Agenda item

Approved, subject to various requirements to be set out in the minutes

The Committee considered application 14/00697/F for Residential development for 46 dwellings at land to the rear of Tangmere Close and Scampton Close, Skimmingdish Lane, Bicester for Taylor Wimpey and Persimmon.

 

Bicester Town Councillor James Porter, whose town council ward the proposed development was located within, addressed the Committee in objection to the application

 

Alex Hayles, Savilles of Oxford, agent for the applicant, addressed the Committee in support of the application.

 

In reaching their decision the Committee considered the officers’ report, written update and presentation and the addresses of the public speakers.

 

Resolved

 

That application 14/00697/F be approved, subject to:

 

a)     The applicants entering into an appropriate legal agreement to the satisfaction of the District Council, with delegation to Head of Development Management to secure financial contributions.

 

b)    the following conditions: with any final revisions/wording to be delegated to the Head of Development Management.

 

 1    Full Application: Duration Limit

       The development to which this permission relates shall be begun not later than the expiration of one year beginning with the date of this permission.

      

 2    Plans Condition

Except where otherwise stipulated by condition, the application shall be carried out strictly in accordance with the following plans and documents: Transport Assessment; Addendum to Transport Assessment; Flood Risk Assessment and Drainage Strategy; Planning Statement;  Design and Access Statement and Addendum; Tree Quality Survey and Arboricultural Method Statement; Ecological Assessment and Addendum; Landscape and Visual Impact Assessment and Addendum;  Drawing Numbers:  1441103/SS01 Rev B; 141103/SS02 ; 141103/SL/05 Rev B;  141103/SL Rev L; 141103/SL/03 Rev A; 141103/SL/02 Rev A; 141103/SL/01 Rev A; 141103/SL/04 Rev A; AA11/EP ; AA23.A/EL; AA11/EL; AA23/FP; AA31/EL; AA31/EL; AA31/FP; AA41/EL; AA41/FP; AB/DG1/EP; AB/SG1/EP; AB/SG2/EP; PA25/EP;PA25-MID/EP Rev A; PA33.1/EP; PA33.2/EP; PA33.3/EP; PB48.1/EL; PB48.2/EL; PA48/FP; PB30-G/EL; PB30-G/FP; PB3G.2/EL; PB33G (style3)(style 1); PB33G.2/EL; PB33G/FP; PB51.1/EL; PB51.2/EL; PB51/FP; PT43/ELPB51/FP; 1498/P21a Landscape Strategy Plan; Location Plan and External Enclosure details.

 

3     Details of Materials and Finishes

       Prior to the commencement of the development hereby approved, a schedule of materials and finishes for the external walls and roof(s), roads, accesses, driveways, parking courts and hard surfaces of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved schedule.

      

 4    Samples of Materials

       Prior to the commencement of the development hereby approved, samples of the brick/tile/slate/pavior to be used in the construction of the walls/roof/hardstandings, driveways, parking courts and pedestrian areas of the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the samples so approved.

      

 5    Stone Sample Panel

       Prior to the commencement of the development hereby approved, a stone sample panel (minimum 1m2 in size) shall be constructed on site in artificial limestone which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel.

      

 6    Brick Sample Panel

       Prior to the commencement of the development hereby approved, brick sample panels, to demonstrate brick type, colour, texture, face bond and pointing (minimum 1m2 in size) shall be constructed on site, inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be constructed in strict accordance with the approved brick sample panel.

           

 7    B11 Window Details

       That notwithstanding the information submitted, prior to the commencement of the development, full details of the roof verge and eaves, porches, dormers, doors and windows hereby approved, at a scale of 1:20 including a cross section, cill, lintel and recess detail and colour/finish, shall be submitted to an approved in writing by the Local Planning Authority. Thereafter the roof verge, eaves, porches, dormers, doors and windows shall be installed within the building in accordance with the approved details.

      

 8    Floor Levels/Site Levels

       Prior to the commencement of the development hereby approved, a plan showing full details of the [finished floor levels in relation to existing ground levels on the site/existing and proposed site levels] for the proposed development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved finished floor levels plan.

           

 9    Submit Boundary Enclosure Details (more than one dwelling)

       Prior to the commencement of the development hereby approved, full details of the enclosures along all boundaries and within the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved means of enclosure, in respect of those dwellings which they are intended to screen shall be erected, in accordance with the approved details, prior to the first occupation of those dwellings.

      

10   Fire Hydrants    

       Prior to the commencement of the development hereby approved, full details of the fire hydrants to be provided or enhanced on the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of the development, the fire hydrants shall be provided or enhanced in accordance with the approved details and retained as such thereafter.

           

11   Submit Landscaping Scheme

       Prior to the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

      

       (a) details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

           

       (b) details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

      

       (c) details of the hard surface areas, including pavements, pedestrian areas, reduced-dig areas, crossing points and steps.

      

12   Carry Out Landscaping Scheme and Replacements

       All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

      

13   No retained tree shall be cut don, uprooted, damaged or destroyed, nor shall any retained tree be pruned in any manner, be it branches, stems or roots, other than in accordance with the approved plans and particulars without the prior written approval of the Local Planning Authority. All tree works shall be carried out in accordance with BS3998:Recommendations for tree Works

a)            if any retained tree is cut down, uprooted, destroyed or dies, another tree shall be planted in the same place in the next planting season following the removal of that tree, full details of which shall be firstly submitted to and approved in writing by the Local Planning Authority

b)            in this condition a retained tree is an existing tree which shall be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) shall have effect until the expiration of five years from the  commencement of the development.

   

14   Arboricultural Method Statement (AMS)

       Prior to the commencement of the development hereby approved, an Arboricultural Method Statement (AMS), undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions [specify appropriate section if required] shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, all works on site shall be carried out in accordance with the approved AMS.

      

15   Retain Existing Hedgerow Boundary (with access)

       Except to allow for the means of access and vision splays the existing hedgerow along the [insert] boundary of the site shall be retained and properly maintained at a height of not less than [insert] metres, and if any hedgerow plant dies within five years from the completion of the development it shall be replaced and shall thereafter be properly maintained in accordance with this condition.

           

16   Notice of Tree Works and Major Operations

       Prior to the commencement of any approved tree works, any operations that present a risk to retained trees, or any operations to facilitate specialised tree planting (eg: tree surgery, trenching operations close to the Root Protection Areas of retained trees or construction of load-bearing structured cell planting pits), the applicant shall give the Local Planning Authority seven days written notice that works are due to commence. 

      

17   Open Space Details

       Prior to the commencement of the development hereby approved full details of the provision, landscaping and treatment of open space/play space within the site together with a timeframe for its provision shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the open space/play space shall be landscaped, laid out and completed in accordance with the approved details and retained at all times as open space/play space.

      

18   Arboricultural Site Supervision

       Prior to the commencement of the development hereby approved, full details of a scheme of supervision for the arboricultural protection measures, to include the requirements set out in a) to e) below, and which is appropriate for the scale and duration of the development works, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the arboricultural protection measures shall be carried out in accordance with the approved details.

      

       a)  Written confirmation of the contact details of the project arboriculturalist employed to undertake the supervisory role of relevant arboricultural issues.

       b)  The relevant persons/contractors to be briefed by the project arboriculturalist on all on-site tree related matters

       c)  The timing and methodology of scheduled site monitoring visits to be undertaken by the project arboriculturalist.

       d)  The procedures for notifying and communicating with the Local Planning Authority when dealing with unforeseen variations to the agreed tree works and arboricultural incidents

       e)  Details of appropriate supervision for the installation of load-bearing structural cell' planting pits and/or associated features such as irrigation systems, root barriers and surface requirements (eg: reduced dig systems, arboresin, tree grills)

      

19   Planting Pits (hard landscaped areas)

       Prior to the commencement of the development hereby approved, and notwithstanding the submitted details, full details, locations, specifications and construction methods for all purpose built tree pits and associated above ground features, to include specifications for the installation of below ground, load-bearing 'cell structured' root trenches, root barriers, irrigation systems and a stated volume of a suitable growing medium to facilitate and promote the healthy development of the proposed trees, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details and specifications

           

20   Planting Pits (soft landscaped areas)

       Prior to the commencement of the development hereby approved, and notwithstanding the submitted details, full details, locations, specifications and construction methods for all tree pits located within soft landscaped areas, to include specifications for the dimensions of the pit, suitable irrigation and support systems and an appropriate method of mulching, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details and specifications.

      

21   Prior to the commencement of the development hereby permitted, including any demolition and any works of site clearance, a Construction Environmental Management Plan (CEMP), which shall include details of measures to be taken to ensure that construction works do not adversely affect retained habitats and protected or notable species, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved CEMP.

 

22   Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, an Ecological Management Plan(EcMP), which shall include details of habitat features to be retained/created/provided and their long-term management, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the EcMP shall be carried out in accordance with the approved details.

 

23   Prior to the commencement of the development hereby approved, full details of the means of access between the land and the highways (A4421), including position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the means of access shall be constructed and retained in accordance with the approved details.

      

24   Prior to the commencement of the development hereby approved, full specification details (including construction, layout, surfacing and drainage) of the parking and manoeuvring areas shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development , the parking and manoeuvring areas shall be provided on the site in accordance with the approved details and shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times thereafter.

      

25   No development shall commence on site for the development until a full drainage design for the development has been submitted to and approved in writing by the Local Planning Authority (in consultation with Oxfordshire County Councils Drainage Team)

 

26   No development shall commence on site for the development until a Construction Traffic Management Plan providing full details of the phasing of the development has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) prior to the commencement of development. This plan is to include wheel washing facilities, a restriction on construction & delivery traffic during the peak traffic periods and an agreed route to the development site. The approved Plan shall be implemented in full during the entire construction phase and shall reflect the measures included in the Construction Method Statement received.

           

27   Prior to the commencement of work on site a Travel Plan is to be first submitted to and approved in writing by the Local Planning Authority ( in consultation with the Local Highway Authority)

 

28   Submission of Watching Brief (where evaluation and mitigation will suffice)

       Prior to any demolition on the site, the commencement of the development hereby approved and any archaeological investigation, a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority.

      

29  Prior to any demolition on the site and the commencement of the development hereby approved, and following the approval of a Written Scheme of Investigation referred to in condition 27, a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation.

 

30  No development shall commence on site until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved in writing by the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the approved strategy have been completed.

 

31   Residential: No Conversion of Garage

       The garages, car-ports and drive throughs shown on the approved plans shall not be converted to provide additional living accommodation without the prior express planning consent of the Local Planning Authority.

      

32   Residential: Open Fronts/No enclosures

       Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 1995 and its subsequent amendments, no gate, fence, wall or other means of enclosure shall be erected, constructed or placed [between the dwelling(s) and the highway/within the curtilage/forward of the principle elevation/on the site] without the prior express planning consent of the Local Planning Authority.

      

33   Prior to the first occupation of any of the dwellings on the site, a final certificate certifying that the dwellings in question achieve Zero Carbon development shall be issued, proof of which shall be submitted to and approved in writing by the Local Planning authority.

 

34.  Prior to the commencement of the development hereby permitted, a road traffic noise assessment shall be carried out to identify the impact of road noise from Skimmingdish Lane on the proposed development. The report shall include any identified noise mitigation measures which shall also be submitted to and approved in writing by the LPA prior to the commencement of the development. The noise assessment shall include the necessary noise mitigation measures required to achieve the standards contained within BS 8233:2014 Guidance on Sound Insulation and Noise Reduction in buildings in respect of all the dwellings proposed. The noise mitigation measures identified and agreed in writing with the LPA shall be provided within the development in accordance with the approved details prior to the first occupation of any dwelling and retained thereafter.