Issue - meetings

Development Panel - FUL/2019/0246 - Bramble Lane Cottage, Blencogo, Wigton - Resubmission of FUL/2019/0092 for the erection of two detached dwellings

Meeting: 11/02/2020 - Development Panel (Item 349)

349 Development Panel - FUL/2019/0246 - Bramble Lane Cottage, Blencogo, Wigton - Resubmission of FUL/2019/0092 for the erection of two detached dwellings pdf icon PDF 255 KB

Minutes:

Application

 

The report recommended that members delegate approval and the ability to add an additional condition relating to broadband to the Planning and Building Control Manager.

 

The Planning and Building Control Manager introduced the item and then went through the main issues as detailed in the report.

 

Principle of Development

 

The scale of the development is considered commensurate to the size and role of Blencogo as a Limited Growth Village. The site is directly adjacent to the built envelope and within walking distance of the facilities Blencogo offers.

 

Landscape and Character

 

Blencogo is linear in form and characterised by frontage development of housing predominantly on an east-west axis with some agrarian development behind this frontage. The development extends this linear form beyond the existing built envelope but not markedly so. Natural landscaping on the eastern boundary will ensure assimilation and that there is not an unacceptable intrusion into the countryside either in overall landscape impact terms and the impact from sensitive receptors such as the public right of way connecting to Waverbridge to the east.

 

Highway Safety

 

On balance the proposed details are considered acceptable.

 

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 officers and debate followed relating to village amenity and growth.

 

Councillor Markley then moved the motion to approve as per officer recommendations.

 

The motion to approve was seconded by Councillor Grainger.

 

A voted was taken on the motion to approve, 10 voted in favour, 1 against and 0 abstentions.

 

Resolution

 

To delegate approval and the ability to add an additional condition relating to broadband to the Planning and Building Control Manager.

 

CONDITIONS

 

Time Limit:

 

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.

 

In Accordance:

 

2. The development hereby permitted shall be carried out solely in accordance with the following plans:

R.01 Plot 1

R.02 Plot 2

R.03 Site Plan

R.03a A2 Site Plan

R.04a A2 Location Plan

 

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.

 

Pre-commencement

 

3. No development shall commence until a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme must include:

(i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof).

This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water;

(ii) A restricted rate of discharge of surface water agreed with the local planning authority (If it is agreed that infiltration is discounted by the investigations); and

(iii) A timetable for its implementation.

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.

The approved scheme shall be fully implemented prior to the occupation of any of the dwellinghouses hereby approved.

 

Reason: A sustainable drainage system has been specified in the application and can be achieved in principle but no details have been provided. Sustainable proper drainage is required to manage the risk of flooding and pollution and to accord with the principles of sustainability in compliance with the National Planning Policy Framework and Policies S2 and S29 of the Allerdale Local Plan (Part 1), adopted July 2014.

 

4. No development approved by this permission shall commence until a desktop study has been submitted to and approved by the Local Planning Authority. Should the preliminary risk assessment identify any potential contamination which may affect human health, controlled waters or the wider environment, all necessary site investigation works within the site boundary must be carried out to establish the degree and nature of the contamination and its potential to pollute the environment or cause harm to human health. The scope of works for the site investigations should be agreed with the Local Planning Authority prior to their commencement.

 

Reason: To minimise any risk during or post construction works arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

5. Should land affected by contamination be identified under the desktop study condition 4 following site investigations which poses unacceptable risks to human health, controlled waters or the wider environment, no development shall take place until a detailed remediation scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme must include an appraisal of remediation options, identification of the preferred option(s), the proposed remediation objectives and remediation criteria, and a description and programme of the works to be undertaken including the verification plan.

 

Reason: To minimise any risk during or post construction works arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

During development and prior to occupation

 

6. Should a remediation scheme be required under condition 5, the approve strategy shall be implemented and a verification report submitted to and approved in writing by the Local Planning Authority, prior to the development (or relevant phase of development) being brought into use.

 

Reason: To minimise any risk during or post construction works arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

7. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. Development on the part of the site affected must be halted and a risk assessment carried out and submitted to and approved in writing by the Local Planning Authority.

Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the Local Planning Authority. These shall be implemented prior to the development (or relevant phase of development) being brought into use. All works shall be undertaken in accordance with current UK guidance, particularly CLR11.

 

Reason: To minimise any risk arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

8. No dwelling shall be occupied until the approved access, parking and manoeuvring facilities for that dwelling shown on drawing a R.03a A2 Site Plan are fully constructed. These approved facilities shall be retained for the lifetime of the development.

 

Reason: To ensure that proper access and parking provision is made and retained for use in relation to the development, in compliance with the National Planning Policy Framework and Policy S22 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

9. No development above the ground floor finished floor level of either dwelling shall commence until the external facing materials for that dwelling above that level have been submitted to and approved in writing by the local planning authority. The dwellings shall be constructed using the approved facing materials. For the avoidance of doubt the materials subject to approval are the facing stone, mortar, external cills and lintels, external doors, external door frames, external window frames, rainwater goods and roof covering.

 

Reason: To ensure that the appearance of the dwellings is appropriate in this edge of settlement location adjoining a sensitive visual receptor to accord with policy S33 of the Allerdale Local Plan 2014 Part 1 and due to the lack of detail about external materials within the application submission.

 

10. Before first occupation of either of the dwellings details of the hedge to be planted on the eastern boundary of the site shall be submitted to the local planning authority. The details shall also include a management regime for the maintenance of the hedge for the lifetime of the development. The hedge shall be planted in accordance with these details prior to the occupation of either dwelling approved and maintained thereafter in accordance with the approved management regime for the lifetime of the development.

 

Reason: To ensure that the appearance of the dwellings is appropriate in this edge of settlement location adjoining a sensitive visual receptor to accord with policy S33 of the Allerdale Local Plan 2014 Part 1 and due to the lack of detail about external materials within the application submission.

 

11. No construction activity associated with the approved development shall take place outside of the hours 07:30-18:00hrs Mon to Friday (excluding Bank and Public Holidays) and 08:30-13:00hrs Saturdays.

 

Reason: In the interests of the residential amenity of the occupiers of the three dwellings between the application site and the Village Hall and to accord with policy S32 of the Allerdale Local Plan 2014 Part 1.

 

Other

 

12. 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 falling within Classes A to E (inclusive) 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 given the edge of settlement location and visibility from sensitive visual receptors including the public footpath to the north and east and the A596 to the south and to accord with policy S33 of the Allerdale Local Plan 2014 Part 1.

 

13. 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 falling within Class A of Part 2 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 given the edge of settlement location and visibility from sensitive visual receptors including the public footpath to the north and east and the A596 to the south and to accord with policy S33 of the Allerdale Local Plan 2014 Part 1.

 

14. Prior to the first occupation of each dwelling, details for that dwelling shall be submitted to and approved in writing by the local planning authority of either:-

 a) Evidence that the applicant will provide onsite access to broadband infrastructure providers during the construction process to allow the providers to install the necessary broadband infrastructure; or

 b) Evidence, following contact with broadband infrastructure providers, that it is not practicably or viably possible to install broadband infrastructure to achieve superfast (as defined by Government standards) fibre broadband connectivity. 

 

Reason: To seek to secure sustainable superfast (as defined by Government standards) fibre broadband connectivity in accordance with policy SA33 of the modified Submission Draft of the Allerdale Local Plan Part 2 (2018).