Agenda item


Land Adj To Cotswold Country Club And South Of Properties On Bunkers Hill, Shipton On Cherwell

Decision:

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

Minutes:

The Committee considered application 18/01491/OUT, an outline application for the demolition of an existing club house, bowling club pavilion and ancillary store for the erection of 10 no. dwellings and access improvements (further to outline planning permission 14/02132/OUT, dated 8 April 2016) and having a lesser proposed cumulative floor area than that permission at Land Adj to Cotswold Country Club and South of Properties on Bunkers Hill, Shipton On Cherwell for Keble Homes Limited.

 

David Duthie, a local resident, addressed the committee in objection to the application.

 

Julian Philcox, agent for the applicant, addressed the committee in support of the application.

 

Resolved

 

That application 18/01491/OUT be approved and that authority be delegated to the Assistant Director of Planning Policy and Development to grant planning permission, subject to:

 

 i.                  Completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1991, in accordance with the summary of the Heads of Terms set in para 8.26 and 8.27 and;

 

ii.                  Conditions relating to the matters detailed below (the exact conditions and the wording of those conditions to be delegated to the Assistant Director for Planning Policy and Development).

 

iii.                  The following conditions:

 

Submission of Reserved Matters

1.                 No development shall commence until full details of the layout, scale, appearance and landscaping (hereafter referred to as reserved matters) have been submitted to and approved in writing by the Local Planning Authority.

 

2.                 In the case of the reserved matters, application for approval shall be made not later than the expiration of three years beginning with the date of this permission.

 

Commencement of Development

3.                 The development to which this permission relates shall be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matters to be approved.

 

Compliance with Approved Plans

4.                 Except where otherwise stipulated by condition, the application shall be carried out strictly in accordance with the application form and the following plans and documents: 392/17/PL1001 rev D, 392/17/PL1002 rev K, 392/17/PL1003, 392/17/PL1004 rev D , Design and Access Statement, Flood Risk Assessment, Preliminary Ecological Appraisal dated 5 January 2018 prepared by Cotswold Wildlife Surveys, and Transport Statement dated February 2018 prepared by HVJ Transport Ltd.

 

Pre-commencement Finished Floor Levels

5.                 Prior to the commencement of the development hereby approved, a plan showing full details of the finished floor levels in relation to existing and proposed site levels for the proposed dwellings 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.

 

Pre-commencement Arboricultural Method Statement

6.                 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 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.

 

Pre-commencement Arboricultural Site Supervision

7.                 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)

 

Pre-commencement Details of Services

8.                 Prior to the commencement of the development hereby approved, full details of all service trenches, pipe runs or drains and any other excavation, earth movement or mounding required in connection with the development, including the identification and location of all existing and proposed trees, shrubs and hedgerows within influencing distance of such services, 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.

 

Pre-commencement Open Space Details

9.                 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.

 

Pre-commencement Full details of Access

10.             Prior to the commencement of the development hereby approved, full details of the means of access between the land and the highway, 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.

 

Pre-commencement Visibility Splays

11.             Prior to the commencement of the development hereby approved, full details of the access vision splays, including layout and construction shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the proposed development, the vision splays shall be constructed in accordance with the approved details and the land and vegetation within the vision splays shall not be raised or allowed to grow above a maximum height of 0.9m above carriageway level.

 

Pre-commencement New Estate Roads

12.             Prior to the first occupation of any of the dwellings hereby approved, all of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, lit and drained in accordance with plans that have first been submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to first occupation of the development, construction shall commence in accordance with the approved details.

 

Pre-commencement Vehicle Tracking

13.             Prior to the commencement of the development, a plan, which must show that a refuse vehicle of not less than 11.6m in length can enter, turn in, and exit the development safely in forward gear, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to first occupation of the development, construction shall commence in accordance with the approved details.

 

Pre-commencement Drainage

14.             Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include:

• Discharge Rates

• Discharge Volumes

• Maintenance and management of SUDS features (this maybe secured by a Section 106 Agreement)

• Sizing of features – attenuation volume

• Infiltration in accordance with BRE365

• Detailed drainage layout with pipe numbers

• SUDS (list the suds features mentioned within the FRA to ensure they are carried forward into the detailed drainage strategy)

• Network drainage calculations

• Phasing

• No private drainage into the existing public highway drainage system

• No private drainage into the adoptable highway drainage system.

 

Pre-commencement Construction Traffic Management Plan

15.             Prior to the commencement of development, a construction traffic management plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, construction shall only commence in accordance with the approved details.

 

Pre-commencement Land Contamination: Desk Study/Site Walk Over

16.             Prior to the commencement of the development hereby permitted a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model shall be carried out by a competent person and in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11' and shall be submitted to and approved in writing by the Local Planning Authority. No development shall take place until the Local Planning Authority has given its written approval that it is satisfied that no potential risk from contamination has been identified.

 

Pre-commencement Habitat Boxes

17.             Prior to the commencement of the development hereby approved, full details of a scheme for the location of bat, bird, owl and invertebrate boxes shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the occupation of any building, the bat, bird, owl and invertebrate boxes shall be installed on the site in accordance with the approved details.

 

Pre-commencement Submission of Watching Brief

18.             Prior to any demolition and the commencement of the development 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.

 

Pre-commencement Staged Programme of Archaeological Evaluation

19.             Following the approval of the Written Scheme of Investigation referred to in condition 18, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), 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. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority.

 

Schedule of Materials

20.             Prior to the construction of the development above slab level, a schedule of materials and finishes for the external walls and roof(s) 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.

 

Landscaping Scheme

21.             Prior to the construction of the development above slab level, 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.

 

Thereafter, the development shall be carried out in strict accordance with the approved landscaping scheme.

 

Landscaping Implementation

22.             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.

 

Tree Retention

23.             a) No retained tree shall be cut down, 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.

 

b) 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.

 

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 date of the consent.

 

Land contamination: Intrusive Investigation

24.             If a potential risk from contamination is identified as a result of the work carried out under condition 16 prior to the commencement of the development hereby permitted, a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals shall be documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11' and submitted to and approved in writing by the Local Planning Authority. No development shall take place unless the Local Planning Authority has given its written approval that it is satisfied that the risk from contamination has been adequately characterised as required by this condition.

 

Land Contamination: Remediation Scheme

25.             If contamination is found by undertaking the work carried out under condition 24 prior to the commencement of the development hereby permitted, a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use shall be prepared by a competent person and in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11' and submitted to and approved in writing by the Local Planning Authority. No development shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

 

Land Contamination: Carry out Remediation

26.             If remedial works have been identified in condition 25 the development shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 25. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

 

Land Contamination not Previously Found

27.             If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

 

Refuse Bin Provision and Storage

28.             Prior to the first occupation of the development hereby approved, the appropriate number of refuse bins required in relation to the dwellings shall be provided.

Supporting documents: