Agenda item

To consider the above application.

Councillor Janet Clowes (the Ward Councillor) and Councillor P W Jackson (on behalf of Wybunbury Parish Council) attended the meeting and addressed the Committee on this matter.

 

RESOLVED – That for the reasons set out in the report and written update, the application be APPROVED subject to conditions and completion of a Deed of Variation to a Section 106 Agreement on application 12/3114N to secure:

 

1.    Changes to reflect the latest plans, revised application number and any other relevant minor changes to the text.

 

And the following conditions:

 

1. Standard Outline

2. Submission of reserved matters

3. Plans

4. No approval for indicative layout

5. Submission / approval and implementation of a scheme to manage the risk of flooding from overland flow of surface water

6. The development shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) from RPS, ref. AAC4908 Issue 3 dated 25/06/2012 and the following mitigation measures detailed within the FRA

7. Submission / approval and implementation of a scheme is agreed to protect the watercourses and ponds on site and to provide a 5 metre wide undeveloped buffer zone around them measured from top of bank. The undeveloped buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping.

8. The watercourse channel and corridor shall be constructed in accordance with a scheme to include the following:

 

·         plans showing the extent and layout of the undeveloped buffer zone.

·         details of any proposed planting scheme (for example, native species).

·         details demonstrating how the undeveloped buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan.

·         The proposed river channel and corridor shall be constructed in accordance with a scheme to include the following features:

·         Detailed designs of new watercourse corridor within the site, which is fully integrated as part of overall scheme design, in such as way as to positively contribute to the nature conservation, landscape and amenity value of the site.

·         Plans showing the extent and layout of the undeveloped buffer zone between the new development and the stream.

·         This undeveloped buffer zone shall be a minimum of 5 metres wide measured from bank top. This zone shall be without structure and domestic gardens.

·         Details of planting schemes.

·         Details demonstrating how the buffer zone will be protected during development and managed/maintained over the long term.

 

9. Reserved matters to make provision for houses to face waterfronts and footpaths

10. The site shall be drained on a total separate system, with only foul drainage connected into the public foul sewerage system. Surface water should discharge to soakaway and or watercourse. No surface water will be allowed to discharge in to the public sewerage system.

11. Submission / approval and implementation of details of Sustainable Drainage Systems (SuDS).

12. The hours of demolition / construction of the development (and associated deliveries to

the site) shall be restricted to: Monday – Friday 08:00 to 18:00 hrs; Saturday 09:00 to 14:00 hrs; Sundays and Public Holidays Nil

13. All Piling operations shall be undertaken using best practicable means to reduce the impact of noise and vibration on neighbouring sensitive properties. All piling operations shall be restricted to: Monday – Friday 09:00 – 17:30 hrs; Saturday 09:00 – 13:00 hrs; Sunday and Public Holidays Nil

14. Submission approval and implementation of a piling method statement.

15. Submission approval and implementation of details of location, height, design, and luminance of any proposed lighting

16. Noise levels from any services plant shall be designed to be 10dB below the existing background noise level at the nearest residential property

17. Submission approval and implementation of noise mitigation measures for properties adversely affected by road traffic noise from Newcastle Road to provide for

the internal noise levels defined within the “good” standard within BS8233:1999.

provisions for ventilation that will not compromise the acoustic performance of any proposals whilst meeting building regulation requirements.

18. Submission / approval and implementation of dust mitigation during development.

19. Submission of revised Air Quality assessment to take into consideration Nantwich Road and mitigation against any impact

20. Submission of archaeological report

21. At least 10% of predicted energy requirements from decentralised and renewable or low-carbon sources, unless it can be demonstrated that this is not feasible or viable.

22. Provision of sustainable design strategy / plan

23. Submission of construction details for access / roads

24. Provision of access / roads

25. Provision of visibility splays of 2.0m x 43m in both directions at each of the access points.

26. Provision of parking

27. Submission of contaminated land report

28. Development to be in accordance with principles set out in Design and Access Statement

29. Submission of Statement Design principles to take into account, the Master Plan, the Parameters Plan and Phasing Plan and to include the principles for:

determining the design, form, heights and general arrangement of external

architectural features of buildings including the roofs, chimneys, porches and

fenestration;

determining the hierarchy for roads and public spaces;

determining the colour, texture and quality of external materials and facings for the walls and roofing of buildings and structures;

the design of the public realm to include the colour, texture and quality of

   surfacing of footpaths, cycleways, streets, parking areas, courtyards and other shared surfaces;

the design and layout of street furniture and level of external illumination;

the laying out of the green infrastructure including the access, location and

   general arrangements of the multi use games area, the children’s play areas and allotments;

sustainable design including the incorporation of decentralised and renewable or low carbon energy resources as an integral part of the development

ensuring that there is appropriate access to buildings and public spaces for the disabled and physically impaired.

30. Maximum number of units to be 360

31. Submission / approval and implementation of boundary treatment

32. Submission / approval and implementation of materials

33. Submission / approval of landscaping

34. Implementation of landscaping

35. Important hedgerows and trees to be retained and to be incorporated within reserved matters layout

36. Submission of tree and hedgerow protection measures

37. Implementation of tree and hedgerow protection measures

38. Replacement tree/hedge planting

39. Reserved Matters to include details of bin storage

40. Breeding Bird Survey for works in nesting season

41. Provision of bird boxes

42. Retention and enhancement of the on-site ponds

43. Submission / approval and implementation of Construction management plan

44. Retention of no.90 Stock Lane

45. Any future reserved matters application to be supported by a survey and   mitigation proposals

46. Provision and implementation of Travel Plan

47. Provision of new footway to Newcastle Road prior to first occupation

48. Prior submission of drainage plan for Dig Lane

 

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to the Head of Strategic & Economic Planning, in consultation with the Chairman (or in his absence the Vice Chairman) of the Strategic Planning Board, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.

 

Although the Strategic Planning Board has resolved to remove the conditions relating to 3 storey development, the inclusion of a wildlife corridor behind Dig Lane and bungalows backing on to existing bungalows on Stock Lane, the applicant should be aware that the Board will scrutinise any reserved matters application very carefully to ensure that an adequate standard of amenity is maintained for existing residents.

As such the applicant is advised to avoid three storey development within the site and siting multi-storey dwellings alongside the existing bungalows in Stock Lane and is advised to include a Wildlife Corridor to the rear of the properties on Dig Lane, to ensure that adequate separation distances are maintained between existing and proposed dwellings and drainage concerns mitigated. This advice is given without prejudice to the Board’s consideration of any formal reserved matters application.