Agenda item

Demolition of the existing social club building and the erection of 3 sustainable, detached, self-build homes, including associated alterations to the existing access. Site of the former Pilsley Miners Welfare Club, Rupert Street, Lower Pilsley, Chesterfield

 

(Planning Manager – Development Management)

 

Councillor A Cooper left the meeting at this point.

 

The report to Committee explained that an Application had been submitted for the demolition of a former social club building at Rupert Street in Lower Pilsley. Three sustainable, detached, self-build homes would be constructed and associated alterations would be made to the existing access to the site.

 

The Application had been referred to Committee by Local Ward Member, Councillor A Cooper, who had raised concerns about it.

 

Committee was recommended to approve the Application, subject to the conditions set out in the report.

 

The report to Committee explained why Members were asked to approve the recommendations. Officers had concluded that the proposed development would accord with relevant planning policies. The new houses would be in keeping with the character and appearance of the surrounding street scene. Officers believed that the proposed development would not be detrimental to neighbouring properties or the amenity of local people. 

 

Before Members discussed the Application those registered to speak were asked to address the Committee. Councillor A Cooper, speaking as Local Ward Member and J Worthy expressed concerns about it. The Applicants, G Hooper and J Hooper spoke in support of it.

 

Committee considered the Application. It took into account the relevant Planning Issues. It considered the Principle of Development and the site’s location outside but adjacent to the Settlement Limit of Pilsley on Previously Developed Land, within the countryside. Committee took into account the impact of the development on the character of the Area, the privacy and amenity of neighbouring properties and Highway Safety. It also took account ecological, drainage and land contamination issues and the impact on parking.

 

Members discussed the Application. They considered the location of the site adjacent to a Cricket Ground and the implications of this for the Cricket Club and the residents of the new properties, especially when Cricket matches were in progress. Members discussed and emphasised the importance of a good relationship between the Club and homeowners. They considered the safety arrangements that would be put in place and whether any additional measures might be required.

 

At the conclusion of the discussion Councillor P Elliot and Councillor and W Armitage moved a motion to approve the Application, in line with officer recommendations. The motion was put to the vote and was agreed.

 

RESOLVED -

 

(a)  That planning permission is conditionally approved in accordance with officer recommendations.

 

(b)  That the final wording of the delegations be granted to the Planning Manager (Development Management).

 

Conditions

 

1.     The development hereby permitted 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 following submitted plans, 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:

·       Drawing No PMWI-114 Rev 02 Site Cricket Mitigation Plan (published 12.10.2021)

·       Drawing No PMWI-109 Rev 02 Site Levels Plan (published 12.10.2021)

·       Drawing No PMWI-108 Rev 02 Site Boundary Plan (published 12.10.2021)

·       Drawing No PMWI-107 Rev 02 Proposed Landscape Plan (published 12.10.2021)

·       Drawing No PMWI-102 Rev 02 Proposed Site Layout Plan (published 12.10.2021)

·       Drawing No PMWI-113 Rev 01 Site Bat Mitigation Plan (published 20.08.2021)

·       Drawing No PMWI/101 Rev 01 Location Plan A3 (published 09.07.2021)

·       Drawing No PMWI/103 Rev 01 Street Scene/Site Sections (published 09.07.2021)

·       Drawing No PMWI/104 Rev 01 Proposed Plot No.1 House Plans & Elevations (published 09.07.2021)

·       Drawing No PMWI/105 Rev 01 Proposed Plot No.2 House Plans & Elevations (published 09.07.2021)

·       Drawing No PMWI/106 Rev 01 Proposed Plot No.3 House Plans & Elevations(published 09.07.2021)

·       Drawing No PMWI/116 Rev 116 Site Contamination Plan (published 09.07.2021)

·       Drawing No PMWI/111 Rev 01 Site Soil & Waste Drainage Plan (published 09.07.2021)

 

3.     The development hereby permitted consists of solely self-build dwellings as defined in the Custom Housebuilding Act 2015

 

4.     The three self-build dwellings hereby approved shall be occupied by the applicants for a minimum of 3 years after construction.

 

5.     The existing Hawthorn hedgerow to the east of the site adjacent to Rupert Street shall be retained throughout the lifetime of the development

 

6.     All planting, seeding and turfing shown on Drawing No PMWI-107 Rev 02 Proposed Landscape Plan (published 12.10.2021) 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

 

7.     The first floor window proposed in the north (facing) side elevation of the Plot 3 shall be fitted with obscure glazing and shall be of a non-opening design prior to the dwelling hereby approved being brought into use. The obscure glazing shall be installed in order to provide of level of obscurity at least equivalent to level(s) 3 on the Pilkington Glass scale and the glazing shall be retained as such thereafter.

 

8.     The facilities as shown within Drawing No PMWI/116 Rev 116 Site Contamination Plan (published 09.07.2021) shall be retained free from any impediment to their designated throughout the construction period.

 

9.     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.

 

10.Before any other operations are commenced the sites existing vehicular access to Rupert Street shall be modified in accordance with the application drawings and provided with visibility sightlines extending from a point 2.4 metres from the carriageway edge, measured along the centreline of the access, for a distance of 43 metres in each direction measured along the nearside carriageway edge. The area in advance of the visibility sightlines shall be retained throughout the life of the development free of any object greater than 1m in height (0.6m in the case of vegetation) relative to the adjoining nearside carriageway channel level.

 

11.The premises, the subject of the application, shall not be occupied until space has been provided within the site curtilage for the parking and manoeuvring of residents vehicles (each space measuring a minimum of 2.4m x 5.5m), located, designed, laid out and constructed all as agreed in writing with the Local Planning Authority and maintained throughout the life of the development free from any impediment to its designated use.

 

12.There shall be no gates or other barriers within 10m of the nearside highway boundary and any gates shall open inwards only, unless otherwise agreed in writing by the Local Planning Authority.

 

13.The modified access drive to Rupert Street shall be no steeper than 1:14 for the first 10m from the nearside highway boundary and 1:10 thereafter.

 

14.No part of the development shall be occupied until details of arrangements for storage of bins and collection of waste have been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the agreed details and the facilities retained for the designated purposes at all times thereafter.

 

15.Prior to the first occupation of the dwelling(s) hereby approved, any made ground on the site shall be removed or a contamination investigation and risk assessment of that part of the site shall be carried out by a competent person in accordance with current guidance and in accordance with a scheme which has been approved by the Local Planning Authority, to demonstrate that the site is suitable for the use herby approved. Where the site investigation and risk assessment shows that contamination remediation is required, a remediation scheme shall be prepared and submitted to the Local Planning Authority for written approval; the approved remediation scheme shall be implemented as approved and a verification report shall be submitted to and approved in writing demonstrating that the remediation has been carried out successfully prior to the first occupation of the [dwelling(s)] hereby approved.

 

16. Where any suspected areas of contamination are discovered during the development of the site, the process of site investigation and risk assessment as identified in condition 15 above shall be carried out by a competent person in accordance with current guidance and in accordance with a scheme which has been approved by the Local Planning Authority, to demonstrate that that part of the site is suitable for the use hereby approved.

 

17. In the event that it is proposed to import soil onto site in connection with the development, the soil to be imported shall be sampled at source and analysed in a laboratory that is accredited under the MCERTS Chemical Testing of Soil Scheme for all parameters previously agreed in writing with the Local Planning Authority, the results of which shall be submitted to and shall be approved in writing with the Local Planning Authority.

 

18. Licensing, mitigation and enhancement measures for bats detailed in Section 4 of the Bat Survey report (Armstrong Ecology, May 2021) and the Site Bat Mitigation Plan (Drawing no: PMWI/113 Rev. 01) shall be implemented in full and maintained thereafter, unless agreed in writing with the LPA or Natural England. A copy of the bat licence shall be submitted to the LPA once granted by Natural England.

 

19. No stripping, demolition works or vegetation clearance shall take place between 1st March and 31st August inclusive, unless preceded by a nesting bird survey undertaken by a competent ecologist. If nesting birds are present, an appropriate exclusion zone will be implemented and monitored until the chicks have fledged. No works shall be undertaken within exclusion zones whilst nesting birds are present.

 

20. The site shall be developed with separate systems of drainage for foul and surface water on and off site. The separate systems should extend to the points of discharge to be agreed.

 

21. 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.

 

22. Works on site and deliveries to the site shall be undertaken only between the hours of 7.30am to 6pm Monday to Friday and 7.30am to 12pm on Saturday. There shall be no work undertaken on site or deliveries to the site undertaken on Sundays or public holidays.

 

23. Prior to the first occupation of any of the three dwellings hereby approved the 2m high ball strike fence as shown withinDrawing No PMWI-114 Rev 02 Site Cricket Mitigation Plan (published 12.10.2021) shall be erected and be maintained throughout the life of the development

 

24. During cricket games there shall be no access to the parts of the Plot 1 and Plot 2 that remain in the ball strike zone as identified within Drawing No PMWI-114 Rev 02 Site Cricket Mitigation Plan (published 12.10.2021).

 

With the agreement of the Chair, Committee then recessed for lunch. Following the recess, Councillor A Cooper re-joined the meeting. Councillor M Foster entered the meeting. Councillor P Windley substituted for Councillor D Hancock for the remainder of the meeting.