- The Hartwoood HART-01

- The Cedarwood CEDA-01

- The Denton DENT-01

- Bungalow BUN-01, BUN-02, BUN-03

- Landscape Masterplan Dwg no R/2012/19F

- Landscape Details Dwg no R/2012/20E

- Landscape Details Dwg no R/2012/21C

- Landscape Details Dwg no R/2012/22A

- Landscape Details Dwg no R/2012/23E

- Materials Plan Dwg no MP01 REV E

 

            REASON: For the avoidance of doubt and to clarify which plans are relevant to the consent.

 

3.         The materials to be used on the external surfaces of the development as indicated on Proposed Plan: Materials Plan Dwg no MP01 REV E shall be implemented as indicated unless otherwise agreed in writing by the Local planning Authority.

           

            REASON: In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality in accordance with Policy DMG1 of the Ribble Valley Core Strategy.

 

4.         The approved landscaping scheme (Landscape Details Dwg no R/2012/20E, Landscape Details Dwg no R/2012/21C, Landscape Details Dwg no R/2012/22A, Landscape Details Dwg no R/2012/23E and Landscape Masterplan Dwg no R/2012/19F) shall be implemented in accordance with a timetable that shall be submitted to and approved in writing by the Local Planning Authority prior to slab level being reached for any dwelling hereby approved. Once implemented, the approved landscaping shall be maintained thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. This maintenance shall include the replacement of any tree or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.

 

            REASON:  To ensure that the site is sufficiently landscaped within an appropriate timescale and to comply with Policy DMG1 of the Ribble Valley Core Strategy.

 

5.         No dwelling hereby approved shall be first occupied until the new estate road(s) affording access to those dwelling(s) has been constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level.

 

            In the event that the new estate road is not proposed for adoption by the Local Highway Authority then details of their road construction (surface materials and depth) and highway infrastructure (footways, street lighting, drainage) shall be submitted to, and approved in writing by, the Local Planning Authority. No dwelling hereby approved shall be first occupied until the new estate road(s) affording access to that dwelling has been constructed in accordance with the approved details.

 

            REASON: To ensure that the road surfaces are visually acceptable and that any private roads are of sufficiently adequate construction to support any loading applied to them to enable effective waste management and emergency services access, and that the necessary infrastructure is provided.

 

6.         Prior to the first occupation of any dwelling, the proposed arrangements for future management and maintenance of the roads/ footways/ cycleways within the development shall be submitted to, and approved in writing by, the Local Planning Authority. These details shall include a plan showing areas of highway proposed for adoption by the Local Highway Authority and any areas proposed for private management.

 

            Should the plan required as per the above show that any highway within the estate would be privately managed, details of a Road Management Plan to detail how those sections of highway would be maintained in perpetuity, such as a private management and maintenance company to be established if applicable, shall be submitted to and approved in writing by the Local Planning Authority. The highway shall thereafter be maintained in accordance with the approved management and maintenance details or until such time as an agreement has been entered into under section 38 of the Highways Act 1980.

 

            Should the plan required as per the above show that any highway within the estate would be proposed for adoption by the Local Highway Authority, those roads/ footways/ cycleways shall be made up to, and retained thereafter to, the Local Highway Authority's Adoptable Standards. 

 

REASON:  To ensure that all highways, footways and cycleways will be maintained to a sufficient standard by either the Local Highway Authority or by a site management company.

 

7.         Prior to occupation of the 50th residential dwelling hereby approved, the new footpath/cycleway as shown on drawing number Site Plan 1 Dwg no PL01 REV F shall be provided within the site and extending up to the site boundaries.

 

            For the avoidance of doubt the footpath/cycleway shall be constructed to a minimum width of 3.5m, surfaced and with footway lighting provision. Details of construction, surfacing, lighting, management and maintenance will be required to be submitted prior to commencement of the construction of the footpath/cycleway.

 

            REASON: To provide a safe an adequate standard of provision for the movement of pedestrians and cyclists within the site and to ensure adequate permeability and connectivity with adjacent development and the existing highway/pedestrian network in accordance with Key Statement DMI2 and Policies DMG1 and DMG3 of the Ribble Valley Core Strategy.

 

8.         The works hereby approved are to be carried out in accordance with the Construction Environmental Management Plan Version 1 (January 2023).

 

            REASON:  In the interests of highway safety and residential amenity in accordance with DMG1.

 

9.         For the full period of construction, facilities shall be available on site for the cleaning of the wheels of vehicles leaving the site and such equipment shall be used as necessary to prevent mud and stones being carried onto the highway.  The roads adjacent to the site shall be mechanically swept during the full construction period. 

 

            REASON:  To prevent stones and mud being carried onto the public highway and to ensure the continued safe operation of the highway during the construction phase(s) of the development in accordance with Policies DMG1 and DMG3 of the Ribble Valley Core Strategy.

 

10.       No development shall commence in any phase until a detailed, final surface water sustainable drainage strategy for the site has been submitted to, and approved in writing by, the Local Planning Authority.

 

            The detailed surface water sustainable drainage strategy shall be based upon the site specific flood risk assessment [and indicative surface water sustainable drainage strategy] submitted and sustainable drainage principles and requirements set out in the National Planning Policy Framework, Planning Practice Guidance and Defra Technical Standards for Sustainable Drainage Systems.

 

            No surface water shall be allowed to discharge to the public foul sewer(s), directly or indirectly.

 

            The details of the drainage strategy to be submitted for approval shall include, as a minimum;

 

a)         Sustainable drainage calculations for peak flow control and volume control for the:

 

i. 100% (1 in 1-year) annual exceedance probability event;

ii. 3.3% (1 in 30-year) annual exceedance probability event + 40% climate change allowance, with an allowance for urban creep;

iii. 1% (1 in 100-year) annual exceedance probability event + 50% climate change allowance, with an allowance for urban creep

 

Calculations must be provided for the whole site, including all existing and proposed surface water drainage systems.

 

b)         Final sustainable drainage plans appropriately labelled to include, as a minimum:

 

i. Site plan showing all permeable and impermeable areas that contribute to the drainage network either directly or indirectly, including surface water flows from outside the curtilage as necessary;

ii. Sustainable drainage system layout showing all pipe and structure references, dimensions and design levels; to include all existing and proposed surface water drainage systems up to and including the final outfall;

iii. Details of all sustainable drainage components, including landscape drawings showing topography and slope gradient as appropriate;

iv. Drainage plan showing flood water exceedance routes in accordance with Defra Technical Standards for Sustainable Drainage Systems;

v. Existing and Finished Floor Levels (FFL) in AOD with adjacent ground levels for all sides of each building and connecting cover levels to confirm minimum 150 mm+ difference for FFL;

vi. Details of proposals to collect and mitigate surface water runoff from the development boundary;

vii. Measures taken to manage the quality of the surface water runoff to prevent pollution, protect groundwater and surface waters, and delivers suitably clean water to sustainable drainage components;

 

c)         Evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates and groundwater levels in accordance with BRE 365.

 

d)         Evidence of an assessment of the existing on-site watercourse to be used, to confirm that these systems are in sufficient condition and have sufficient capacity to accept surface water runoff generated from the development.

 

e)         Evidence that a free-flowing outfall can be achieved. If this is not possible, evidence of a surcharged outfall applied to the sustainable drainage calculations will be required.

 

            The sustainable drainage strategy shall be implemented in accordance with the approved details.

 

            REASON: To ensure satisfactory sustainable drainage facilities are provided to serve the site in accordance with the Paragraphs 167 and 169 of the National Planning Policy Framework, Planning Practice Guidance and Defra Technical Standards for Sustainable Drainage Systems.

 

11.       The occupation of the development shall not be permitted until a site-specific Operation and Maintenance Manual for the lifetime of the development, pertaining to the surface water drainage system and prepared by a suitably competent person, has been submitted to and approved in writing by the Local Planning Authority. The details of the manual to be submitted for approval shall include, as a minimum:

 

a)         A timetable for its implementation;

b) Details of the maintenance, operational and access requirement for all SuDS components and connecting drainage structures, including all watercourses and their ownership;

c)         Pro-forma to allow the recording of each inspection and maintenance activity, as well as allowing any faults to be recorded and actions taken to rectify issues;

d)         The arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme in perpetuity; e) Details of financial management including arrangements for the replacement of major components at the end of the manufacturer's recommended design life;

f)          Details of whom to contact if pollution is seen in the system or if it is not working correctly; and

g)         Means of access for maintenance and easements. Thereafter the drainage system shall be retained, managed, and maintained in accordance with the approved details.

 

REASON: To ensure that surface water flood risks from development to the future users of the land and neighbouring land are minimised, together with those risks to controlled waters, property, and ecological systems, and to ensure that the sustainable drainage system is subsequently maintained pursuant to the requirements of Paragraph 169 of the National Planning Policy Framework.

 

12.       The occupation of the development shall not be permitted until a site-specific verification report, pertaining to the surface water sustainable drainage system, and prepared by a suitably competent person, has been submitted to and approved in writing by the Local Planning Authority. The verification report must, as a minimum, demonstrate that the surface water sustainable drainage system has been constructed in accordance with the approved drawing(s) (or detail any minor variations) and is fit for purpose. The report shall contain information and evidence, including photographs, of details and locations (including national grid references) of critical drainage infrastructure (including inlets, outlets, and control structures) and full as-built drawings. The scheme shall thereafter be maintained in perpetuity.

 

            REASON: To ensure that surface water flood risks from development to the future users of the land and neighbouring land are minimised, together with those risks to controlled waters, property, and ecological systems, and to ensure that the development as constructed is compliant with the requirements of Paragraphs 167 and 169 of the National Planning Policy Framework.

 

13.       Within 3 months of commencement of any phase of development hereby approved, full details of the siting, scale, appearance, delivery timeframe and management arrangements of all play equipment or street furniture shall be submitted to and approved in writing by the Local Planning Authority.  For the avoidance of doubt the submitted details shall include the phasing and timings of the installation of such provision and equipment.  The development shall be carried out in strict accordance with the approved details.

 

            REASON:  To comply with Policies DMG1 and DMB4 of the Ribble Valley Core Strategy, to ensure a satisfactory standard of appearance in the interests of the visual amenities of the area to ensure adequate usable open space provision is provided for future residents/occupier of the development within an appropriate and acceptable timeframe.

 

14.       Prior to commencement of any development hereby approved the applicant shall obtain a modified European Protected Species Mitigation Licence for any licensable works as required by Natural England and as modified as outlined within the Updated Ecology Survey dated 19th January 2023. A copy of the licence obtained shall then be submitted to and approved in writing by the local planning authority.

 

            The actions, methods & timings included in the mitigation measures identified and the conditions of the Natural England Licence shall be fully implemented and adhered to throughout the lifetime of the development.

 

            REASON:  To ensure the protection of species/habitat protected by the Wildlife and Countryside Act 1981 (as Amended) and in the interests of biodiversity and to enhance habitat opportunities for species of conservation concern/protected species and to minimise/mitigate the potential impacts upon protected species resultant from the development in accordance with Key Statement EN4 and Policy DME3 of the Ribble Valley Core Strategy.

 

15.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking, amending or re-enacting that Order), all garages hereby permitted shall be maintained as such and shall not be converted to or used as additional living accommodation that would preclude its ability to accommodate parked motor vehicles unless a further planning permission has first been granted in respect thereof.

 

            REASON: To allow for the effective use of the parking areas in accordance with Policy DMG3 of the Ribble Valley Core Strategy.

 

16.       The car parking and manoeuvring areas for each dwelling as shown on the approved plans shall be marked out and made available for use before each dwelling hereby permitted becomes operative and permanently maintained thereafter.

 

            REASON: To allow for the effective use of the parking areas in accordance with Policy DMG3 of the Ribble Valley Core Strategy.

 

17.       Prior to the first occupation of any dwelling hereby approved details of the provision of electric vehicle charging points within the boundary of the site shall have been submitted to and approved in writing by the local planning authority. These shall have been made available for use prior to the first occupation of the dwelling and thereafter retained as such.

 

            REASON: To contribute towards sustainable transport objectives and the reduction of harmful vehicle emissions.

 

18.       Prior to the commencement of development details of the existing and proposed ground, slab and finished floor levels shall be submitted to and approved in writing by the Local Planning Authority.

 

            The ground, slab and finished floor levels shall be constructed and completed in accordance with the approved details.

 

            REASON: To ensure that the development has a satisfactory visual impact on the streetscene, a satisfactory impact on neighbouring residential amenity and has a minimum risk of flooding.

 

19.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (Schedule 2, Part 1, Classes A to E), or any subsequent re-enactment thereof, no development of that permitted in the above order shall be constructed on plots 252-254, 203, 207, 156-157, 186-194 and 217-222 without express planning permission first being obtained.

 

            REASON: To ensure that the development has a satisfactory impact on neighbouring residential amenity.

 

20.       Cycle storage shall be provided within the site in the locations identified on the approved plan (Site Plan 1 Dwg no PL01 REV F) prior to the occupation of the dwelling to which they relate. All cycle storage shall be enclosed and lockable. The approved details shall be retained and made available for use at all times thereafter.

 

            REASON: In order that the Local Planning Authority may ensure that the development provides adequate provision for the storage of bicycles to encourage the use of sustainable means of transport.

 

21.       Notwithstanding the details submitted, details of the alignment, height, and appearance of all boundary treatments, fencing, walling, retaining wall structures and gates to be erected within the development shall have been submitted to and approved in writing by the Local Planning Authority prior to slab level being reached for any dwelling hereby approved. The approved details shall be provided prior to first occupation of the dwelling to which they relate.

 

            REASON: To ensure that the development has a satisfactory visual impact on the streetscene and a satisfactory impact on highway safety.

 

22.       Prior to slab level being reached for any dwelling hereby approved, a scheme which identifies opportunities for biodiversity enhancement on site including (but not limited to) bat bricks and/or tubes within the new development, bird boxes, bat boxes and suitable sized gaps/corridors at ground level to encourage wildlife movement shall be submitted to and approved in writing by the Local Planning Authority. 

 

            The approved details shall be implemented prior to occupation of the dwelling to which they relate or, if within public areas, at the same time as those areas are delivered.  The agreed scheme shall be retained in perpetuity and the wildlife corridor shall thereafter remain free from obstructions which would preclude their use by wildlife.

 

            REASON: Such a scheme was not submitted with the application but is necessary to secure opportunities for the enhancement of the nature conservation value of the site in the interests of ecology and biodiversity and in accordance with the Wildlife and Countryside Act 1981.