Agenda item

Consideration was given to planning application 22/2559/REM, 239 Oxbridge Lane, Stockton on Tees.

 

The Reserved Matters application sought planning permission for the appearance, landscaping, layout and scale for the erection of 2no dwellinghouses with detached garages.

 

An outline application at site (Ref: 19/1873/OUT) had been approved on 15th January 2020. The outline application sought permission for all matters reserved for the erection of 2no dormer bungalows with associated garages and private access road.

 

As outline planning permission had been granted for 2no residential dwellings on the site, the principle of development had been accepted and therefore the main considerations in determining the application were in relation to the detail of the reserved matters.

 

The site layout and the scale of the dwellings were comparable to that which was stipulated within the outline permission. Although the dwelling’s footprints had increased from the outline permission’s indicative site plan, their footprint was considered to be comparable to the surrounding pairs of semi-detached dwellings located on Merville Avenue and Grosvenor Road and their heights in line with controlling planning conditions within 19/1873/OUT. In addition to this, given the generous proportions of the site and revisions made to the scheme through the planning process, the site was considered to be able to comfortably accommodate the proposed pairs of dwellings and associated amenity spaces, access routes, hard landscaping and detached garages.

 

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 the application site benefited from outline permission for a dwellinghouse. Overall, it was considered that the proposed development was acceptable in terms of appearance, landscaping, layout and scale and it was considered that the site could satisfactorily accommodate the proposal without any undue impact on the amenity of any adjacent neighbours.

 

It was considered that the reserved matters were in general accordance with the National Planning Policy Framework and the Development Plan policies and therefore the recommendation was to approve the reserved matters application subject to the conditions set out in the report.

 

The Applicant was in attendance at the meeting in order to respond to any Member questions if needed.

 

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

 

. Officers’ recommendations in the outline planning application were contradictory to the report in front of Members today.  Details were given of the sizes of the dwellings. The development was too much because of its overall scale and the overbearing massing.

 

. Concerns were raised relating to the loss of trees and the increase in the dwelling sizes which was a lot from the original proposals.

 

. Neighbouring properties would be overlooked.

 

. A suggestion was made that a condition be included that parking spaces should be retained for the length of the development even though they were part of the host property.

 

. Concerns were raised over the construction plan as there wasn’t a condition around cleaning mud off construction vehicles.

 

. The blocked driveway would need to be re-constructed.

 

. Two trees had Tree Protection Orders’ however the report stated that Highways Officers said that the two trees could be retained.

 

. The Fire Officer had concerns about access.

 

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

 

. The original outline was for the indicative plans and were illustrative. Although the dwellings were larger than the indicative plans, Officers were still satisfied that the development would not have an impact on amenity and character. The development was more reflective of what was further down Oxbridge Lane as there were no other similar back land developments in that area.

 

. A condition could be added around the retention of car parking as well as the washing of construction vehicles if Members so wished.

 

Regarding the trees, the applicant had proposed re-planting plan, and this was considered acceptable.

 

. The Fire Officer had been consulted on the revised plans and the plans did meet the specifications the fire service required.

 

A vote took place, and the application was approved. 

 

RESOLVED that planning application 22/2559/REM be approved subject to the following conditions and informative:

 

01 Approved Plans

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

 

Plan Reference Number                                         Date Received

 

22.033-SA-ZZ-SP-DR-A-90-00 REV P2             16 February 2023

22.033-CAL-PLOT1-ZZ-DR-A-20-00_P2             09 May 2023

22.033-CAL-ZZ-SP-DR-A-90-01_P1                    11 September 2023

22.033 CAL-ZZ-SP-DR-A-90-02 P1                     06 October 2023

N1298-ONE-ZZ-XX-DR-L-0201                            02 November 2023

22.033-CAL-XX-XX-DR-A-20-00                          16 November 2023

22.033-CAL-XX-XX-DR-A-20-01                          16 November 2023

22.033-CAL-PLOT2-ZZ-DR-A-20-00_P3                         28 November 2023

 

02 Reserved Matters

Nothing in this permission other that relating to scale and appearance of the hereby approved detached dwelling and the detached garage, as detailed above shall be construed as discharging or varying the conditions attached to the previous permissions (19/1873/OUT), which remain in force and apply to this consent.

 

 

03 Permitted Development Rights – Extensions and Alterations

Notwithstanding the provisions of classes A, AA, B, C, D, E & F of Part 1 of the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 (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 otherwise agreed in writing with the local planning authority.

 

04 Hours of Construction

No construction activity shall take place on the site outside the hours of 8.00am - 6.00pm Monday to Friday, 8.00am - 1pm Saturday and nor at any time on Sundays or Bank Holidays.

 

05 Parking Spaces

The parking spaces as shown on drawing ref drawing 22.033-CAL-ZZ-SP-DR-A-90-01_P1, shall be maintained and retained as such for the lifetime of the development.

 

06 Materials

Construction of the external walls and roof shall not commence until details of the materials to be used in the construction of the external surfaces of the structures hereby permitted have been submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

 

07 Hard Landscaping

No hard landscaping works (excluding base course for access roads) shall commence until full details of proposed hard landscaping has been submitted to and approved in writing by the Local Planning Authority.

This shall include:

 

- All external finishing materials, finished levels, load bearing weights and all construction details confirming materials, colours, finishes and fixings. The scheme shall be completed to the satisfaction of the Local Planning Authority according to 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.

 

- Details of any street furniture and lighting. Such furniture shall be erected before the development hereby approved is occupied.

 

08 Planting Scheme

The proposed soft landscaping shall be in full accordance with the approved document N1298-ONE-ZZ-XX-DR-L-0201 submitted on 2 November 2023. The works shall be undertaken prior to occupation and any trees or plants which within a period of five years from the date of planting die, are removed, become seriously damaged or diseased shall be replaced in the next planting season with other similar size and species unless the Local Planning Authority gives written consent to any variation.

 

09 Removal of T1 Ash Tree and T3 Poplar Tree

Prior to the commencement of the approved development and in full accordance with the Tree Survey and Arboricultural Impact Assessment conducted by We Care Tree Care Arboricultural Services submitted on 16 December 2022, the trees covered by a Tree Preservation Order and labelled T1 Ash Tree and T3 Poplar Tree shall be removed in their entirety. All works must be undertaken to a high professional standard in accord with arboricultural best practice and in line with BS3998: 2010 Tree Work Recommendations.

 

10 Tree Protection Plan

The scheme for the protection of the remaining trees on site shall be carried out in accordance with the details within the Tree Survey and Arboricultural Impact Assessment conducted by We Care Tree Care Arboricultural Services submitted on 16 December 2022.

 

11 Servicing, refuse and recycling;

Notwithstanding the details submitted as part of the application and prior to the occupation of the development, details of the servicing arrangements, refuse and recycling facilities and on-going management shall be submitted to and approved in writing by the Local Planning Authority and be implemented in accordance with these agreed details.

 

12 Nitrate Mitigation

No development shall commence until the applicant has satisfactorily demonstrated to the Local Planning Authority that they have completed the purchase of the allocated Nutrient Credits via Natural England’s Strategic Mitigation scheme for the Tees Catchment.

 

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

 

Informative: Working Practices

The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.

 

Informative: Northern Gas Networks

There may be apparatus in the area that may be at risk during construction works and NGN require the promoter of these works to contact NGN directly to discuss their requirements in detail. Should diversionary works be required these will be fully chargeable.

 

Informative: Designing out Crime

The developer is encouraged to adopt the police security standard ‘Secured by Design’ and to make contact with Crime Prevention & Architectural Liaison at their earliest opportunity for any crime prevention/designing out crime input/advice. Further information on the police designing out crime initiative and my contact details are available at www.securedbydesign.com, or you can call the police non-emergency number (within the Cleveland Police Force Area) on 101 and ask for Gerard McBride.

 

Informative: Not in a Smoke Control Zone

Although the property is not within a smoke control area, we would informally request that the occupant complies with the following information in order to minimise the likelihood of complaints regarding smoke emissions:

 

- Burn authorised fuels- a list of these can be found on the following link http://smokecontrol.defra.gov.uk/fuels.php?country=e

 

- Install a DEFRA approved appliance; a list of these can be found on the following link http://smokecontrol.defra.gov.uk/appliances.php?country=e

 

- The appliance is to be installed by an approved contractor and certificates of the work to be submitted to the Local Authority.

 

Informative: Cleveland Fire Brigade

The developer is encouraged to adopt the standards of the Fire Brigade’s ADB Volume 1 13.1 into the development. Details can be found at the following link: https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/ 1124733/Approved_Document_B fire_safety volume_1_-_Dwellings 2019_edition_incorporating_2020_and_2022_amendments.pdf