Agenda item

Consideration was given to planning application 22/1656/FUL Manor Farm , Back Lane, Egglescliffe, Demolition of agricultural buildings and erection of 4no dwellinghouses, together with landscaping.

 

The application sought planning permission for the creation of 4 dwellings with associated car parking and landscaping, along with the demolition of existing agricultural buildings.

 

The main planning considerations of the application were the compliance of the proposal with national and local planning policy, the impacts upon the character and appearance of the area, impact on heritage assets including listed buildings and the Egglescliffe Conservation Area, highway safety, flood risk, ecology and other material planning considerations.

 

There had been a number of objections to the application mainly relating to the traffic implications and highway safety and 3 letters of support had also been received. Concerns had been raised by the Highways Transport and Design Manager from a landscape standpoint and also the Historic Buildings Officer and these concerns had been considered in full within the report.

 

It was noted that the site benefitted from a previous approval for 12 dwellings which included the redevelopment of redundant farm sites for 12 no. dwellinghouses and restoration of listed building (ref; 15/1790/FUL). In 2020 permission was also granted for the erection of 4no. detached dwelling houses around the old hall and associated works with restoration of the Old Hall to include the erection of a single storey extension to side (ref; 20/2296/FUL). This latter consent was currently being implemented.

 

The impacts of the proposal had been considered against national and local planning guidance and the development as proposed was considered to be in line with general planning policies set out in the local Plan. The proposal was also considered acceptable in terms of highway safety, did not significantly adversely impact on the neighbouring properties, heritage assets (including listed buildings and the character of the conservation area), ecology, archaeology, flooding and was therefore recommended for approval with conditions as set out below.

 

The consultees that had been notified and the comments that had been received were detailed within the main report.

 

Neighbours were notified and the comments received were detailed within the main report.

 

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

 

The Planning Officers report concluded that it was recommended that the application be approved with conditions as detailed within the main report.

 

Supporters of the application attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows;

 

. The current farm buildings were not fit for modern working farms and much needed to be done to support farmers.

 

. Tasteful buildings would replace the old farm buildings.

 

. The original approved application had proposed more houses than this application; therefore, this application was a much better option.

 

. The development was a great use of a brown field site.

 

. Traffic concerns which had been raised during the construction phase could be managed effectively.

 

The Applicants Agent attend the meeting and was given the opportunity to make representation. His comments could be summarised as follows:

 

. A previous application on the site had been granted approval with more houses.

 

. Part of the application site was inside the limits to development.

 

. The selling of the new proposed homes would support funding for new farm buildings.

 

. The proposed buildings had been sympathetically designed to fit in with the surrounding area.

 

. There were no objections from Highways.

 

. Landscape loss would be minimal with no loss to hedges.

 

 

Members were given the opportunity to ask questions / make comments. These could be summarised as follows: -

 

. Clarity was sought in terms of public rights of way.

 

. The application was fully endorsed.

 

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

 

. There was no blocking of public rights of way.

 

A vote took place, and the application was approved.

 

RESOLVED that planning application 22/1656/FUL be approved subject to Natural England raising no objections to the proposed Nutrient Neutrality Mitigation and the following conditions and informatives. With the issuing of the final decision being  delegated to the Planning Services Manager.

 

01 Time Limit

The development hereby permitted shall be begun before the expiration of Three years from the date of this permission.

 

02 Approved Plans

The development hereby approved shall be in accordance with the following approved plan(s);

 

Plan Reference Number    Date Received        Details

21-20 P-100 REV A 9 June 2023  Site location plan

21-20 P-101 REV A 9 June 2023  Existing site plan

21-20 P-102 REV A 9 June 2023  Proposed site plan

21-20 P-107 REV A 9 June 2023  Plot 1

21-20 P-108 REV A 9 June 2023  Plot 2

21-20 P-109 REV A 9 June 2023  Plot 3

21-20 P-110 REV A 9 June 2023  Plot 4

 

03 Materials

Prior to the completion of the foundations of the hereby approved development, details of the materials to be used in the construction of the external walls and roof of the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved details.

 

04 Means of Enclosure (See informative 3)

Prior to installation, details of the means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. Such means of enclosure shall be erected before the development hereby approved is occupied.

 

05 Soft Landscaping

No development shall commence until full details of Soft Landscaping has been submitted to and approved in writing by the Local Planning Authority. This will be a detailed planting plan and specification of works indicating soil depths, plant species, numbers, densities, locations inter relationship of plants, stock size and type, grass, and planting methods including construction techniques for pits in hard surfacing and root barriers. All works shall be in accordance with the approved plans. All existing or proposed utility services that may influence proposed tree planting shall be indicated on the planting plan. The scheme shall be completed in the first planting season following:

 

(i) Commencement of the development;

(ii) or agreed phases;

(iii) or prior to the occupation of any part of the development;

and the development shall not be brought into use until the scheme has been completed to the satisfaction of the Local Planning Authority.

 

06 Tree Protection

Notwithstanding the proposals detailed in the Design and Access Statement/ submitted plans no development shall commence until an Arboricultural Method Statement and Tree Protection Plan is approved in writing by the Local Planning Authority. This must be in  close accordance with BS5837: 2012 Trees in relation to design, demolition and construction – Recommendations and NJUG Guidelines For The Planning, Installation And

 

Maintenance Of Utility Apparatus In Proximity To Trees (Issue 2) – Operatives Handbook 19th November 2007. Any such scheme agreed in writing by the Local Planning Authority shall be implemented prior to any equipment, machinery or materials being brought to site for use in the development and be maintained until all the equipment, machinery or surplus materials connected with the development have been removed from the site.

 

07 Landscaping hardworks

No development shall commence until full details of proposed hard landscaping has been submitted to and approved in writing by the Local Planning Authority. This will include all external finishing materials, finished levels, and all construction details confirming materials, colours, finishes and fixings. The scheme shall be completed to the satisfaction of the Local Planning Authority and in accordance with the approved details within a period of 12 months from the date on which the development commenced or prior to the occupation of any part of the development. Any defects in materials or workmanship appearing within a period of 12 months from completion of the total development shall be made-good by the owner as soon as practicably possible.

 

08 Ecology and mitigation

The development hereby approved shall only be undertaken on site in accordance with the recommendations and mitigation as detailed in Section 5 of the submitted Ecological Appraisal by Whitcher-Wildlife (reference no: 210881/2) dated 28th May 2022. In particular all vegetation clearance and building demolition should be carried out outside the nesting bird season which extends from March to September. If any of the vegetation or buildings are to be affected during the nesting bird season the works should be preceded by a thorough nesting bird survey carried out by a suitably experienced person. If an active nest is identified during this survey the nest should be left undisturbed until the young have fledged

 

09 Ecology Survey

If work does not commence within 2 years from the date of the submitted ecology survey, a maximum of three months before works commencing on site a suitably qualified ecologist shall undertake a checking survey to ensure that no protected species or their habitat are present on site. The results of the survey shall be submitted and approved in writing by the local planning authority and identify any additional or revised mitigation measures required

 

 

10 Habitat and wildlife

As detailed in BS 3998:2010 Prior to work commencing, the trees and surroundings should be assessed for the presence of protected species , some of which are subject to season- specific legislation. Any works should be planned so as to limit their potential adverse impact on wildlife generally. The timing of works should take account of the seasonal cycles of the species of fauna and flora concerned.

 

11 Biodiversity Net Gain;

Notwithstanding the submitted plans, prior to the commencement of the new development hereby permitted (excluding demolition works) a Biodiversity Gain Plan shall be submitted for approval in writing by the Local Planning Authority. The Biodiversity Gain Plan must contain, information about the steps that will be taken to minimise any adverse effect of the development on the biodiversity of the onsite habitat, and the site's pre and post- development biodiversity value, and how these gains will be incorporated within the landscaping details submitted as part of any reserved matters application. The works shall be implemented in accordance with the agreed details and any phasing programme. Such measures shall be retained thereafter for the lifetime of the development.

 

12 Foul and Surface Water Drainage

Development shall not commence until a detailed scheme for the disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with Northumbrian Water and the Lead Local Flood Authority. Thereafter the development shall take place in accordance with the approved details.

 

13 Recording of a heritage asset through a programme of archaeological works

A) No demolition/development shall take place/commence until a programme of archaeological work including a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:

1. The programme and methodology of site investigation and recording

 

2. The programme for post investigation assessment

 

3. Provision to be made for analysis of the site investigation and recording

 

4. Provision to be made for publication and dissemination of the analysis and records of the site investigation

 

5. Provision to be made for archive deposition of the analysis and records of the site investigation

6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

 

B) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A).

 

C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

 

14 Construction Traffic Management Plan

Prior to the commencement of development, a Construction Management Plan shall be submitted and agreed in writing with the Local Planning Authority and shall provide details of the routing of all HGVs movements associated with the construction phase, this shall address, parking for use during construction and measures to protect any existing footpaths and verges, vehicle movements, wheel cleansing, sheeting of vehicles. Work shall be undertaken in accordance with the agreed details.

 

15 Construction Environmental Management Plan

No part of the development hereby approved shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall set out, as a minimum, site specific measures to control and monitor impact arising in relation to noise and vibration, dust and air pollutants, land contamination, ecology It shall also set out arrangements by which the developer shall maintain communication with residents in the vicinity of the site, and by which the developer shall monitor and document compliance with the measures set out in the CEMP. The development shall be carried out in full accordance with the approved CEMP at all times.

 

16 Noise Attenuation

Noise Mitigation measures as detailed within the submitted report (Noise impact assessment 8872.1 29th July 2022 Revision A) shall be implemented in full and retained for the life of the building.

 

17 Grain Dryer

The grain dryer shall be dismantled prior to the first occupation of any residential properties associated with this application. Should the Grain dryer be re-sited elsewhere within the farm, the grain dryer and/ or any other noise making plant should be assessed in relation to the hereby approved and nearby existing residential properties in accordance with BS4142 and a noise report submitted to the local planning authority with full details of any additional mitigation. Any mitigation measures shall be fully installed prior to bringing the plant/grain dryer into use and thereafter, the agreed noise level shall not exceed those agreed within the validation assessment.

 

18 Preliminary Risk Assessment

No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

 

- A preliminary risk assessment which has identified all previous uses; potential contaminants associated with those uses; a conceptual model of the site indicating  sources, pathways and receptors and potentially unacceptable risks arising from contamination at the site.

 

- A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

- The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

- A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

This must be undertaken in accordance with the Environment Agencies "Land Contamination Risk Management" guidance (2020), and BS87576: Guidance in investigations for ground gases. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

19 Unexpected Land Contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified, works must be halted on that part of the site affected by the unexpected contamination and it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken to the extent specified by the Local Planning Authority prior to resumption of the works. Following completion of measures identified in the approved remediation scheme, a verification report must be submitted in writing and approval by the Local Planning Authority.

 

20 Construction working Hours

No construction/building works or deliveries associated with the construction phase of the development shall be carried out except between the hours of 8.00am and 6.00pm on Mondays to Fridays and between 9.00am and 1.00pm on Saturdays. There shall be no construction activity including demolition on Sundays or on Bank Holidays.

 

 

21 Permitted Development Rights

Notwithstanding the any of the provisions of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order), the buildings hereby approved shall not be extended or altered in any way, nor any ancillary buildings or means of enclosure erected within the curtilage without the written approval of the Local Planning Authority

 

22 Permitted Development Rights means of enclosure

Notwithstanding the provisions of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re- enacting that Order), unless agreed in writing when discharging condition 4 of this approval no gates, fences, walls or other means of enclosure shall be erected between the front,  side or rear walls of any dwelling without the written approval of the Local Planning Authority.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative 1 : Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.

 

Informative 2 : How to Satisfy the Foul and Surface Water Condition

The applicant should develop their surface water drainage solution by working through the Hierarchy of Preference contained within Revised Part H of the Building Regulations 2010. Namely Soakaway, Watercourse, and finally Sewer, If sewer is the only option the developer should contact Northumbrian Water to agree allowable discharge rates and points into the public sewer network. This can be done by submitting a pre planning enquiry directly to us. Full details and guidance can be found at https://www.nwl.co.uk/developers/predevelopment-enquiries.aspx or telephone 0191 419 6559.

 

Informative 3 Means of Enclosure

When developing the means of enclose for the plots, it should be noted that a typical high fence will not be acceptable and a low railings/post and wire fencing with hedges are preferred.

 

Informative 4 : Public Right of Way

Egglescliffe Foot Path No. 2 which is via the present farmyard gate should have safe access to the footpath at all times during construction.