Agenda item

Consideration was given to planning application 23/2292/FUL Land Off Welwyn Road, Ingleby Barwick, Stockton on Tees.

 

Planning permission was sought for the erection of 345 dwellings and associated infrastructure and landscaping on an allocated site off Welwyn Way, Ingleby Barwick.

 

The proposed application consists of 339 houses and 6 bungalows, 69 of which would be affordable, equating to 20% affordable provision across the two sites.

 

The application had 13 letters of objection and one general observation. No fundamental objections had been raised by statutory consultees.

 

The principle of development was considered acceptable, and the application had been considered in full and it was not considered that the development would result in any significant conflict with the policies of the Local Plan and there were no technical reasons why the proposed scheme was unacceptable in planning terms and would justify a refusal of the application.

           

The consultees 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 development formed part of an allocated site in the local plan. It was considered that there were material benefits arising from the proposed development and there were not any adverse impacts from the proposed development that would significantly or demonstrably outweigh the benefits when assessed against the policies in the framework taken as a whole.

 

Other material considerations had been considered in detail and the development as proposed was considered to be acceptable in terms of visual impact and highway safety, it did not adversely impact on neighbouring properties, archaeology, ecology or flooding

 

For the reasons stated above and detailed in the report it was recommended that the application be Approved with Conditions and subject to the completion of a Section 106 Agreement as detailed within the Heads of Terms and the acceptance of the Appropriate Assessment.

 

Officers highlighted that there was an error in the report at paragraph 28 of the material planning considerations which should have read 1155 houses not 1185.

 

An objector attended the meeting and was given the opportunity to make representation. Their comments could be summarised as follows:

 

- Concerns were raised in terms of privacy to neighbouring properties.

 

- The views from the garden were like looking out over meadows, should the proposed development be approved residents would lose that meadow feel and it would also be detrimental to the neighbouring farm.

 

- A request was made that space was given between the proposed development and the existing home. Gardens butting up to each other would take away a small piece of tranquillity.

 

- There would also be a detrimental effect on wildlife such as the barn owls that were present within the vicinity of the proposed development.

 

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

 

- The applicant had been working closely with officers for a long time to come up with the best possible scheme.

 

- This was an allocated site with a good mix of homes.

 

- The proposed site connected well with footpath and cycle links and was in walking distance of local amenity.

 

- There was a net increase in biodiversity, as well has having an excellent landscape design.

 

- Construction would be short term.

 

- The applicant had worked hard with local people and wanted to make this site a place where people wanted to live with the intention of both developers having a lasting legacy with local people.

 

- Quality was a main driving force.

 

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

 

- In terms of separation distances between existing and the proposed properties, they met all necessary requirements.

 

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

 

- Concerns were raised in relation to the lack of bungalows on the proposed site.

 

- Some Members did not necessarily agree accessible and adaptable homes was the right way to go at the expense of bungalows.

 

- It was requested that a public right of way and flood management plan must be in place before any home was built.

 

- Clarity was sought as to whether hedgerows had been removed or had been planned to be removed?

 

- Brief debate was had in terms of the cost associated with an affordable bungalow.

 

- A request was made that footpaths be well lit.

 

- Members asked if the site trail and outdoor gym play construction could be brought forward to alleviate the inconvenience of that construction phase for residents.

 

- It was requested that the landscaping strategy was closely monitored as other housing developments within the vicinity had still not had their landscaping delivered.

 

- More green field sites had been taken away.

 

- Although the report had stated there was no significant impact on the local road network, anyone travelling on Thornaby Road or Low Lane would not agree.

 

- Clarity was sought as to the breakdown of the of mix of homes.

 

- Officers were asked to clarify if there was a public right of way.

 

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

 

- The government encouraged developments that kept people in their own homes, therefore the scheme included dwellings to be accessible and adaptable. The 6 proposed bungalows were suggested by the Councils housing team as an affordable product, however there was no policy requirement that bungalows must be built, some homes did however have to be accessible and adaptable allowing residents to remain there.

 

- The proposed site was flood zone 1 and complied with the necessary flood conditions.

 

- Officers confirmed that some hedgerows would be removed, however they would be replaced as detailed as part of a landscaping scheme within the officer’s main report. There would be open space provision, stop and play for recreation and woodland walks.

 

- The footpath on the proposed plan which linked to the adjacent site already had a streetlight.

 

- Accessible homes were not all about a downstairs bedroom, for example there may be no island in a kitchen area so wheelchairs could negotiate around the space. There may also be adequate space to put in a lift if required so there would be access to upstairs.

 

- In terms of the delivery of the site trail and outdoor gym play, Members were informed that there was a condition with a phasing plan.

 

- Officers confirmed that there would be a mix of 2 bed bungalows, 2 bed semidetached as well as a mix of 3 and 4 bed homes.

 

- It was confirmed that there was no public right of way on the site that would be affected by the development.

 

A vote took place and the application was approved.

 

 

RESOLVED that planning application 23/2292/FUL be approved subject to the following conditions and informatives and subject to the applicant entering into a Section 106 Agreement in accordance with the Heads of Terms below, and with the final decision to be delegated to the Planning Services Manager once agreement from Natural England is secured for the Appropriate Assessment.

 

 

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

1792-KEE-100 Rev M                                             21 November 2024

1792-KEE-102 Rev N                                             21 November 2024

1792-KEE-101 Rev N                                             21 November 2024

1477_100 Rev D Landscape Strategy                 6 November 2024

5010 201 REV 4 – Esthwaite                                19 November 2024

5220 REV 3 Padbury                                              15 December 2023

5250 REV 3 Seacourt                                             15 December 2023

5720 201 REV 2 – Winterbourne                         19 November 2024

1050 REV 2 Foxcote                                               15 December 2023

10700 REV 4 Kentmere                                          15 December 2023

1110 REV 3 Chelburn                                            15 December 2023

1200 REV 4 Bradshaw                                           15 December 2023

5360 REV 4 Killington                                            15 December 2023

1220 REV 4 Roundhill                                            15 December 2023

5180 REV 2Longford                                              15 December 2023

1420 REV 4 Jubilee                                    15 December 2023

1250 REV 4 Caversham                                         15 December 2023

1260 REV 4 Hoveton                                              15 December 2023

Hd_MA_End_R21G-901 Haldon                          30 August 2024

Hd_MA_End_R21G-904 Rev A Haldon              30 August 2024

Ga_MA_Sem_R21G-901 Rev B Galloway         30 August 2024

Ga_MA_Sem_R21G-904 Rev C Galloway         30 August 2024

Kg_MA_End_R21G – 901 Rev A Kingley           30 August 2024

Kg_MA_End_R21G – 904 Rev A Kingley           30 August 2024

Sh_MA_Det_R21G – 901 Rev C Sherwood       30 August 2024

Sh_MA_Det_R21G – 904 Rev D Sherwood       30 August 2024

Ba_MA_Det_R21G – 901 rev A Barndale           30 August 2024

Ba_MA_Det_R21G – 904 rev A Barndale           30 August 2024

Cd_MA_Det_R21G – 901 Charndale                  30 August 2024

Cd_MA_Det_R21G – 904 Charndale                  30 August 2024

Sa_MA_End_R21G – 901 Rev D Saunton         30 August 2024

Sa_MA_End_R21G – 904 Rev C Saunton         30 August 2024

BU_MA_DET_R21G 201 D – Burnham              15 November 2024

BU_MA_DET_R21G 210 C Burnham                  15 November 2024

BU_MA_DET_R21G 410 D Burnham                  15 November 2024

Ke_MA_END-R21G-901 Rev B Kennet              30 August 2024

Ke_MA_END-R21G-904 Rev A Kennet              30 August 2024

Ma_MA_Det_R21G-901 Rev A Marston 30 August 2024

Ma_MA_Det_R21G-904 Rev B Marston 30 August 2024

Gw_MA_End_R21G-901 Rev D Greenwood     30 August 2024

Gw_MA_End_R21G-904 Rev B Greenwood      30 August 2024

Bt_MA_Det_R21G – 901 rev A Brampton           30 August 2024

Bt_MA_Det_R21G – 904 rev B Brampton           30 August 2024

LaN_MA_DET_R21G - 901 Lancombe               30 August 2024

LaN_MA_DET_R21G – 902 Rev A Lancombe30 August 2024

LaN_MA_DET_R21G – 904 Rev B Lancombe30 August 2024

HoC_MA_DET_R21G – 901 Hollicombe 30 August 2024

HoC_MA_DET_R21G- 902 Rev A Hollicombe30 August 2024

HoC_MA_DET_R21G- 904 REV B Hollicombe30 August 2024

SeA_MA_DET_R21G – 901 Rev B Seacombe30 August 2024

SeA_MA_DET_R21G – 902 Rev B Seacombe30 August 2024

SeA_MA_DET_R21G – 904 Rev B Seacombe30 August 2024

HeY_MA_DET_R21G – 901 Rev A Heysham    30 August 2024

HeY_MA_DET_R21G – 902 Rev A Heysham    30 August 2024

HeY_MA_DET_R21G – 904 Rev B Heysham    30 August 2024

BrH_MA_Det_R21G – 901 REV A Broadhaven30 August 2024

BrH_MA_Det_R21G – 902 rev A Broadhaven   30 August 2024

BrH_MA_Det_R21G – 904 rev B Broadhaven   30 August 2024

TsD_MA_DET_R21G – 901 Torrisdale                30 August 2024

TsD_MA_DET_R21G – 902 Rev A Torrisdale    30 August 2024

TsD_MA_DET_R21G – 904 Rev A Torrisdale    30 August 2024

DET_AS-DR-A-9050_201 Single Detached Garage     15 December 2023

DET_AS-DR-A-9070_201 Double Detached Garage    15 December 2023

DET_AS-DR-A-9080_201 Triple Detached Garage      15 December 2023

END_AS-DR-A-9060_201 Single Attached Garage      15 December 2023

 

03 Phasing Plan

Prior to the commencement of development, a phasing plan shall be submitted to and approved by the Local Planning Authority which defines the areas to be developed by each developer (hereby referred to as Phases).

 

04 Garage to Plots

Notwithstanding the submitted plans, other than as shown on plans 1792-KEE-100 Rev M and 1792-KEE-101 Rev N, planning permission is not granted for the proposed triple garage to plots 37 - 39. Any alternative arrangement for the parking of vehicles (including structures) for Plots 37-39 shall be submitted and approved in writing by the Local Planning Authority prior to the commencement of foundations for Plots 37-39. Work shall be undertaken in accordance with the approved details.

 

05 Materials

No development shall commence above damp-proof course in a Phase of the hereby approved development, details of the materials to be used in the construction of the external walls and roofs of that Phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The Phase of the development shall be carried out in accordance with these approved details.

 

06 Landscaping - Hardworks

No development shall commence above damp-proof course in a Phase until full details of proposed hard landscaping in that Phase has been submitted to and approved in writing by the Local Planning Authority. This shall include:

 

•All highways and footways (roads, shared surfaces, private drives, property driveways and raised tables etc);

 

•Informal pedestrian footpath connections within the site boundary to the existing footpath network; and

 

•Maintenance access tracks to all SUDs and other service features requiring vehicular access.

 

This shall include all external finishing materials, finished levels, and all construction details confirming materials, colours, finishes and fixings. The scheme shall be completed within the Phase in accordance with the approved details. Any defects in materials or workmanship appearing within the Phase within a period of 12 months from completion of that Phase shall be made-good by the owner as soon as practicably possible.

 

07 Means of Enclosure

Notwithstanding the proposals detailed in the submitted plans, no development shall commence above damp proof course in a Phase until details of all means of enclosure within that Phase shall be submitted to and approved in writing by the Local Planning Authority. Such approved means of enclosure shall be erected before the dwelling(s) it related to or facilitates hereby approved is occupied.

 

08 Street Furniture/ Play Equipment and Trim Trail .

No development shall commence above damp-proof course until details of the proposed trim trail, street furniture including benches and play equipment shall be submitted to and approved in writing by the Local Planning Authority. Such equipment as agreed shall be installed in accordance with a phasing and delivery plan to be agreed in writing with the local planning authority.

 

09 Accessible and adaptable homes

Notwithstanding the submitted plans 240 of the proposed dwellings (70%) shall meet Building Regulation M4 (2).

 

10 Landscaping – Softworks

No development shall commence above damp proof course in a Phase until full details of Soft Landscaping in that Phase 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 tree 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 in that Phase shall be completed in accordance with a phasing programme to be agreed with the local planning authority and the development shall not be brought into use until the scheme has been completed to the satisfaction of the Local Planning Authority.

 

11 Protection of Trees –Adherence to Recommendations

Works shall be undertaken in accordance with the submitted ‘Arboricultural Method Statement/Impact Assessment (Ref: ARB/CP/3216 dated November 2024. This shall be adhered to in full and shall be subject to tree protection monitoring and site supervision undertaken by a suitably qualified tree specialist.

 

12 Landscape Management and Maintenance

No development shall commence above damp proof course until full details of proposed soft landscape management, and maintenance plan has been submitted to and approved in writing by the Local Planning Authority. The soft landscape management plan shall include, long term design objectives, management responsibilities and maintenance schedules, replacement programme for all landscape areas including retained vegetation, (other than small privately owned domestic gardens), maintenance access routes to demonstrate operations can be undertaken from publicly accessible land, special measures relating to the time of year such as protected species and their habitat, management of trees within close proximity of private properties etc.

 

The Maintenance Plan shall include for management of access points, footpaths and maintenance access tracks, including repairs, cutting back vegetation, etc.

 

Management of the existing ponds and watercourses, including removal of invasive species, silt clearance etc shall also be included in the plan.

 

This information shall be submitted to and approved in writing by the Local Planning Authority. Any vegetation within a period of 5 years from the date of from the date of completion of the total works that is dying, damaged, diseased or in the opinion of the Local Planning Authority is failing to thrive shall be replaced by the same species of a size at least equal to that of the adjacent successful planting in the next planting season.

 

Landscape maintenance shall be detailed for the initial 5 year establishment from date of completion of the total scheme regardless of any phased development period followed by a long-term management plan for a period of 20 years. The landscape management plan shall be carried out as approved

 

13 Protection of Highway

No development shall commence above damp proof course in a Phase until the Local Planning Authority has approved in writing the details of arrangements for the protection of the adopted highway, from tree root damage where trees are planted within 2 metres of the highway in that Phase

 

14 Discharge of Surface Water

Other than site preparation works, the development hereby approved shall not be commenced until a scheme for ‘the implementation, maintenance and management of a Sustainable Surface Water Drainage Scheme has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details, the scheme shall include but not be restricted to providing the following details;

 

I. Detailed design of the surface water management system; (for each phase of the development).

II. A build programme and timetable for the provision of the critical surface water drainage infrastructure;

III. A management plan detailing how surface water runoff from the site will be managed during the construction phase;

IV. Details of adoption responsibilities

 

15 Discharge of Surface Water

The building hereby approved shall not be brought into use until:-

 

I. Requisite elements of the approved surface water management scheme for the development, or any phase of the development are in place and fully operational to serve said building

II. The drawings of all Suds features have been submitted and approved in writing by the Local Planning Authority, the drawings should highlight all site levels, including the 30year and 100year+cc flood levels and confirmation of storage capacity

III. A Management and maintenance plan of the approved Surface Water Drainage scheme has been submitted and approved in writing by the Local Planning Authority, this should include the funding arrangements and cover the lifetime of the development

 

16 Culvert Design

No development within the 8m buffer to the watercourses shall take place until detailed designs for the culverted crossings have been submitted to and approved by the local planning authority. Specifically, the culvert design should:

 

•Aim to create a channel within any culvert that is as similar as possible to the “natural” channel in both structure and function.

 

•Ensure that any culvert does not destabilise the reach they sit within, avoiding scour and aggradation.

 

•Allow a natural bed throughout, taking into account upstream and downstream planform and channel grade.

 

•Ensure the continuation of sediment transport through any structure or realigned channel.

 

•Consider future changes to hydrology and how this may impact on sediment supply, channel dynamics and geomorphological processes (up and downstream of any structure or re-aligned channel).

 

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

 

A)Prior to the occupation of the development an Updated Project design, based off the recommendations of the post-excavation assessment (ASDU report 6168, received by the local planning authority on 18 October 2024), has been submitted to and approved by the local planning authority in writing.

 

B) No more than 50 dwellings shall be occupied until the post investigation analysis has been completed in accordance with the Updated Project Design approved under condition (A), and the provision made for publication and dissemination of results and archive deposition has been secured. This condition is derived from a model recommended to the Planning Inspectorate by the Association of Local Government Archaeology Officers

 

18 Noise Impact Assessment

 

The development hereby approved shall be undertaken in accordance with the recommendations as detailed in Section 9 (mitigation measures) and Section 10 (Acoustic Design Statement) of the submitted Noise Assessment (Ref NJD23-0189-002R dated November 2024), unless otherwise agreed in writing with the local planning authority.

 

19 Ecology and Mitigation

 

The development hereby approved shall only be undertaken on site in accordance with the Section 6 Recommendations (avoidance, mitigation and compensation) measures as detailed in the following reports;

•Ecological Impact Assessment (August 2024)

 

•Otter and Water Vole Survey (June 2024 )

 

•Breeding Bird Survey (August 2024)

 

•Badger Report (May 2024)

20 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

 

21 Habitat and wildlife

 

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

 

22 Construction and Environmental Management Plan (CEMP)

 

Prior to the commencement of the development in a Phase hereby approved, a detailed site-specific Construction Environmental Management Plan (CEMP) for that phase of the development shall be submitted to and be agreed in writing with the Local Planning Authority. This shall include details of all proposed excavations, piling, construction, machinery used (including location) and associated mitigations should be submitted in accordance with BS 5228:1997. This should also include all measures to be undertaken to protect habitats and wildlife during the construction phase of the development identified in the submitted ecology report including as a minimum

•details of precautionary working methods relating to otter and water vole

 

•details of pre-works check to be undertaken by a suitably qualified ecologist within 3 months of the start of works on site

 

•details of proposed habitat enhancements

 

Once approved the CEMP Plan shall be adhered to throughout the construction period.

 

23 Biodiversity Net Gain

 

The development hereby permitted shall be carried out in accordance with the submitted Biodiversity Net Gain Assessment Report Version 6 prepared by OS Ecology and dated October 2024 to ensure that there is a measurable net gain in biodiversity within a 30 year period as a result of the development and the Plan shall be implemented in full.

 

No development shall commence until a Biodiversity Management and Monitoring Plan to ensure that there is a measurable net gain in biodiversity within a 30 year period as a result of the development has been submitted to and agreed in writing by the Local Planning Authority. The Biodiversity Management Plan shall include 30 year objectives, management responsibilities, maintenance schedules and a methodology to ensure the submission of monitoring reports.

 

Monitoring reports will be submitted to the Council during years 2,5, 7, 10, 20 and 30 from commencement of development unless otherwise stated in the Biodiversity Management Plan, demonstrating how the BNG is progressing towards achieving its objectives, evidence of arrangements and any rectifying measures needed.

 

24 Travel Plan.

The Travel Plan (October 2024) shall be implemented and the development shall thereafter be carried out and operated in accordance with the approved Travel Plan.

 

25 Construction Management Plan

Notwithstanding the submitted details, no development shall take place in a Phase, until a Construction Management Plan for that Phase has been submitted to, and approved in writing by, the local planning authority. The Construction Management Plan(s) shall include as a minimum details of:

 

•the site construction access(es)

 

•the parking of vehicles of site operatives and visitors;

 

•loading and unloading of plant and materials including any restrictions on delivery times;

 

•storage of plant and materials used in constructing the development;

 

•the erection and maintenance of security hoarding including decorative displays and facilities for public viewing,

 

•measures to be taken, including but not limited to wheel washing facilities and the use of mechanical road sweepers operating at regular intervals or as and when necessary, to avoid the deposit of mud, grit and dirt on the public highway by vehicles travelling to and from the site;

 

•measures to control and monitor the emission of dust and dirt during construction;

 

•a Site Waste Management Plan;

 

•details of the HGVs routing including any measures necessary to minimise the impact on other road users;

 

•measures to protect existing footpaths and verges; and

•a means of communication with local residents.

 

The approved Construction Management Plan(s) shall be adhered to throughout the construction period.

 

26 Renewables or Fabric First

No development shall take place (with the exception of access road and site preparation works) in a Phase, until the Local Planning Authority has approved a report provided by the applicant identifying how the predicted CO2 emissions of that Phase of the development will be reduced by at least 10% through the use of on-site renewable energy equipment or design efficiencies. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations. Before the occupation of each dwelling in a Phase the renewable energy equipment or design efficiency measures for that dwelling shall have been installed so that their day-to-day operation will provide energy for the development for so long as the development remains in existence.

 

27 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.

 

28 Open Access

 

Open access ducting to facilitate fibre and internet connectivity shall be provided from the homes to the public highway

 

29 Bins/ Refuse

 

Prior to the occupation of each dwelling hereby approved each dwelling should be provided with the appropriate means of waste and recycling provision in accordance with the applicable Council standards

 

 

30 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.

 

31 Permitted Development Rights – Extensions and alterations

 

Notwithstanding the provisions of classes A, AA, B, C, D, and E 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.

 

32 Permitted Development rights - no garage conversions;

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended by the Town and Country Planning (General Permitted Development) (No.2) (England) Order 2015 (or any order revoking and re-enacting that Order), no integral garages shall be converted into part of the house and all other (detached or attached) garages shall remain available for the parking of vehicles, unless otherwise agree in writing by the Local Planning Authority.

 

33 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 shown on the approved means of enclosure plan no gates, fences, walls or other means of enclosure shall be erected between the front or side wall of any dwelling which the curtilage of the dwelling fronts or abuts.

 

INFORMATIVE OF REASON FOR PLANNING APPROVAL

Informative: 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 :Water Quality Permit Requirements –

You do not require a permit if you are only discharging uncontaminated surface runoff. If you intend to discharge to surface water for dewatering purposes, this may be covered by a Regulatory Position Statement (RPS) for water discharge activities. If you can comply with all the conditions within the RPS, then a permit is not required for this activity.

 

Please find the RPS conditions here: Temporary dewatering from excavations to surface water: RPS 261 - GOV.UK (www.gov.uk)

 

If any discharges do not fully comply with the RPS, then a bespoke discharge permit will be required.

Please find guidance on applying for a bespoke water discharge permit here: Discharges to surface water and groundwater: environmental permits - GOV.UK (www.gov.uk)

 

Informative: LLFA

If the applicant proposes to discharge surface water into an ordinary watercourse, there is a legal requirement to obtain consent from the Lead Local Flood Authority (LLFA) if the applicant intends to carry out any works in, over, under, or within 10meters of the watercourse, whether permanent or temporary. No works on a watercourse can proceed until written consent has been granted by the LLFA. A land drainage consent is standalone application that could take up to 8 weeks for determination. This is to ensure that any works do not endanger life or property by increasing the risk of flooding or cause harm to the water environment.

 

HEADS OF TERMS

•Affordable Housing

•Employment and training

•Education Contribution based on the standard formula

•Nutrient Mitigation and BNG