Agenda item

The report to Committee explained that an application had been received to erect 8 semi-detached and 5 detached bungalows, associated highway works, access, car parking, landscaping and outdoor amenity space.  (Major Development) (Additional Information) at The Old Station, Station Road, Killamarsh, Sheffield for Mr T Rusling – Akroyd & Abbott.  The application had been referred to the Committee by Councillor S Clough, who had raised concerns about it.

                       

One objector exercised their right to attend the meeting and spoke against the application.

 

The agent exercised their right to attend the meeting and spoke in support of the application.

No supporter spoke in favour of the application.

 

Committee considered the application. In particular, it took into account the suitability of the proposal in the location in policy terms, its effect on the character of the site, as well as the amenity of neighbouring uses.

 

Members discussed the application. As part of this, they noted that it was a brownfield site and planning permission had originally been granted to build 14 houses on it. They discussed the reasons why the proposed development had changed and the suitability of the proposed bungalows in the context of neighbouring nineteenth century properties. They also heard about the provision of parking spaces and the possible impact on road safety and traffic congestion.

 

RESOLVED – That application number NED/19/00713/FL be approved in line with officer recommendations, with the final wording of conditions delegated to the Planning Manager - Development Management.

 

1          The development hereby approved shall be started within 3 years from the date of this permission.

 

2          The development hereby approved shall be carried out in accordance with the details shown on the following plans:-

            o          2801:0111-D Site Plan Layout

            o          2801:0112 Site Boundary Sections

            o          2801:0110 Site Location Plan

            o          2801:0108 revision C Levels Site Plan

            o          2801:0107 Site Sections and 3D View

            o          2801:0104 Proposed House Type A

            o          2801:0105 Proposed House Type B

            o          2801:0107 Proposed House Type C

            o          2801:0109 Proposed House Type D

            o          Flooding and Drainage assessment

            o          Phase 1 and 2 Engineering and Environmental Report

            o          Preliminary Ecological Appraisal Report

            Unless otherwise subsequently agreed through a formal submission under the Non Material Amendment procedures and unless otherwise required by any condition contained in this decision notice.

 

 3         Before the development hereby approved commences, a scheme to enhance and maximise employment and training opportunities during the construction stage of the project, including a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall then be implemented in full in accordance with the approved timetable.

 

 4         Before any above ground works commence, the following shall be submitted to and approved in writing by the Local Planning Authority:

            o          a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land,

            o          the details of any trees and hedgerows to be retained, together with measures for their protection during development,

            o          details of the removal of the existing chain link fence and concrete pots on the boundary with the Trans-Pennine Trail (TPT)

            o          a schedule of proposed plant species, size and density and planting locations including hedgerow enhancement details adjacent to the TPT

            o          an implementation programme.

 

 5         All planting, seeding or turfing in the approved scheme of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is the sooner. 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 others of similar size and species.

 

 6         Prior to the first occupation of the dwellings the boundary treatments shown on the approved drawings shall be erected and retained as approved thereafter.

 

 7         The development shall be carried out in accordance with the finished floor levels and finished ground levels shown on drawing 2801-0108 revision C.

 

 8         Before any above ground works starts, precise specifications (including the manufacturer, range and colour details where applicable) of the walling and roofing materials to be used shall be submitted to and approved in writing by the Local Planning Authority . The development shall then be carried out in accordance with the approved details.

 

 9         Construction works on site and deliveries to the site shall be undertaken only between the hours of 7:30 to 6pm Monday to Friday and 7:30 to 12pm on Saturday. There shall be no work undertaken on site or deliveries to the site undertaken on Sundays or public holidays.

 

10        Prior to the first occupation of the dwellings hereby approved a scheme of sound mitigation shall be submitted to and approved in writing the local planning authority. The scheme shall be designed following the completion of a sound survey undertaken by a competent person. The scheme shall take account of the need to provide adequate ventilation, which will be by mechanical means where an open window would not achieve the following criteria. The scheme shall be designed to achieve the following criteria with the ventilation operating:

           

            Bedrooms 30 dB LAeq (15 Minutes) (2300 hrs - 0700 hrs)

            Living/Bedrooms 35 dB LAeq (15 Minutes) (0700 hrs - 2300 hrs)

            All Other Habitable Rooms 40 dB LAeq (15 Minutes) (0700 hrs - 2300 hrs)

            All Habitable Rooms 45 dB LAmax to occur no more than 6 times per hour (2300 hrs - 0700 hrs)

            Any outdoor amenity areas 55 dB LAeq (1 hour) (0700 hrs - 2300 hrs)

           

            The scheme as approved shall be validated by a competent person and a validation report submitted to and approved in writing by the local planning authority. The approved scheme shall been implemented in full and retained thereafter.

 

11        No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following.

            a) Risk assessment of potentially damaging construction activities.

            b) Identification of "biodiversity protection zones".

            c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).

            d) The location and timing of sensitive works to avoid harm to biodiversity features.

            e) The times during construction when specialist ecologists need to be present on site to oversee works.

            f) Responsible persons and lines of communication.

            g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.

            h) Use of protective fences, exclusion barriers and warning signs.

            The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.

 

12        Prior to the commencement of work on site (including clearance of refugia piles, vegetation or groundworks), a Reptile Method Statement shall be submitted to and approved in writing by the Local Planning Authority. This shall include reasonable avoidance measures and a watching brief. The Method Statement shall be implemented in full and a short statement of compliance submitted at the end of site clearance works.

 

13        Prior any above ground works commencing, a Biodiversity Management Plan shall be submitted to and approved in writing by the Local Planning Authority to achieve a net gain in biodiversity in accordance with the NPPF 2019. Such approved measures shall be implemented in full and maintained thereafter. This management plan should provide details, but not limited to: wildlife friendly fencing, bat and bird boxes and their locations, native planting including hedgerow planting.

 

14        Prior to the commencement of development, including preparatory site clearance, a detailed badger survey for any recently excavated badger setts on the site or within 30 metres of the site boundary should be undertaken. The results and any appropriate mitigation/licensing requirements shall be submitted to and approved in writing by the Local Planning Authority for approval. Such approved measures must be implemented in full.

 

15        No removal of hedgerows, trees, shrubs other vegetation shall take place between 1st March and 31st August inclusive, unless a recent survey has been undertaken by a competent ecologist to assess the nesting bird activity on site during this period, and details of measures to protect the nesting bird interest on the site, have first been submitted to and approved in writing by the Local Planning Authority and then implemented as approved

 

16        There shall be no piped discharge of surface water from the development prior to the completion of surface water drainage works, details of which will have been submitted to and approved by the Local Planning Authority. If discharge to public sewer is proposed , the information shall include , but not be exclusive to :-

            a) evidence to demonstrate that surface water disposal via infiltration or watercourse are not reasonably practical;

            b) evidence of existing positive drainage to public sewer and the current points of connection; and

            c) the means of restricting the discharge to public sewer to the existing rate less a minimum 30 % reduction, based on the existing peak discharge rate during a 1 in 1 year storm event, to allow for climate change

 

17        No development shall take place until a detailed design and associated management and maintenance plan of the surface water drainage for the site, in accordance with the principles outlined within:

            a. Coda Structures (04/02/2020), Flooding & Drainage Assessment for the Proposed Re-Development of the Old Station, Station Road, Killamarsh, Revision A, including any subsequent amendments or updates to those documents as approved by the Flood Risk Management Team,

            b. And DEFRA's Non-statutory technical standards for sustainable drainage systems (March 2015),

            have been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved detailed design, prior to the use of the building commencing

 

18        Prior to commencement of the development, the applicant shall submit for approval to the Local Planning Authority details indicating how additional surface water run-off from the site will be avoided during the construction phase. The applicant may be required to provide collection, balancing and/or settlement systems for these flows. The approved system shall be operating to the satisfaction of the LPA, before the commencement of any works, which would lead to increased surface water run-off from site during the construction phase.

 

19        Before any other operations are commenced, space shall be provided within the site for storage of plant and materials, site accommodation, loading, unloading and manoeuvring of goods vehicles, parking and manoeuvring of employees and visitors vehicles, laid out and constructed in accordance with detailed designs first submitted to and approved in writing by the Local Planning Authority. Once implemented the facilities shall be retained free from any impediment to their designated use throughout the construction period

 

20        Throughout the period of development vehicle wheel cleaning facilities shall be provided and retained within the site. All construction vehicles shall have their wheels cleaned before leaving the site in order to prevent the deposition of mud and other extraneous material on the public highway.

 

21        The carriageway of Station Road and the proposed footway fronting the site shall be constructed in accordance with details first to be submitted and agreed, in writing, by the Local Planning Authority up to and including at least base level, prior to any above ground works commencing. The carriageways and footways shall be constructed up to and including base course surfacing to ensure that each dwelling prior to occupation has a properly consolidated and surfaced carriageway and footway, between the dwelling and the existing highway. Until final surfacing is completed, the footway base course shall be provided in a manner to avoid any upstands to gullies, covers, kerbs or other such obstructions within or abutting the footway. The carriageways, footways and footpaths in front of each dwelling shall be completed with final surface course within twelve months (or three months in the case of a shared surface road) from the occupation of such dwelling.

 

22        Highway' surface water shall be disposed of via a positive, gravity fed system (i.e. not pumped) discharging to an approved point of outfall (e.g. existing public sewer, highway drain or watercourse)

 

23        No dwelling shall be occupied until space has been laid out within the site in accordance with the application drawing for cars to be parked (spaced being of minimum dimensions 2.4m x 5.5m). Once provided, the spaces shall be maintained free from any impediment to their designated use for the life of the development

 

24        The proposed driveways to Station Road shall be no steeper than 1:14

 

25        Prior to first occupation, details of the proposed arrangements for future management and maintenance of the proposed street i.e. the unadopted section of Station Road and new footway fronting the development shall be submitted to and approved in writing by the Local Planning Authority. The street shall thereafter be maintained in accordance with the approved management and maintenance details.

 

26        Prior to first occupation of the dwellings a scheme for the storage of bins and collection of waste shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the first occupation and retained as such thereafter.

 

27        Prior to commencement of development hereby approved an investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

           

            (i) a survey of the extent, scale and nature of contamination;

           

            (ii) an assessment of the potential risks to:

            o human health,

            o property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

            o adjoining land,

            o groundwaters and surface waters,

            o ecological systems,

            o archeological sites and ancient monuments;

           

            (iii) an appraisal of remedial options, and proposal of the preferred option(s).

 

 

 

28        Prior to commencement of development hereby approved:

                       

            Where the findings of the site investigation and risk assessment indicate there is an unacceptable risk to human health and/or the environment a detailed remediation scheme to bring the site to a condition suitable for the intended use must be submitted, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

29        The dwellings hereby approved shall not be occupied until the approved remediation works required by 26 above have been carried out in full in compliance with the approved methodology. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority

 

30        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 in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with good practice guidance, and where remediation is necessary a remediation scheme must be prepared which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.