Agenda item

Consideration was given to planning application 24/1454/FUL Land Off Roundhill Avenue, Ingleby Barwick, Stockton-on-Tees.

 

Planning permission was sought for the erection of 12 dwellings on an allocated site off Roundhilll Avenue, Ingleby Barwick. The proposed application consisted of 10 houses and 2 bungalows which would be affordable.

 

The principle of development was considered acceptable 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 that would justify a refusal of the application. 

 

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 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 that 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 detailed within 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.

 

Since the officers report Members were informed that there had been amendments to conditions 2 and 15 which took in to account revised plans for the proposed bungalows, changing the type from M4(2) to M4(3) wheelchair user dwellings.

 

In addition, Natural England had agreed the appropriate assessment, therefore the recommendation was that Members could approve the application rather than be minded to approve as the officers original recommendation.

 

Officers also informed the Committee that since the report a written representation had been submitted in lieu of the objector attending the meeting which was read out to Members and appended to the officers report, the objections related to the following:

 

- Surface Water / Flooding / Drainage

- Design

- Road Safety / Traffic

 

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

 

- The applicant supported the officers recommendations to approve the application.

 

- Avant Homes provided quality homes in desirable locations.

 

- The application provided much needed bungalows with the design and materials consistent with the wider development on Copper Gardens, Ingleby Barwick.

 

- The site construction team would agree the Construction Management Plan with environmental officers ensuring the safety of existing residents on the wider site.

 

- The Applicant urged the Committee to support the application.

 

Officers addressed concerns which had been raised in the written representation which were summarised as follows:

 

- The site had been reviewed by the lead local flood authority who had no objections or concerns regarding the figures used and raised no objections.  They further commented that the majority of Stockton Borough was predominantly clay.  Northumbrian Water controlled the existing pump station which was used for foul waste and equally had raised no objections in relation to capacity.

 

- In terms of Contamination the Environment Agency and the Contaminated Land Officer had raised no objections. The material used was an inert material which had not been imported and was therefore not classed as a waste.  The CL:AIRE code of practice was for information and was good practice and not something the Council would enforce.

 

- In terms of design the houses matched similar neighbouring properties, and the proposed bungalows provided much needed affordable housing. 

 

- There was already provision of open space adjacent to the proposed site therefore no need to be provided on site, however there was an open space contribution for the additional 12 houses.

 

- The Highways Transport and Design Manager had no concerns in terms of highways safety or capacity.

 

A vote took place and the application was approved.

 

 

RESOLVED that Members approve planning application 24/1454/FUL 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.

 

1 Time Limit

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

 

2 Approved Plans

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

 

Plan Reference Number                             Date Received

c-2302-04                                                      19 August 2024

503/006                                                         19 August 2024

APP/0-001 Rev A                                         19 August 2024

APP/0-002 Rev A                                         19 August 2024

CAD/0-001 Rev A                                        19 August 2024

CAD/0-002 Rev A                                        19 August 2024

COO/DET/0-001.5 Rev A                           19 August 2024

COO/DET/0-002.5 Rev A                           19 August 2024

DAR/0-001.5 Rev A                                     19 August 2024

DAR/0-002.5 Rev A                                     19 August 2024

L2/DET/0-001 Rev A                                   19 August 2024

LEY/DET/0-001 Rev A                                19 August 2024

LEY/DET/0-002 Rev A                                19 August 2024

WEN/0-001 Rev A                                       19 August 2024

WEN/0-002 Rev A                                       19 August 2024

H77415-JNP-92-XX-DR-C-3008 P04       27 January 2025

COV/0-001                                                     7 January 2025

COV/0-002                                                     7 January 2025

H77415-JNP-92-XX-CA-1000 F                 7 February 2025

H77415-JNP-90-XX-DR-C-7101 P02        7 February 2025

SURFACE_WATER_MANAGEMENT_PLAN-2559437           14 February 2025

5198/12/01                                                     4 March 2025

5198-250 B                                                    4 March 2025

5198-200 A                                                    4 March 2025

           

 

3 Accessible and adaptable homes

Notwithstanding the submitted plans 7no of the proposed dwellings (58%) shall meet Building Regulation M4(2) and the two bungalows (17%) shall meet Building Regulation M4(3).

             

           

4 Energy Efficiency

Work shall be undertaken in accordance with the recommendations detailed in the submitted Energy Statement Reference Number: 008291 Issue: 1 Dated April 2024; unless otherwise agreed in writing with the local planning authority.

 

           

5 Protection of Hedgerows - Adherence to Recommendations

Works shall be undertaken in accordance with the submitted 'Arboricultural Method Statement inc. Impact Assessment Ref: ARB/CP/2783 dated July 2024.  This shall be adhered to in full.

           

           

6 Ecology and mitigation

The development hereby approved shall only be undertaken on site in accordance with the recommendations and mitigation as detailed in Section 6 of the submitted Ecological Appraisal by OS Ecology Limited Project 23258 (dated August 2024 Version 1).

             

           

7 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

           

 

8 Habitat and wildlife

As detailed in BS 3998:2010 Prior to work commencing, tree/hedges and its 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 (including the nesting habits of birds and the egg-laying habits of insects).

           

           

9 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 / unloading of plant / 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.

             

           

10 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 plan (5198-250B) 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.

           

 

11 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.

 

 

12 Open Access

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

             

 

13 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

             

           

14 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.

           

 

15 Affordable Housing

Notwithstanding the tenure as shown on plan 5198-200B, prior to the commencement of works an Affordable Housing Statement (AHS) shall be submitted and approved in writing by the local planning authority.  Work shall be undertaken in accordance with the agreed document.

 

 

INFORMATIVES

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.

 

HEADS OF TERMS

 

• Affordable Housing

• Employment and training

• Education: Contribution based on the standard formula

• Nutrient Mitigation

• Open Space Contribution