14 WELLINGTON DRIVE, WYNYARD, TS22 5QJ
OUTLINE APPLICATION WITH SOME MATTERS RESERVED (LANDSCAPING, SCALE, APPEARANCE AND LAYOUT) FOR THE ERECTION OF UP TO 7 NO RESIDENTIAL DWELLINGS (USE CLASS C3) WITH ASSOCIATED ACCESS, INFRASTRUCTURE WORKS AND THE ERECTION OF A NEW GARAGE (DEMOLITION OF EXISTING GARAGE)
RESOLVED that planning application 17/2546/OUT be approved subject to the following conditions and informatives and subject to the applicant entering into a Section 106 Agreement in accordance with the Heads of Terms below;
01 The development hereby approved shall be in accordance with the following approved plan(s);
Plan Reference Number Date on Plan
2474 (PL) 05 G June 2018
2474 (PL)06 August 2017
2474 PL(02B) July 2017
LTP 2900/T1/01/01A August 2017
2474 (PL) 03 A June 2018
02. Reserved Matters - Time Limits
The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last reserved matters to be approved, whichever is the later
03. Reserved Matters - Time Period for submission
Application for the approval of reserved matters shall be made to the Local Planning Authority before the expiration of five years from the date of this permission.
04. Reserved Matters - Details;
Approval of the details of the scale, appearance and layout of the buildings and the landscaping of the site (the reserved matters), shall be in accordance with the details of a scheme to be submitted to, and approved by the Local Planning Authority before development commences.
05. General conformity;
The proposed siting of the dwellings hereby approved, to be submitted at reserved matters stage shall be in general conformity with drawing ref. (PL) 05 Rev G (Proposed Site Plan) date received 4th May 2018:
06. Design Code;
Prior to the submission of any Reserved Matters application(s), a Detailed Design Code shall be submitted to and agreed in writing with the Local Planning Authority. All applications for Reserved Matters approval shall thereafter be accompanied by a Design Statement which shall explain how the proposal conforms to the requirements of the approved Detailed Design Code.
Prior to the commencement of development, details of the existing and proposed levels of the site shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Thereafter the finished floor levels required for the individual plots shall be submitted to and approved in writing by the Local Planning Authority on a plot by plot basis as part of the reserved matters. Such a scheme shall indicate the finished floor levels and levels of the garden areas of the individual plot and adjacent plots. Development shall be carried out in accordance with the approved details.
Development shall not commence until a detailed scheme for the disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. Furthermore, prior to the commencement of development of individual plots, details shall be provided on a plot by plot basis relating to the disposal of foul and surface water from that individual plot and its connection to the wider drainage scheme. Thereafter the development shall take place in accordance with the approved details.
09. Sustainable surface water drainage scheme;
The development hereby approved shall not be commenced on site, until a scheme for 'the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details, The scheme shall include but not be restricted to providing the following details;
I. Detailed design of the surface water management system
II. A build program and timetable for the provision of the critical surface water drainage infrastructure outwith the individual plots
III. A management plan detailing how surface water runoff from the site will be managed during construction Phase
IV. Details of adoption responsibilities;
V. Management plan for the Surface Water Drainage scheme and any maintenance and funding arrangement;
The buildings hereby approved shall not be occupied until the approved 'Surface Water Drainage' scheme has been implemented and the approved scheme shall be maintained in accordance with the Surface Water Management scheme for the lifetime of the development.
10. Plot Boundaries;
No development on any individual plot shall commence until the boundaries of all the individual plots have been identified and demarcated on site in accordance with a scheme first submitted to and approved in writing by the Local Planning Authority. The scheme identifying and demarcating the plots shall thereafter be maintained as approved during the construction phase unless some variation is otherwise agreed in writing by the Local Planning Authority.
11. Recording of a heritage asset through a programme of archaeological works
A) No development shall take place/commence until a programme of archaeological work including a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1. The programme and methodology of site investigation and recording
2. The programme for post investigation assessment
3. Provision to be made for analysis of the site investigation and recording
4. Provision to be made for publication and dissemination of the analysis and records of the site investigation
5. Provision to be made for archive deposition of the analysis and records of the site investigation
6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
B) No development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A).
C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
12. 10% Renewables;
No development shall take place on each individual plot hereby approved until the Local Planning Authority has approved in writing a report provided by the applicant identifying how the predicted CO2 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations. Before the development is occupied the renewable energy equipment shall have been installed and the local planning authority shall be satisfied that their day-to-day operation will provide energy for the development for so long as the development remains in existence.
13. Construction activity;
No construction activity shall take place on the premises before 8.00 a.m. on weekdays and 9.00a.m. on Saturdays nor after 6.00 p.m. on weekdays and 1.00 p.m. on Saturdays (nor at any time on Sundays or Bank Holidays).
14. Unexpected Land Contamination;
In the event that contamination is found at any time when carrying out the approved development that was not previously identified, works must be halted on that part of the site affected by the unexpected contamination and it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken to the extent specified by the Local Planning Authority prior to resumption of the works. Following completion of measures identified in the approved remediation scheme, a verification report must be submitted in writing and approval by the Local Planning Authority.
No part of the development shall be occupied until vehicular and pedestrian access connecting each plot of the proposed development to the public highway and servicing provisions have been achieved to the satisfaction of the Local Planning Authority. In the interests of highway and pedestrian safety and in the interests of the visual amenity of the surrounding area
16. Shade assessment drawings;
Notwithstanding the submitted information, prior to the commencement of the development, shade assessment drawings detailing how the existing trees will impact upon the proposed residential dwellings shall be submitted and approved in writing by the Local Planning Authority. The hereby approved development shall be carried out in full accordance the findings of shade assessment drawings.
17. Ecological mitigation;
All ecological mitigation measures shall be carried out in accordance with the submitted ecological report prepared by Naturally Wild (September 2017) and shall be implemented in full in accordance with the advice and recommendations contained within the document.
18. Arboricultural method statement;
Notwithstanding the proposals detailed in the Design and Access Statement/ submitted plans no development shall commence until an Arboricultural Method Statement and Tree Protection Plan is approved in writing by the Local Planning Authority. This must be in close accordance with:
1. BRITISH STANDARD 5837:2012 Trees in relation to design, demolition and construction - Recommendations
2. NJUG Guidelines For The Planning, Installation And Maintenance Of Utility Apparatus In Proximity To Trees (Issue 2) - Operatives Handbook 19th November 2007
Any such scheme agreed in writing by the Local Planning Authority shall be implemented prior to any equipment, machinery or materials being brought to site for use in the development and be maintained until all the equipment, machinery or surplus materials connected with the development have been removed from the site.
HEADS OF TERMS
Contribution for affordable housing provision in line with the Councils formula or affordable off site provision
Offsite contribution to Highway infrastructure as the site will form part of the proposed housing allocations identified within the Wynyard Park and Wynyard Village area, contribute towards the identified mitigation measures on an equitable basis
Offsite open space contribution at Wynyard Woodland Park of £33,934.25
INFORMATIVE OF REASON FOR PLANNING APPROVAL
Informative 1: Working Practices
The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions
Informative 2: Reserved Matters
When submitting the application(s) for reserved matters; the reserved matters should include the
following details layout means the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development;
appearance means the aspects of a building or place within the development which determines the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;
scale means the height, width and length of each building proposed within the development in relation to its surroundings;
landscaping, means the treatment of land (other than buildings) for the purpose of enhancing or
protecting the amenities of the site and the area in which it is situated and includesó
(a) screening by fences, walls or other means;
(b) the planting of trees, hedges, shrubs or grass;
(c) the formation of banks, terraces or other earthworks;
(d) the laying out or provision of gardens, courts, squares, water features, sculpture or public art; and
(e) the provision of other amenity features;
Informative 3: Northumbrian Water Authority
The developer should develop their surface water drainage solution by working through the
Hierarchy of Preference contained within Revised Part H of the Building Regulations 2010.
Namely, Soakaway; Watercourse, and finally Sewer
If sewer is the only option the developer should contact Northumbrian Water to agree allowable
discharge rates & points into the public sewer network. This can be done by submitting a pre
development enquiry directly to us. Full details and guidance can be found at
https:www.nwl.co.uk/developers/predevelopment-enquiries.aspx or telephone 0191 419 6646
Informative 4: Surface water Drainage
Surface water discharges from this site shall be flow regulated to ensure that flooding problems elsewhere in the catchment are not exacerbated. The discharge rates from the site will be restricted to 5l/sec with sufficient storage within the system to accommodate a 1 in 30 year storm. The design shall also ensure that storm water resulting from a 1 in 100 year event plus climate change surcharging the drainage system can be stored on site without risk to people or property and without overflowing into drains or watercourse. Full Micro Drainage design files (mdx files) including the catchment plan and 3D topographical survey must to be submitted for approval. The flow path of flood waters exiting the site as a result of a rainfall event exceeding the 1 in 100 year event plus climate change should also be provided.
The layout of any proposed development and sustainable drainage system should be designed to mimic natural drainage flow paths, utilising existing natural low-lying areas and conveyance paths where appropriate. This means considering the existing blue / green corridors across the proposed site and utilizing the natural low-lying areas for the surface water management system for the development. To mimic natural catchment process as closely as possible, a "management train" is required, it is fundamental to designing a successful SuDS system, it uses techniques in series to reduce pollution, flow rates and volumes. The detailed design must show flow routes, SuDS component section, sub-catchments, discharge and flow control locations, storage features and how SuDS intergrate into the landscape
The FRA makes no reference to "Urban Creep", an allowance of 10% should be included within the detailed surface water drainage design
The developer will need to provide a detailed program including time table for the construction of the main surface water drainage infrastructure
The proposed development must not increase the risk of surface water runoff from the site or cause any increased flood risk to neighbouring sites. Any increase in surface water generated by the proposed development or existing surface water / groundwater issues on the site must be alleviated by the installation of sustainable drainage system within the site.
If the applicant proposes to discharge surface water into an ordinary watercourse or undertake works on the existing drainage ditch a land drainage consent will be required from the Lead Local Flood Authority (LLFA). A land drainage consent is separate application that could take up to 8 weeks for completion and no works on the watercourse can proceed until consent has been approved by the LLFA.
The updated guidance states the new allowances for climate change now require both +20% scenario and a +40% scenario. Therefore new surface water drainage scheme designed within the Flood Risk Assessment/Drainage Strategies require at least three sets of calculations;
1. 1 in 30 year event;
2. 1 in 100 year plus 20% climate change;
3. 1 in 100 year plus 40% climate change;
o Drainage systems can be designed to include a 20% allowance for climate change;
o A sensitivity test against the 40% allowance is required to ensure that the additional runoff is wholly contained within the site and there is no increase in the rate of runoff discharged from the site. It must be demonstrated that there are no implications to people from the increased flood hazard (volume between 20% and 40% allowance). It is crucial that the additional runoff from the 40% is contained within the site and does not contribute to an increased flood risk to people/property/critical infrastructure/third parties elsewhere.
o If the flows cannot be contained within the site without increasing risk to properties or main infrastructure a 40% allowance must be provided.
The applicant must consider local guidance detailed in the 'Tees Valley Local Standards for Sustainable Drainage'. It is recommended that the applicant contacts the Flood Risk Management Team at an early stage to discuss surface water management requirements and their proposed surface water drainage solution for this proposed development.
Informative 5: Access
The applicant will be required to enter into a s38 Agreement for the upgrading and subsequent adoption of the main access to the site.
Informative 6: Northern Gas
Northern Gas Networks has commented that there may be apparatus in the area that may be at risk during construction works and the application should contact directly to discuss any requirements in details. Should diversionary works be required these will be fully chargeable.
CONSTRUCTION OF NEW MULTI USE GAMES AREA
LAND EAST OF THE FORGE COMMUNITY RESOURCE CENTRE, CLIVE CRESCENT, NORTON
RESOLVED that planning application 18/1179/FUL be approved subject to the following conditions and informatives detailed below;
01 The development hereby approved shall be in accordance with the following approved plan(s);
Plan Reference Number Date on Plan
SBC0001 22 May 2018
SBC0002 22 May 2018
SBC0003 22 May 2018
A10576_01 4 July 2018
A10576_02 22 May 2018
02. No construction/building works or deliveries shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.
03. Prior to the commencement of the development hereby approved, the finishing materials/colour scheme and layout of the Multi Use Games Area shall first be submitted to and agreed in writing by the Local Planning Authority.
04. Notwithstanding the provisions of class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), there shall be no walls, fences, railings or other form of boundary enclosures (other than as approved by this permission) erected without the written approval of the Local Planning Authority.
INFORMATIVE OF REASON FOR PLANNING APPROVAL
The application does not include the provision of a lighting scheme. Should at any stage it be decided to incorporate lighting into the scheme this will require the benefit of planning permission. This application should include detailed plans including the specification of the proposed lighting, how the lighting will be managed and be supported by a light spillage report.
Japanese Knotweed has previously been found on part of the site. If any evidence is found during the construction of the development this shall be treated and managed in compliance with government guidelines set out by the Environment agency (Knotweed code of practice).
Informative: Working Practices
The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.