Agenda item

23/00956/FUL - Demolition of garage block (four garages) and construction of 1 no. two bed residential dwelling (Use Class C3) incorporating the existing two storey dovecote and the creation of a courtyard/garden, together with the provision of a footpath for pedestrian access and installation of street lighting (additional information received 9 February 2024; Nutrient Calculator and Provisional Nutrient Certificate received 15 February 2024; Bat and Bird Breeding Survey received 29 February 2024).

 

(In making its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Street Lighting Engineer, Environmental Health Officer, Highways Engineer and Ecology Officer, Natural England, Northern Gas Networks, six letters of objection received, and the views of the Applicant’s Agent, whom the Committee heard.)

 

RESOLVED – That Planning Permission be granted subject to the following conditions:

 

1. A3 – Implementation Limit (Three Years)

 

2. The development hereby permitted shall be carried out in accordance with the approved plans and documents, as detailed below:

 

a)      Drawing Number 21-33/P002C Proposed Plans & Elevations

b)      Drawing Number 21-33/P-LP – Location Plan

 

REASON – To ensure the development is carried out in accordance with the planning permission.

 

3. Prior to the first occupation of the development hereby approved, a Final Nutrient Credit Certificate, signed by Natural England and the applicant, shall be submitted to the Local Planning Authority

 

REASON - To ensure the development is nutrient neutral in accordance with the Conservation of Habitats and Species Regulations 2017

 

4. A lit footway,  as shown indicatively on drawing 23066-LE-00-01-DR-D-0001P02, shall be constructed, completed and available for use prior to the first occupation of the dwelling hereby approved.

REASON: To ensure that the dwelling has appropriate access, with particular regards to pedestrians and people with mobility issues in accordance with policies IN1 and IN2 of the Darlington Borough Local Plan.

 

5. Prior to any demolition works and the commencement of the development, a site specific Demolition and Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan[s] shall include the following, unless the Local Planning Authority dispenses with any requirement[s] specifically and in writing:

 

a.      Dust Assessment Report which assesses the dust emission magnitude, the sensitivity of the area, risk of impacts and details of the dust control measures to be put in place during the demolition and construction phases of the development. The Dust Assessment Report shall take account of the guidance contained within the Institute of Air Quality Management “Guidance on the assessment of dust from demolition and construction” February 2014.

b.      Methods for controlling noise and vibration during the demolition and construction phase and shall take account of the guidance contained within BS5228 “Code of Practice for noise and vibration control on construction and open sites”.

c.       Construction Traffic Routes, including parking areas for staff and visitors.

d.      Details of wheel washing.

e.      Road Maintenance.

f.        Warning signage.

 

The development shall not be carried out otherwise in complete accordance with the approved Plan.

 

REASON - In the interests of residential amenity and highway safety.

 

6. Prior to the removal of any ridge tiles and roofing on the existing building, a Toolbox Talk and Method Statement provided by an ecologist shall be submitted to and approved in writing by the Local Planning Authority. The development must not be carried out otherwise than in complete accordance with the approved Statement.

 

REASON - In the interests of biodiversity and to protect habitats and protected species.

 

7. Should a bat or bats be uncovered by the removal of the roof of the existing buildings, all works in that area must cease immediately and the developer must contact a suitably qualified ecologist for advice in consultation with the local planning authority.

 

REASON - In the interests of biodiversity and to protect habitats and protected species.

 

8. No building shall be constructed above damp proof course level until details of a scheme of ecological enhancements have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a minimum of two bat features and two bird nesting features (either or both swift and house sparrow features), and the details shall include, but not be limited to, plans to show the location of the integrated features. The development shall not be carried out otherwise than in complete accordance with the approved details which shall be retained in situ for the lifetime of the development.

 

REASON - To ensure the development complies with policies ENV7 and ENV8 of the Darlington Local Plan 2016 – 2036

 

9. No building shall be constructed above damp proof course until a landscaping scheme, incorporating native and/or wildlife friendly ornamental species has been submitted to, and approved in writing by, the Local Planning Authority and, upon approval of the scheme, it shall be fully implemented concurrently with the carrying out of the development, or within such extended period as may be agreed in writing by, the Local Planning Authority, and thereafter any trees or shrubs removed, dying, severely damaged or becoming seriously diseased shall be replaced, and the landscaping scheme maintained for a period of five years to the satisfaction of the Local Planning Authority.

 

REASON - To ensure a satisfactory appearance of the site and in the visual and ecological interests of the area.

 

10. No building shall be constructed above damp proof course level until details of the external materials to be used in the carrying out of this permission have been submitted to, and approved by, the Local Planning Authority. The details shall include bricks, roof tiles, cills and headers, windows, doors, rainwater goods, railings, gates, brick bond, rooflights and the development shall not be carried out otherwise than in complete accordance with the approved details.

 

REASON - In order that the Local Planning Authority may be satisfied as to the details of the development in the interests of the visual amenity of the area and the West End Conservation Area

 

11. No building shall be constructed above damp proof course until precise details of cycle parking have been submitted to and approved in writing by the local planning authority. The agreed parking provision shall be made available for use prior to the occupation of the development and retained in situ for the lifetime of the development.

 

REASON - In order to encourage the use of sustainable modes of transport

 

12. No building shall be constructed above damp proof course until precise details of refuse storage and disposal have been submitted to and approved in writing by the local planning authority. The agreed scheme shall be made available for use prior to the occupation of the development and retained in situ for the lifetime of the development.

 

REASON - In order to prevent the storage of refuse in the public highway and in the interests of the amenity of the area.

 

13. No construction or demolition activities, including the use of plant and machinery, as well as deliveries to and from the site, shall take place outside the hours of 08.00-18.00 Monday to Friday, 08.00-14.00 Saturday with no activities on Sunday or Bank/Public Holidays without the prior written permission of the Local Planning Authority

 

REASON - In the interests of residential amenity.

 

14. The two garages shown within the land edged in red on Drawing Number 21-33/P-LP – Location Plan shall be retained permanently and made available for parking purposes associated with the dwelling hereby approved only and shall not be used for any other purpose without the prior written permission of the Local Planning Authority.

 

REASON - To ensure that the development retains appropriate parking provision on the interests of highway safety.

 

15. An electrical socket suitable for the charging of electric vehicles shall be installed into one of the retained garages prior the first occupation of the dwelling.  The socket shall be a minimum single phase 13 amp socket and shall be retained for the lifetime of the development.

 

REASON - To ensure the development complies with Policy IN4 of the Darlington Local Plan 2016 – 2036.

 

16. The first floor bedroom window formed in the south elevation of the dwelling hereby approved shall be obscure glazed and shall not be repaired or replaced other than with obscured glazing.

 

REASON - To prevent overlooking of the neighbouring dwelling.

 

17. All repointing, repair or rebuilding works to the Dovecote and the construction of the new dwelling hereby approved shall be undertaken using lime mortar only.

 

REASON - In order to safeguard the visual appearance and character of this building of local historic interest and the West End Conservation Area.

 

18. The dwelling hereby approved shall meet Category 2 requirements (accessible and adaptable dwellings) of Building Regulations Approved Document M: Volume 1 (Access to and use of dwellings) unless otherwise agreed in writing by the Local Planning Authority

 

REASON - To ensure the development complies with Policy H4 of the Darlington Local Plan 2016 – 2036.

 

NOTE: Councillor Robinson left the meeting during the discussion and subsequent vote on this item.