Agenda item

Approved, subject to conditions

The Committee considered application 12/01611/F for the erection of 12 no. residential units comprising 2, 3 and 4 bed houses and 1 and 2 bed flats including new access road, ancillary drainage and garden shed/cycle storage to each unit.

In considering the application, members commended officers and the Parish Council for their tenacity in progressing the rural housing exception scheme which would help address the need for affordable housing in Steeple Aston.

In reaching their decision, the committee considered the officers’ report, written update and presentation.

Resolved

That application 12/01611/F be approved, subject to:

(a)               Completion of a Section 106 to ensure the site is used for affordable housing only, an appropriate tenure mix and nomination rights;

(b)               The submission of an acceptable amended layout showing repositioned parking spaces and field gate access;

(c)               The resolution of the provision and maintenance of the play equipment on the communal garden area/open space; and

(d)               The following conditions:

(1)               Time

(2)               Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the schedule of documents and drawings attached.

(3)               Prior to the commencement of the development hereby approved, samples of the stone, tile and slate to be used in the construction of the walls and roof 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.

(4)               Development shall not commence until a surface water and foul sewage drainage cheme and strategy detailing any on and/or off site drainage works, has been submitted to and approved 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 strategy have been completed. The approved surface water drainage scheme shall be carried out prior to commencement of any building works on the site and the approved foul sewage drainage scheme shall be implemented prior to the first occupation of any building to which the scheme relates.  All drainage works shall be laid out and constructed in accordance with the Water Authorities Association's current edition "Sewers for Adoption".

(5)               That 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 prior to the commencement of the development, and such means of enclosure, in respect of those dwellings which it is intended shall be screened, shall be erected prior to the first occupation of those dwellings.

(6)               A Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.  The CEMP shall include a phased travel plan and details of the measures to be taken to ensure construction works do not adversely affect residential properties on, adjacent to or surrounding the site and shall include details of the consultation and communication to be carried out with local residents.  Construction work shall thereafter be carried out in accordance with the approved CEMP.

(7)               Prior to the commencement of development full details of a lighting scheme shall be submitted to and approved in writing by the Local Planning Authority and prior to first occupation of the development, the lighting scheme shall be completed in all respects in accordance with the approved details, inclusive of parking courts, and maintained in a working order thereafter.

(8)               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 Oxfordshire County Council's "Conditions and Specifications for the Construction of Roads."

(9)               Prior to the first occupation of the development hereby approved, the existing means of access between the land and the highway shall be improved in accordance with drawing no. 17:07:12 and shall be formed, laid out and constructed strictly in accordance with Oxfordshire County Council’s guidance available at http://www.oxfordshire.gov.uk/cms/content/dropped-kerbs.

(10)          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.

(11)          That no surface water from the development shall be discharged onto the adjoining highway and a scheme to prevent this occurrence shall be submitted to and approved in writing by the Local Planning Authority and constructed prior to the commencement of building operations.

(12)          The development hereby permitted shall be carried out in accordance with the recommendation set out in the Abricon Extended Phase 1 Habitat Survey dated 3rd December 2012 unless otherwise agreed in writing by the Local Planning Authority or unless otherwise stipulated by conditions attached to this permission. 

(13)          That there shall be no removal of trees, scrub or hedgerows between  1 March and 31 August inclusive.

(14)          The carports shown on the approved plans shall not be enclosed and shall not be converted to provide additional living accommodation without the prior express planning consent of the Local Planning Authority. 

(15)          That, notwithstanding the provisions of Classes A to E (inc.) of Part 1, of the Town and Country Planning (General Permitted Development) (Amendment) (No 2) (England) Order 2008 and its subsequent amendments, the approved dwellings shall not be extended without the prior express planning consent of the Local Planning Authority.

(16)          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.

(17)          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.

(18)          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.

(19)          Prior to the commencement of the development hereby approved, full details of tree protection measures shall be submitted to and approved in writing by the Local Planning Authority, the details shall show the position and construction of a barrier fence preventing inadvertent damage to the rooting areas of the protected trees and those to be retained. The distances from the trees should be taken from recommendations provided in BS5837. Thereafter, the development shall be carried out in accordance with the approved details.

(20)          Prior to the commencement of the development hereby permitted, an intrusive investigation to characterise the risk from elevated vanadium contamination concentrations to human health, 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.

(21)          If an unacceptable risk from contamination is found by undertaking the work carried out under condition 20, 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.

(22)          If remedial works have been identified in condition 21, the development shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 21. 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.

(23)          Prior to the commencement of the development hereby approved full details of the provision, landscaping, treatment and equipment 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.