Agenda item

To consider the above report.

The Committee considered a report relating to a Proposal of a Local Development Order (LDO) at Reaseheath College.

 

RESOLVED

 

That for the reasons set out in the report the Local Development Order (LDO) be APPROVED subject to those conditions within the formal LDO Consent Order as follows:

General

 

1.    The LDO expires on 31st October 2031 (15 years after adoption). This means that all development that takes advantage of this LDO provision must have commenced by this date. Any developments commenced within the area after this date will require the submission of a formal planning application. Development that has commenced under the provisions of the LDO can be completed in the event that the LDO is revoked, revised or expires. Development that has commenced under the provisions of the LDO can be completed following expiry of the LDO after the end of the 15-year period; provided it still complies with the established conditions and criteria for development. (Commencement is defined as the construction of a foundation trench as a minimum).

 

Reason: For clarity on the duration of the permitted development.

 

2.    Before commencement of development and in order to ensure compliance with the LDO, all proposals which seek to benefit from the provisions of the LDO must complete and submit to the Local Planning Authority the self-certification form attached to this Order (Appendix 2) together with the plans and documents highlighted below to assist with the discharge of the planning conditions. Due to its simplicity, LDO Site 5 only needs to submit the Self-Certification form and confirmation of external materials.

 

The Council will issue written confirmation of compliance (or non compliance) within 28 days of the receipt of the form or may issue a request for further information. Failure by the Local Planning Authority to issue a response or a request for further information within the set timescale will be seen as automatic acceptance of the proposal.

The plans and documents to be submitted must include the following:

 

§ A site layout plan to an appropriate metric scale;

§ Topographical survey of site showing existing and proposed finished levels; Detailed elevations and floor plans of all buildings to an appropriate metric scale.

§ A schedule of external facing materials;

§ A detailed landscaping scheme;

§ A comprehensive package of Arboricultural information in accordance with current BS 5837 guidelines, to include a tree survey no more than 12 months old, an Arboricultural impact Assessment and measures for the protection of retained trees?;

§ Construction management plan including full details of “reasonable avoidance measures” for protected species where applicable;

§ A scheme for all external lighting;

§ A scheme for the attenuation of surface water with accompanying pollution prevention measures;

§ A foul drainage discharge and treatment assessment; and

§ Required ecological survey for Site 6

 

Reason: In order that progress and compliance can be monitored and records can be kept of outcomes.

 

3.    The development hereby approved shall be carried out in full accordance with the adopted Reaseheath College LDO Strategic Design Statement and the development parameter plans contained therein (October 2016).

 

Reason: For the avoidance of doubt, in the interest of proper planning and responding to the character and appearance of the development and the surrounding area.

 

Construction Access

 

4.    Construction access to all campus based LDO Sites 1-5 shall only be permitted via the main Worleston/B5074 entry points to the College and no other routes. Further details, including construction time limits and treatment of noise and dust to be set out in the Construction Management Plan to be submitted with the Self-Certification Form prior to commencement.

 

Reason: In the interest of the amenity of nearby residents.

 

Drainage & Services

 

5.    Prior to the commencement of development or other operations being undertaken on site in connections with the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and/or machinery) a detailed service and foul and surface water drainage layout shall be submitted to and approved in writing by the Local Planning Authority (notwithstanding any additional approvals which may be required under any other legislation). Such layout shall provide for the long-term retention of the agreed trees on site. No development or other operations shall take place except in complete accordance with the approved service/drainage layout.

 

Reason: To ensure the adequate provision of drainage infrastructure and to ensure the continued wellbeing of the trees in the interests of the amenity of the locality.

 

6.    The service/drainage layout to ensure total separation of the foul and surface water drainage systems, with only foul water flows being allowed to emanate from the site and to communicate with the public sewerage system.

 

Reason: To comply with requirements of United Utilities Water Limited and to protect the security and safety of the public sewerage system.

 

Landscaping

 

7.    No development shall commence until there has been submitted to and approved by the Local Planning Authority a scheme of hard and soft landscaping for all the site indicating inter alia the positions of all existing trees and hedgerows within and around the site, indications of any to be retained together with measures for their protection during the course of development, also the number, species, heights on planting and positions of all additional trees, shrubs and bushes to be planted, boundary treatments, surfacing materials (including roadways, drives, patios and paths).

 

Reason: To secure a high standard of landscaping in the interests of the appearance of the development in the locality and in accordance with Policy BE.2 (Design Standards) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

 

8.    All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building or the completion of the development, whichever is sooner, and any trees or plants which within a period or five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.

 

Reason: To ensure that the approved landscaping scheme is efficiently implemented and subsequently maintained in the interests of the appearance the development in the locality and in accordance with Policy BE.2 (Design Standards), BE 7 (conservation areas) and BE9 (listed buildings) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

 

Environmental Protection

 

9.    No trees, shrubs or hedges within the site which are shown as being retained within the approved Strategic Design Statement (October 2016) shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without the prior written consent of the Local Planning Authority. Any trees, shrubs or hedges removed without such consent, or which die or become severely damaged or seriously diseased within five years from the occupation of any building or the development hereby permitted being brought into use shall be replaced with trees, shrubs or hedge plants of similar size and species until the Local Planning Authority gives written consent to any variation.

 

Reason: To ensure the continued wellbeing of the trees in the interests of the amenity of the locality.

 

10.  Prior to the commencement of development or other operations being undertaken on any individual LDO Site, a scheme for the protection of the retained trees shall be produced in accordance with BS5837:2012 (Trees in Relation to Design, Demolition and Construction: Recommendations), which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to that site, including trees which are the subject of a Tree Preservation Order currently in force. The scheme shall be submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in complete accordance with the approved protection scheme.

 

Reason: To ensure the continued wellbeing of the trees in the interests of the amenity of the locality.

 

 

 

11.  No operations shall be undertaken on any individual LDO site in connection with the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and / or widening or any operations involving the use of motorised vehicles or construction machinery) until the protection works required by the approved protection scheme for that site are in place. Furthermore, no excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within any area designated as being fenced off or otherwise protected in the approved protection scheme. All protective fencing shall be retained intact for the full duration of the development hereby approved for each LDO site and shall not be removed or repositioned without the prior written approval of the Local Planning Authority.

 

Reason: To ensure the continued wellbeing of the trees in the interests of the amenity of the locality.

 

12.  Prior to the commencement of development or other operations being undertaken on any individual LDO site in connection with the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and / or widening, or any operations involving the use of motorised vehicles or construction machinery) a detailed tree felling / pruning specification for that site shall be submitted to and approved in writing by the Local Planning Authority. No development or other operations shall commence on site until the approved tree felling and pruning works have been completed. All tree felling and pruning works shall be carried out in full accordance with the approved specification and the requirements of British Standard 3998(2010) Tree Works –Recommendations

 

Reason: To ensure the continued wellbeing of the trees in the interests of the amenity of the area.

 

13.  Prior to the commencement of development or other operations being undertaken on any individual LDO site in connection with the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and / or widening, or any operations involving the use of motorised vehicles or construction machinery) a detailed Arboricultural Method Statement shall be submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in complete accordance with the approved Method Statement. Such Method Statement shall include full details of the following:

 

a)    Implementation, supervision and monitoring of the approved Tree Protection Scheme

 

b)    Implementation, supervision and monitoring of the approved Tree Work Specification

 

c)    Implementation, supervision and monitoring of all approved construction works within any area designated as being fenced off or otherwise protected in the approved Tree Protection Scheme

 

d)    Timing and phasing of Arboricultural works in relation to the approved development.

 

Reason: To ensure the continued wellbeing of the trees in the interests of the amenity of the locality.

 

14.  No external lighting shall be installed within the boundary of the LDO sites unless in accordance with the approved Strategic Design Statement (October 2016) or other details that shall have first been submitted to and approved, in writing, by the Local Planning Authority. Such details shall include the location, number, luminance, angle of illumination and type of each luminaire or light source and a lux diagram showing the light spill from the scheme. The external lighting shall be installed, operated and maintained in accordance with the details thereby approved.

 

 

Reason: To safeguard residential amenity, wildlife, the character of the area and the setting of the Conservation Area.

 

Highways

 

15.  The development hereby approved for LDO Site 6 shall not be brought into use or occupied until full details of the proposed vehicular access has been approved by the Local Planning Authority and constructed in accordance with those details and shall thereafter be permanently retained.

 

Reason: To ensure that suitable access is provided in the interests of highway safety.

 

16.  A Travel Plan shall be submitted with the self-certification form for each individual development brought forward on LDO Site 6, monitored and reviewed annually for five years after initial occupation in close liaison with the Local Planning Authority. All other sites will be incorporated into the existing annual Travel Plan review for Reaseheath College Campus.

 

Reason: To ensure that the development can operate within the highway network and to promote sustainable modes of transport.

 

17.  No part of the development on LDO Site 6 hereby approved shall be brought into use or occupied unless provision has been made for the turning of vehicles and parking in accordance with details that shall have first been submitted to and approved, in writing by the Local Planning Authority. The provision made for the turning of vehicles and parking shall thereafter be permanently retained, kept free form obstruction and not used other than for the turning of vehicles.

 

Reason: To ensure that sufficient parking is provided to serve the approved development and ensure that vehicles enter and leave the highway in a forward gear in the interests of highway safety.

 

 

 

 

Ecology

 

18.  Prior to the removal of any vegetation or the demolition or conversion of buildings between 1st March and 31st August in any year, a detailed survey shall be carried out to check for nesting birds. Where nests are found in any building, hedgerow, tree or scrub or other habitat to be removed (or converted or demolished in the case of buildings), a 4m exclusion zone shall be left around the nest until breeding is complete. Completion of nesting shall be confirmed by a suitably qualified person and a report submitted to and approved in writing by the Local Planning Authority before any further works within the exclusion zone takes place.

 

Reason: To safeguard protected species in accordance with the NPPF.

 

19.  The consented development in LDO Sites 1, 3, 4 and 5 to proceed in strict accordance with the „Reasonable Avoidance Measures? detailed in section 8 of the Great Crested Newt Survey dated June 2016.

 

Reason: To safeguard protected species in accordance with the NPPF.

 

20.  If development within LDO Site 3 has not commenced by the end of July 2017 updated surveys for both bats and badgers are to be undertaken by a suitable experienced ecological consultant and a report submitted to the Local Planning Authority. The submitted report to include mitigation and compensation proposals designed to address any adverse impacts on these species identified as a result of the required surveys. Any agreed mitigation and compensation measures to be fully implemented.

 

Reason: To safeguard protected species in accordance with the NPPF.

 

21.  Prior to the commencement of any development within LDO Site 6, detailed surveys are to be undertaken for otter, water vole, badger, reptiles, bats and barn owls. The initial scope of these surveys are to be agreed with the Local Planning Authority and undertaken by a suitably experienced ecological consultant; taking full account of the implications of breeding seasons etc.

 

The submitted report to be agreed in writing with the Local Planning Authority is required to include mitigation and compensation proposals designed to address any adverse impacts on these species identified as a result of the required surveys. Any agreed mitigation and compensation measures to be fully implemented as part of the development.

 

Reason: To safeguard protected species in accordance with the NPPF.