Source: http://democracy.allerdale.gov.uk/ieListDocuments.aspx?CId=10&MId=4555&Ver=4
Timestamp: 2019-06-25 09:51:18
Document Index: 3592091

Matched Legal Cases: ['art 1', 'art 1', 'art 1', 'art 1', 'art 1', 'art 1', 'art 1', 'art 1', 'art 1', 'art 1']

Allerdale Borough Council - Agenda for Development Panel on Tuesday 2nd April, 2019, 1.00 pm
Tuesday 2nd April, 2019 1.00 pm
To sign as a correct record the minutes of the meeting held on 05 February 2019
The minutes of the meeting held on 05 February 2019 were signed as a correct record.
2/2018/0372 - Demolition of existing dwelling and re-development to provide part residential development and part allotments (outline with all matters reserved), Land rear of Moor House, Marsh Terrace, Ellenborough, Maryport PDF 3 MB
View the decision for item 444.
2/2018/0542 - Demolition of existing bungalow and replacement with 8 dwellings, 74 St Helens Street, Cockermouth PDF 3 MB
View the decision for item 445.
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.
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.
A vote was taken on the motion, 10 voted in favour of the motion, 2 against and 0 abstentions.
Permission granted subject to conditions as per officer’s recommendation.
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 30.0.1.19.pdf
Amended Plan 1052-09 Exceedance Plan 30.01.19.pdf
Additional Information 08.03.19.pdf
Pre-commencment
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.
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.
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.
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.
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.
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.
2/2018/0551 - Outline application for B1 development including access junction, Land at Low Road, Cockermouth PDF 2 MB
The agent Michael Sandelands of HFT Gough & Co spoke in favour of the application.
The Planning and Building Control Manager went through the main issues as detailed in the report.
The proposal would make a positive and significant contribution in terms of further investment within Cockermouth and the creation of further employment opportunities.
The site is suitably located with an acceptable walk in distance of residential areas, connected by lit, segregated footways and a bus service.
The site is bordered by existing development, the bypass and Low Road. As such there is no significant visual amenity or landscape impact.
There are considerations of odours arising from the juxtaposition with the Water Treatment Plant. The impact is such that conditions and the layout reserved matters can respond to this issue and permission need not be withheld.
Access is not reserved for subsequent approval. The proposed highways arrangements are considered acceptable. The Highways Authority raises no objection.
The Building and Control Manager went on to explain to members that this proposal supports the objectives of the local plan and that the location is sustainable but with minimal visual impact. In terms of the development no alternative sites are available in Cockermouth. The Building and Control Manager then explained the cumulative impact of the proposal and that the site compliments the Town Centre.
In relation to noise from the development, the Environmental Protection Manager explained that the noise levels are acceptable.
Questions were asked of the speakers and officers and debate followed in relation to noise, traffic, and the need for this development.
Councillor Grainger moved to approve as per officers recommendation.
A vote was taken on the motion to approve the application, 9 voted in favour, 2 against and 1 absention.
1. Before any development commences details of the layout, scale and appearance and the landscaping of the site (thereafter called ‘reserved matters’) shall be submitted to and approved by the Local Planning Authority.
3. Any application for reserved matters of scale shall include plans showing the following:
4. The layout Reserved Matter shall be accompanied by an odour assessment to include location of each unit, dispersion modelling of odour from the waste water treatment plant and resultant odour levels at the proposed units.
Reason: To ensure a suitable standard of amenity is achieved for future occupiers of the site in compliance with the National Planning Policy Framework and Policy S32 of the Allerdale Local Plan (Part 1), Adopted July 2014.
5. As part of the submission of the layout reserved matters, the applicant shall submit to the local planning authority for approval in writing a survey to identify the location of any water main and drainage infrastructure within the site and details of the associated access, repair and maintenance strips agreed with United Utilities. Thereafter no development shall be sited within the agreed access, repair and maintenance strips.
Reason: In the interest of public health and to ensure protection of the public water supply and wastewater infrastructure.
6. The Reserved Matter for appearance shall be accompanied by a noise assessment that provides mitigation measures to safeguard the occupiers of the B1 units from noise from the sewage works and nearby highways and details of the ventilation systems proposed.
7. The development hereby permitted shall be carried out in accordance with the following plans:
12.07.771-01 Location Plan
C001 Rev B Proposed Site Access
Letter from SLR received 22 February 2019
Odour Assessment received 22 February 2019
8. The carriageway, footways and footpaths, cycleways etc. shall be designed, constructed, drained and lit to the satisfaction of the Local Planning Authority and, in this respect, further details, including longitudinal/cross sections, shall be submitted to the Local Planning Authority for approval before any works commence on site. 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.
9. The development shall not be commence until visibility splays providing clear visibility of 120 metres x 2.4 metres x 120 metres measured down the centre of the access road and the nearside channel line of the major road, and centre of the road where appropriate, 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.
10. Details of the pedestrian refuge as shown on drawing number C001 revision B shall be submitted to the Local Planning Authority for approval. The use of the development shall not be commenced until the pedestrian refuge has been fully installed in accordance with the approved details.
Reason: In theinterests of highway safety.
11. Ramps shall be provided on each side of every junction to enable wheelchairs, pushchairs etc. to be safely manoeuvred at kerb lines. Details of such ramps shall be submitted to the Local Planning Authority for approval before development commences. Any details so approved shall be constructed prior to the development being brought into use.
Reason: To ensure that pedestrians and people with impaired mobility can negotiate road junctions in relative safety.
12. Full details of the highway surface water drainage system shall be submitted to the Local Planning Authority for approval prior to development being commenced. Any approved works shall be implemented prior to the development being completed and shall be maintained operational thereafter.
Reason: in the interests of highway safety and environmental management in compliance with the National Planning Policy Framework and policy S2 and S29 of the Allerdale Local Plan (Part 1), Adopted July 2014.
13. No development shall commence until a sustainable surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be in accordance with the principles within the submitted Flood Risk Assessment reference D/I/D/87883/008 dated June 2017 and:
(i) Shall include an investigation of the full hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of the site conditions (inclusive of how the scheme shall be managed after completion) and the potential for infiltration of surface water in accordance with BRE365;
(ii) shall be designed to meet the requirements of the Non-Statutory
Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards;
(iii) no surface water, highway drainage or land drainage shall discharge to the public sewerage system either directly or indirectly; and
(iv) include a timetable for its implementation.
Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in compliance with the National Planning Policy Framework and Policy S2 and S29 of the Allerdale Local Plan (Part 1), Adopted July 2014.
14. No development shall commence until details of the means of ensuring water and wastewater infrastructure that is laid within and adjacent to the site boundary is protected from damage as a result of the development have been submitted to and approved by the Local Planning Authority in writing.
The details shall outline the potential impacts on the water and wastewater infrastructure from all construction activities and the impacts post completion of the development on the water and wastewater infrastructure within and adjacent to the site and identify mitigation measures to protect and prevent any damaged to the water and wastewater infrastructure. Any mitigation measures shall be implemented in full in accordance with the approved details.
15. 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, offsite parking, turning and compound areas;
(b) 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.
(c) Mitigation measures to reduce adverse impacts on residential properties from construction compounds including visual impact, noise, and light pollution.
(d) A written procedure for dealing with complaints regarding the construction or demolition;
(e) Measures to control the emissions of dust and dirt during construction and demolition (including any wheel washing facilities);
(f) Programme of work for Demolition and Construction phase;
(g) Hours of working and deliveries;
(h) Details of lighting to be used on site;
(i) Highway signage/ Haulage routes.
16. Prior to the commencement of the development, detailed mitigation measures for the prevention of pollution of controlled waters from operational surface water run-off shall be submitted to the Local Planning Authority for approval. The approved mitigation measures shall be implemented before the development is brought into use and shall be maintained and retained in operational use for the lifetime of the development.
Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in accordance with policies S29, S32, S35 and S36 of the Allerdale Local Plan (Part 1) 2014.
17. 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.
18. Should land affected by contamination be identified under the desktop study condition 17 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.
Before development’s first use
19. Should a remediation scheme be required under condition 18, the approved 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.
20. The use shall not commence until the access and parking arrangements have been constructed in accordance with the approved plan and layout reserved matters and shall be retained and be capable of use when the development is completed and shall not be removed or altered without the prior consent of the Local Planning Authority.
21. Foul and surface water shall be drained on separate systems.
Reason: To ensure proper drainage and to manage the risk of flooding and pollution.
22. 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.
United Utilities records show there is an easement affected by crossing the proposed development site which is in addition to our statutory rights for inspection, maintenance and repair. The easement dated 27/03/2018 UU Ref: 70/00016 has restrictive covenants that must be adhered to. It is the responsibility of the developer to obtain a copy of the document, available from United Utilities Legal Services or Land Registry and to comply with the provisions stated within the document. Under no circumstances should anything be stored, planted or erected on the easement width. Nor should anything occur that may affect the integrity of the pipe or United Utilities legal right to 24 hour access.
PIP/2019/0001 - Application for permission in principle for new residential development, Pine Trees PDF 2 MB
The applicants, Karen Law and Paul Boustead spoke in support of the application.
The Senior Planning Officer introduced the item confirming that members attended a site visit, and that members are only required to consider the principle of the development only, which could be a minimum of 1 dwelling or a maximum of 5 dwellings.
The Senior Planning Officer went on to explain that the principle is unacceptable due to the juxtaposition of the site to existing farming activities and the relationship of the site and its access to existing dwellings, and that the provision of homes would not outweigh the negatives from the proposal.
Questions were asked of the officers and debate followed in relation to settlement limits.
Councillor Armstrong moved to refuse the application as per officer’s recommendation.
The motion was seconded by Councillor Wilson.
A vote was taken on the motion, 10 voted in favour, 0 against and 2 abstentions.
Refused as per officer’s recommendation.
CAT/2019/0004 - Prune two trees, 12 Derwentside Gardens, Cockermouth PDF 2 MB
The application recommends that the section 211 notice for the works to the two trees is approved and no tree preservation order is made in respect of these trees.
The Planning and Building Control Manager presented the item, advising that this application is before the panel as the applicant is an officer of this Council.
Councillor Cockburn moved to approve the application.
The motion was seconded by Councillor Annison
A vote was taken on the motion, 12 voted in favour, 0 against, 0 abstentions.
Approved as per officers recommendation.