Agenda item


Land South and Adj to Cascade Road, Hook Norton

Decision:

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

Minutes:

The Committee considered application 20/00286/F for the erection of 12no Passivhaus homes along with associated works including community building, landscaping, parking, vehicular and pedestrian accesses at land south and adjacent  to Cascade Road, Hook Norton for Hook Norton Community Land Trust.

 

Charlie Luxton and Cathy Ryan, Hook Norton Low Carbon Limited,  addressed the meeting in support of the application.

 

In reaching its decision the Committee considered the officer’s report and presentation, the addresses of the public speakers and the written update.

 

Resolved

 

(1)           That authority be delegated to the Assistant Director for Planning and Development to grant permission, subject to:

 

(i)             the receipt of satisfactory further information/discussion in regard to drainage and financial contribution (school and public transport) and

 

(ii)            the 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, to secure the following (and any amendments as deemed necessary):

 

a) Provision of 8 affordable home including local connection criteria

b) Provision of open space and details of management and maintenance arrangements

c) Provision of community centre

d) £106 per dwelling for bins

e) contributions towards expansion of Hook Norton Primary (TBC)

f) contributions towards bus service (TBC)

 

(iii)          the following conditions (and any amendments to those conditions as deemed necessary) and

 

CONDITIONS

 

Time Limit

 

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

         

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Plans

 

2.  Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents: Application forms and drawing numbers: TBC

         

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

 

Levels

 

3. No development shall take place until details of all finished floor levels in relation to existing and proposed site levels and to the adjacent buildings have been submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall be carried out in accordance with the approved levels.

         

Reason: In order to safeguard the visual amenities of the area in accordance with advice within Section 12 of the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

         

Land Investigation

 

4. 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.

         

Reason: To ensure that any ground and water contamination is adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Saved Policy ENV12 of the Cherwell Local Plan 1996 and Section 15 of the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

         

5. If contamination is found by undertaking the work carried out under condition 4, 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.

         

Reason:  To ensure that any ground and water contamination is adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Saved Policy ENV12 of the Cherwell Local Plan 1996 and Section 15 of the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

         

6. If remedial works have been identified in condition 5, the development shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 10. 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.

         

Reason: To ensure that any ground and water contamination is adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Saved Policy ENV12 of the Cherwell Local Plan 1996 and Section 15 of the National Planning Policy Framework.

 

Tree Method Statement

 

7. The development shall be undertaken in accordance with the Sylva Consultancy Arboricultural Report (ref: 20002).  Prior to the commencement of the development an Arboricultural Method Statement including the location of the tree protection fencing shall be submitted and approved in writing by the Local Planning Authority.  The development shall not be carried out other than in accordance with the approved details.

 

Reason:  To protect the trees which are retained on site in accordance with Policy BSC10 and ESD15 of Cherwell Local Plan 2011-2031 Part 1 and advice in the National Planning Policy Framework.

 

Footpath connections

 

8. Prior to the commencement of development above slab level full details of the proposed footpath connections to the sports and social club and Bourne View and Cascade Road shall be submitted and approved in writing by the Local Planning Authority.  The approved footpath connections shall be provided in accordance with the approved details prior to the first occupation of any building on the site and shall be retained as such thereafter.

 

Reason: To ensure the development is adequately connected to the surrounding parcels of land in accordance with Policies SLE4 and ESD15 of the Cherwell Local Plan (2011 - 2031) Part 1, the Hook Norton Neighbourhood Plan and Government guidance contained within the National Planning Policy Framework.

 

Stone sample panel

 

9. Prior to any construction of any building above slab level, a stone sample panel (minimum 1m2 in size) shall be constructed on site in natural stone and shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the dwellings shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel and shall be retained as such thereafter.

                    

Reason - To ensure that the development is constructed and finished in materials which are in harmony with the building materials used in the locality and to comply with Policy ESD15 of the Cherwell Local Plan (2011 - 2031) Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Timber cladding

 

10. Prior to the installation of any external timber cladding, sample of the proposed timber cladding, shall have first been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the occupation of any of the dwellings.

         

Reason: To ensure that the development is constructed and finished in materials which are in harmony with the materials used in the area and to comply with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Slate samples

 

11.Samples of the slates to be used in the covering of the roof of the buildings shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the building above eaves level.  The development shall be carried out in accordance with the samples so approved and shall be retained as such thereafter.

         

Reason: To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

         

Detailing

 

12. Notwithstanding the details shown on the approved plans, further details of the architectural detailing of the exterior of the development, together with the eaves and verge treatment, and details of the balconies and shades shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the building above slab level.  This shall also include details of privacy screens on the most easterly first floor balconies on northern and southern terrace. The development shall thereafter be carried out in accordance with the approved details prior to the first occupation of the development and shall be retained as such thereafter.

         

Reason: In order to safeguard the visual amenities of the area and achieve a high quality design and protect the amenity of neighbouring properties in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

13. Notwithstanding the details on the submitted plans, details of the construction, including cross sections, cill, headers, reveal and colour / finish of the proposed windows and doors to a scale of not less than 1:10 shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of that work. The development shall be carried out in accordance with the approved details and shall be retained as such thereafter.

         

Reason: In order to safeguard the visual amenities of the area and provide a high quality design in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Hard and soft landscaping

                    

14. Notwithstanding the details on the approved plans prior to any works above slab level, a revised 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 boundary treatments including their materials, appearance and height

 

a)    Detail of the hard surface areas including finish and appearance

         

The development shall be carried out in accordance with the approved landscaping scheme and the hard landscape elements and boundary treatments shall be carried out prior to the first occupation of the development and shall be retained as such thereafter.

         

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.

         

Reason: In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development, to protect the amenity of properties and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Management plan

 

15. Prior to the occupation of any part of the site a management plan for the use and operation of the community laundry and guest rooms demonstrating how they will remain ancillary to the proposed housing on the application site only and not separately let or sold shall be submitted and approved in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved management plan. 

 

Reason:  To ensure the uses remain ancillary to the housing development and to retain control over the use of these areas in the future in the interests of amenity and parking.

 

Parking and access

 

16. The proposed access and parking, turning areas shall be provided in accordance with the approved plans before first occupation of the development hereby permitted. The access, parking and turning facilities shall thereafter be retained for use in connection with the development for those purposes only.

         

Reason: In the interests of highway safety, to ensure the provision of adequate off-street car parking to comply with Government guidance in Section 12 of the National Planning Policy Framework.

 

17. Prior to the first occupation of any building a car parking management plan shall be submitted and approved in writing by the Local Planning Authority demonstrating that the parking serving the development will be retained on an unallocated basis for residents and not conveyed to separate individual properties.   Thereafter the parking areas shall be managed in accordance with the approved details.

 

Reason: To ensure the parking provision on the site is adequate to serve the needs of the development.

 

Cycle and bin stores

 

18. Prior to the first occupation of any building on the site the bin store enclosures and cycle stores shall be provided on site in accordance with the approved details and permanently retained as ancillary to development and used for no other purpose whatsoever.

         

Reason: In the interest of well planned development and visual amenity of the area and in order to encourage sustainable forms of travel in accordance with Policies SLE4 and ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Ecological protection and enhancement      

 

19. The proposed development shall be carried out in accordance with the recommendations outlined at Section 4.2 of the Cotswold Wildlife Surveys Preliminary Ecological Appraisal (Ref 3000-CWS-01) and in accordance with the biodiversity enhancements outlined in the Cotswold Wildlife Surveys letter dated 7th February 2020 submitted with the application. Thereafter, the biodiversity enhancement measures approved shall be carried out prior to occupation and retained in accordance with the approved details.

         

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage and secure a net gain in biodiversity in accordance with Policy ESD10 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Sustainable construction

 

20. The development shall be carried out in accordance with the principles and incorporate the technologies outlined in the approved ‘Sustainability and Energy Statement – Hook Norton Housing’ unless otherwise agreed in writing by the Local Planning Authority.

         

Reason: In the interests of environmental sustainability in construction in accordance with the requirements of Policy ESD2, 3 and 5 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Water efficiency

 

21. No dwelling shall be occupied until it has been constructed to ensure that it achieves a water efficiency limit of 110 litres person/day and shall continue to accord with such a limit thereafter.

         

Reason: In the interests of sustainability in accordance with the requirements of Policy ESD3 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Electric vehicle charging points

         

22. No development shall commence above slab level until a scheme for a system of ducting to allow for the future installation of electrical vehicle charging infrastructure to serve each dwelling or a scheme showing the provision of electrical vehicle charging points for each parking space has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details prior to the first occupation of any building.

 

Reason: To comply with Policies SLE 4, ESD 1, ESD 3 and ESD 5 of the Cherwell Local Plan 2011-2031 Part 1 and to maximise opportunities for sustainable transport modes in accordance with paragraph 110(e) of the National Planning Policy Framework.

 

 

Supporting documents: