Agenda item

Strood Rural Ward

Construction of a detached dwelling with associated landscaping works and new vehicle access to Upchat Road.

Discussion:

 

The Head of Planning outlined the application in detail, which was for the construction of a detached dwelling with associated landscaping works and new vehicle access to Upchat Road. The applicants had submitted this proposal for consideration under Paragraph 80 of the NPPF.  The latter set out to avoid isolated homes in the countryside unless one or more specific circumstances applied, including the design was of exceptional quality. The Head of Planning considered that the design met that test.

 

Members agreed this was an exceptional design which fitted in with the landscape extremely well and hoped that its design principles would apply to other buildings.

 

Decision:

 

Approved subject to the following conditions:

 

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

 

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended).

 

2)  The development hereby permitted shall be carried out in accordance with the  following approved plans:

 

Drawing numbers:

 

24 December 2021

21.026.200.00 Rev P0 - Proposed Lower Ground Floor Plan

21.026.200.01 Rev P0 - Proposed Ground Floor Plan

21.026.200.02 Rev P0 - Proposed Roof Plan

21.026.300.00 Rev P0 - Proposed Elevation A

21.026.300.01 Rev P0 - Proposed Elevation B

21.026.300.03 Rev P0 - Sectional Elevation D-D

21.026.300.04 Rev P0 - Sectional Elevation E-E

21.026.300.05 Rev P0 - Sectional Elevation F-F

2135/SK1 - Proposed Access

UD-PI10/TCP/1730-02 - Tree Constraints Plan

 

18 January 2022

 

21.026.100.03 P1 - Proposed Site Plan

21.026.300.02 P1 - Proposed Elevation C

21.026.300.06 P0 - Proposed Elevation G

 

26 May 2022

 

21.026.300.07 Rev P0 - Visibility Splays

 

7 September 2022

 

21.026.300.08 Rev P0 - Highways Section

 

Reason: For the avoidance of doubt and in the interests of certainty.

 

3)      The dwelling hereby approved shall not be occupied until, full details of a hard and soft landscape scheme have been submitted to and approved in writing for all areas. The submitted details shall include:

 

i.               All paving and external hard surfacing, lighting and services (including drainage), tree planting, minor artefacts and structures (seating, refuse receptacles and raised planters, pool). Soft landscape works, including details of all proposed additional planting, planting plans, tree positions, written specifications (including cultivation and other operations associated with grass, tree and planting establishment); schedules of plants, noting species, plant sizes, root treatments and proposed numbers/densities where appropriate.

ii.              Details for the design and specification of tree planting to enable healthy establishment at maturity. Information should provide details for the planting environment (including within soft and hard landscape as well as, raised planters).

iii.             An arboricultural method statement that addresses all hard and soft landscape works proposed within the root protection area of retained trees.

iv.            A timetable for implementation.

 

The development shall be implemented in accordance with the approved details and timetable and any trees or plants which are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species and me maintained in perpetuity.

 

Reason: To ensure a satisfactory external appearance and provision for landscaping and impact on the retained trees, in accordance with Policies BNE1, BNE6 and BNE43 of the Medway Local Plan 2003.

 

4)  Prior to the first occupation of the dwelling herein approved, a landscape management plan, shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include long term design objectives and maintenance schedules for the traverse and peninsular in particular and arrangements for implementation. The development shall thereafter be implemented in accordance with the approved details.

 

Reason: To ensure a satisfactory external appearance and provision for landscaping in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

 

5) No development shall take place above slab level until a sustainable construction method statement has been submitted to and approved in writing to the Local Planning Authority. This shall include information on all of the materials that are proposed in the construction as well as details in relation to the approach.  The development shall be constructed in accordance with the approved construction method statement.

 

Reason: Required prior to commencement to ensure the sustainability of the site in accordance with Policy BNE4 of the Medway Local Plan 2003.

 

6) No development above slab level shall take place until details of all materials to be used externally have been submitted to and approved in writing by the Local Planning Authority.  The development shall be implemented in accordance with the approved details.

 

Reason:  To ensure that the appearance of the development is satisfactory and without prejudice to conditions of visual amenity in the locality, in accordance with Policy BNE1 of the Medway Local Plan 2003.

 

7)   No development shall take place until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The Construction Environmental Management Plan shall include amongst other matters details of: hours of construction working; measures to control noise affecting nearby residents; dust control measures; pollution incident control and site contact details in case of complaints. The construction works shall thereafter be carried out at all times in accordance with the approved Construction Environmental Management Plan.

 

Reason: Required prior to commencement of development to enable the Local Planning Authority to manage such development in the interests of neighbouring amenity and precautionary ecological mitigation in accordance with Policies BNE2 and BNE37 of the Medway Local Plan 2003.

 

8)   Prior to the installation of any external lighting on the site, details of such lighting shall be submitted to and approved in writing by the Local Planning Authority. Details shall include height, position, external appearance, any shielding, light intensity, colour, spillage (such as light contour or lux level plans showing the existing and proposed levels) together with a report to demonstrate its effect on the landscaping of the site (including an overlay of the proposed lighting onto the site landscaping plans), the rural landscape, nearby residential properties, bats and of how this effect has been minimised. Any external lighting shall be implemented in accordance with the approved details.

Reason: In order to limit the impact of the lighting on the landscaping of the site, the surrounding landscape, nearby residents and wildlife and with regard to Policies BNE1, BNE2, BNE5, BNE25 and BNE39 of the Medway Local Plan 2003.

 

9)   No development shall take place until details of the steps and process that will take place in relation to the refurbishment of the Bell Tower are submitted to and approved in writing by the Local Planning Authority. These works shall then be carried out and in place on site prior to the occupation of the development.

 

Reason: To ensure that the historic features that are to be retained on site are made good and brought up to a standard suitable for this conservation area.

 

10)No development shall take place until details of the steps and process that will take place in relation to the refurbishment of the wall lights that sit on top of the main boundary wall pillars are submitted to and approved in writing by the Local Planning Authority. These works shall then be carried out and in place on site prior to the occupation of the development.

 

Reason: To ensure that the historic features that are to be retained on site are made good and brought up to a standard suitable for this conservation area.

 

11)No development shall take place until a management plan setting out how the public footpath will be managed for the period of construction (of both the dwelling and the access road) has been submitted to and approved in writing by the Local Planning Authority. This plan shall include details demonstrating how the footpath will remain open and available for public use throughout. The development shall be undertaken in accordance with the approved details.

 

Reason: To ensure that public footpath linking Lower and Upper Upnor remains available for use by the public at all times.

 

12)Prior to the occupation of development a maintenance plan for the upkeep and repairs (where necessary) for the listed boundary wall shall be submitted to and approved in writing by the Local Planning Authority. This approved plan shall then be implemented and maintained in perpetuity by the occupants of the dwelling.

 

Reason: To ensure that the appearance of the development is satisfactory and without prejudice to conditions of visual amenity in the locality, in accordance with Policies BNE1, BNE14 and BNE18 of the Medway Local Plan 2003.

 

13) No development shall commence (including site clearance) until a site wide ecological mitigation strategy, including measures for bats, reptiles, badgers, and hedgehogs has been submitted to and approved in writing by the Local Planning Authority. The mitigation measures shall be retained throughout the duration of the site clearance and construction phase of the development and thereafter the recommendations set out in the site wide ecological mitigation strategy shall be complied with.

 

Reason: In the interest of conserving protected species in accordance with Policy BNE39 of the Medway Local Plan 2003.

 

14) No development shall commence on site until the bat hibernation surveys within the WWII air raid bunkers (B1 and B3), as set out within the submitted ecological appraisal, have been carried out and submitted to and agreed in writing with the Local Planning Authority. All recommendations and requirements resulting from the surveys shall be implemented in full.

 

Reason: Required prior to commencement of development to ensure no irreversible detrimental harm to protected species in accordance with Policy BNE39 of the Medway Local Plan 2003.

 

15)  No development above ground floor slab level shall be undertaken until a statement demonstrating how the proposal will maximise biodiversity net gain on site and seek to achieve a minimum of 10% biodiversity net gain has been submitted to and approved in writing by the Local Planning authority. All the measures required to achieve the statement Biodiversity net gain level shall be undertaken prior to first occupation of the dwelling and shall thereafter be retained.

 

Reason: In the interests of enhancing biodiversity and to positively address concerns regarding climate change in accordance with paragraphs 154 and 179 the National Planning Policy Framework 2021.

 

16) If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted a method statement and obtained written approval from the Local Planning Authority. The Method Statement must detail how this unsuspected contamination shall be dealt with.

 

Reason: To ensure that the development is undertaken in a manner which acknowledges interests of amenity and safety in accordance with Policy BNE23 of the Medway Local Plan 2003 .

 

17)  The development shall be implemented in accordance with the measures to address energy efficiency and climate change as set out within the design and access statement, SAP Specification (submitted 24 Dec 2021), climate change statement (submitted 18 Jan 2022) and Additional Supporting Planning Statement (submitted 13 June 2022). 

 

Reason: In the interests of sustainability and to positively address concerns regarding climate change in accordance with paragraph 154 the National Planning Policy Framework 2021.

 

18)      Prior to first occupation of the development a verification report prepared by a suitably qualified professional shall be submitted to the Local Planning Authority confirming that all the agreed measures have been undertaken and will thereafter be maintained on site.

 

Reason: In the interests of sustainability and to positively address concerns regarding climate change in accordance with paragraph 154 the National Planning Policy Framework 2021.

 

19)      No development shall take place above ground floor slab level until details of the provision of electric vehicle charging points (at least 1) has been submitted to and approved in writing by the Local Planning Authority. Details shall include the location, charging type (power output and charging speed), associated infrastructure and timetable for installation. The development shall be implemented in accordance with the approved details and shall thereafter be maintained in working order.

 

Reason: In the interests of sustainability in accordance with paragraph 112e of National Planning Policy Framework 2021.

 

20)      The proposed residential unit shall not be occupied until the area shown on the submitted layout as vehicle parking space has been provided, surfaced and drained in accordance with details submitted to and approved in writing by the Local Planning Authority. Thereafter it shall be kept available for such use and no permanent development, whether permitted by the Town and Country Planning (General Permitted Development) Order 2015 (or any other amending, revoking or re-enacting that order) shall be carried out on the land so shown or in such a position as to preclude vehicular access to this reserved parking space.

 

Reason: Development without provision of adequate accommodation for the parking of vehicles is likely to lead to hazardous on-street parking and in accordance with Policy T13 of eth Medway Local Plan 2003.

 

21)      On completion of the build and within 3 months of the first occupation of the dwelling a document demonstrating the processes and testing that was carried out throughout the overall construction project (including all experiments, trials and techniques on all aspects of the house) shall be submitted to and approved in writing by the Local Planning Authority. Details of where and how this document is to be published shall also form part of this submission.

 

Reason: To ensure that the public benefits of this property, including how this property makes steps forward in building techniques and energy efficiencies, is clear and publicly available, in accordance with paragraph 202 of the NPPF.