Decision Maker: Development Panel
Decision status: Recommendations Approved
Is Key decision?: No
Is subject to call in?: No
Ward Councillor Alan Smith spoke against the application
The Agent, Stuart Woodall spoke in support of the application
The report recommended to grant permission subject to conditions.
The Senior Planning Officer went through the main issues as detailed in the report.
The existing property is modern with little architectural and historic value. Its grounds have fallen into dereliction with a mixed material front wall. The site is within the Conservation Area and there are no objections to the demolition works, subject to a satisfactory redevelopment scheme.
Principle of new housing
The development does not raise matters of the any extension of designated settlement limits boundaries. Cockermouth represents a sustainable location for additional housing growth and this site represents a sustainable location within walking distance of the town service and amenities.
The proposal offers a contribution to the smaller sized family house within the towns overall housing supply. Spatially each dwelling incorporates two off street parking spaces as well as their respective domestic curtilages. The site is modern in its surroundings; despite concerns over overdevelopment, the housing density is acceptable.
Layout is dictated by the access junction on St Helens St in securing the required visibility splays and the gradient of the site. The front terrace reflects the terracing elsewhere in the street scene with the detached houses recessed but creating a courtyard.
The design incorporates contemporary element but these overall retain the local characteristics of the conservation area. The design also limits any loss of amenity to neighbours.
The Senior Planning Officer went to explain that children on their way to school would be safeguarded by a condition restricting delivery hours in the construction management plan. In relation to flooding, this would be addressed by attenuation to reflect the Greenfield run off rates plus allowances for climate change.
Members noted the representations received in respect of the application, the main grounds of which were set out in the report.
Questions were asked of the speakers and officers and debate followed in relation to local infrastructure, cumulative development and car parking.
Councillor Tibble moved to approve the proposal, as per officer’s recommendation.
The motion was seconded by Councillor Munby.
A vote was taken on the motion, 10 voted in favour of the motion, 2 against and 0 abstentions.
The motion was carried.
Permission granted subject to conditions as per officer’s recommendation.
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: In order to comply with Section 91 of the Town and Country Planning Act 1990.
2. The development hereby permitted shall be carried out solely in accordance with the following plans:
Site Location Plan
1052 01 Existing Site Plan
1052 03 Rev B Proposed Plots 1-4
1052 04 Proposed Plots 5-8
1052 07 Drainage Plan
1052 08 Road Design
Amended Plan 1052-03D House Plans 14.02.19.pdf
Amendment Stage 1 Road Safety Audit 30.01.19.pdf
Amended Plan 1052-02I Planning Site Plan 22.214.171.124.pdf
Amended Plan 1052-09 Exceedance Plan 30.01.19.pdf
Additional Information 08.03.19.pdf
Reason: In order to ensure that the development is carried out in complete accordance with the approved plans and any material and non-material alterations to the scheme are properly considered.
3. No development shall take place until a Construction and Demolition Method Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall include the following:
(a) Traffic Management Plan to include all traffic associated with the development, including site and staff traffic, off-site parking, turning and compound areas;
(b) Hours of delivery ( allowing for exclusions during peak hours of school pedestrian movements)
(c) Procedure to monitor and mitigate noise and vibration from the construction and demolition and to monitor any properties at risk of damage from vibration, as well as taking into account noise from vehicles, deliveries. All measurements should make reference to BS7445.
(d) Mitigation measures to reduce adverse impacts on residential properties from construction compounds including visual impact, noise, and light pollution.
(e) A written procedure for dealing with complaints regarding the construction or demolition;
(f) Measures to control the emissions of dust and dirt during construction and demolition (including any wheel washing facilities);
(g) Programme of work for Demolition and Construction phase;
(h) Hours of working and deliveries;
(i) Details of lighting to be used on site;
(j) Highway signage/ Haulage routes.
(k) Drainage risk assessment method statement, No constructional built development shall be undertaken within 2.5m distance on the western side of the existing water main traversing along the eastern boundary of the application site without the written consent of the local planning authority
Reason: To safeguard existing water infrastructure on the application site.
The approved statement shall be adhered to throughout the duration of the development.
Reason: In the interests of safeguarding the amenity of the occupiers of neighbouring properties during the construction works of the development hereby approved, in compliance with the National Planning Policy Framework and Policy S32 of the Allerdale Local Plan (Part 1), Adopted July 2014 and in the interests of highway safety.
4. Prior to the commencement of any development (excluding demolition works), a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions (inclusive of how the scheme shall be managed after completion) shall be submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. In the event of surface water draining to the public surface water sewer, the pass forward flow rate to the public surface water sewer should be restricted to existing greenfield runoff for any storm event.
Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution.
5. The carriageway, footways and footpaths shall be designed, drained and lit to a standard suitable for adoption and in this respect further details, including longitudinal/cross sections, shall be submitted to the Local Planning Authority for approval before any part of the development hereby permitted is commenced. No work shall be commenced until a full specification has been approved. These details shall be in accordance with the standards laid down in the current Cumbria Design Guide. Any works so approved shall be constructed before the development is fully occupied.
Reason: To ensure a minimum standard of construction within the approved development in the interests of highway safety.
6. Foul and surface water shall be drained on separate systems.
Reason: To secure proper drainage and manage the risk of flooding and pollution.
7. No part of the development hereby permitted shall be constructed above ground floor level until details and representative samples of all external and roofing materials have been submitted to and approved by the Local Planning Authority. The development shall be constructed in accordance with the approved details.
Reason: To ensure a satisfactory standard of development for the external appearance of the approved scheme which is compatible with the character of the surrounding area including the setting of the Conservation Area in compliance with Policy S27 of the Allerdale local plan, in compliance with the National Planning Policy Framework and Policy DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.
8. Notwithstanding the submitted details, evidence of the siting, height and type of all means of enclosure/screen walls/fences/other means of enclosure shall be submitted to and approved by the Local Planning Authority prior to the construction of any dwelling above ground floor level. Any such walls/fences etc shall be constructed prior to the approved building being brought into use/occupied. All means of enclosure so constructed shall be retained and no part thereof shall be removed without the prior consent of the Local Planning Authority.
Reason: To ensure a satisfactory standard of development which is compatible with the character of the surrounding area and safeguard the amenity of neighbouring properties including the setting of the Conservation Area in compliance with Policy S27 of the Allerdale local plan (Part 1)
9. No part of the development hereby permitted shall be built above ground floor level until there has been submitted to and approved by the Local Planning Authority a scheme of hard and soft landscaping which shall include indications of all existing trees and shrubs on the site, and details of any to be retained, together with measures for the protection in the course of development. All planting, seeding or turfing comprised within the scheme shall be carried out in the first planting season following completion of the development and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with other similar size and species, unless otherwise agreed in writing by the Local Planning Authority.
Reason: In order to enhance the appearance of the development and minimise the impact of the development in the locality.
10. No dwellings shall be built above ground floor level until the access roads, as approved, are defined by kerbs and sub-base construction.
Reason: To ensure that the access roads are defined and laid out at an early stage as part of the construction phase of the layout of the approved estate.
11. Prior to the occupation of the development a sustainable drainage management and maintenance plan for the lifetime of the development shall be submitted to and approved in writing by the Local Planning Authority. The sustainable drainage management and maintenance plan shall include as a minimum:
a) Arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident's management company; and
b) Arrangements for inspection and ongoing maintenance of all elements of the sustainable drainage system to secure the operation of the surface water drainage scheme throughout its lifetime.
The development shall subsequently be completed, maintained and managed in accordance with the approved plan.
Reason: To ensure that management arrangements are in place for thesustainable drainage system in order to manage the risk of flooding and pollutionduring the lifetime of the development. This condition is imposed in light of policieswithin the NPPF and NPPG.
12. None of the dwellings hereby approved shall be occupied until visibility splays providing clear visibility of 43m (to the west ) and 81m (to the east) x 2.4 metres measured down the centre of the access road and the nearside channel line of the major road have been provided at the junction of the access road with the county highway. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order) relating to permitted development, no structure, or object of any kind shall be erected or placed and no trees, bushes or other plants which exceed 1m in height shall be planted or be permitted to grow within the visibility splay which obstruct the visibility splays.
Reason: To ensure an acceptable standard of highway access during the construction and operational use of the site, in compliance with the National
Planning Policy Framework and Policy S2 of the Allerdale Local Plan (Part 1), Adopted July 2014.
13. The dwellings hereby approved shall not be occupied until the vehicular access, parking and turning requirements have been constructed in accordance with the approved plan to base course level and street lighting has been provided and brought into use. The vehicular access, parking and turning provisions shall be retained and capable of use at all times thereafter and shall not be removed or altered without the prior consent of the Local Planning Authority.
Reason: To ensure a minimum standard of access, parking and turning provision when the development is brought into use.
14. Before any dwelling is occupied the existing access to the highway shall be permanently closed and the highway crossing and boundary shall be reinstated in accordance with details which have been submitted to and approved by the Local Planning Authority.
Reason: To minimise highway danger and the avoidance of doubt.
15. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or in any Statutory Instrument revoking or re-enacting that Order with or without modification) no development to the front elevation of the terrace facing onto St Helens Street falling within Classes A-H of Part 1 of Schedule 2 of the said Order shall be carried out without the prior written permission of the Local Planning Authority upon an application submitted to it.
Reason: The Local Planning Authority wishes to retain control over any proposed alterations/extensions in the interests of the appearance of the sites street frontage including the setting of the Conservation Area in compliance with Policy S27 of the Allerdale Local Plan (Part 1) 2014.
16. There shall be no vehicular access to or egress from the site other than via the approved access, unless otherwise agreed by the Local Planning Authority.
Reason: In the interests of highway safety and environmental management.
Report author: Shona Reid
Publication date: 02/04/2019
Date of decision: 02/04/2019
Decided at meeting: 02/04/2019 - Development Panel