Agenda item

22/00021/OUT - Outline application with all matters reserved for the erection of 3 no. dwellings (Provisional Nutrient Certificate received 22 September 2023; additional Nutrient Statement and amended Nutrient Calculator received 17 October 2023; Provisional Nutrient Certificate received 3 January 2024).

 

(In making its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), the views of the Council’s Highways Engineer, Ecology Consultant, Environmental Health Officer and Transport Policy Officer, Northern Gas Networks, Natural England, and three letters of objection received).

 

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

 

1. A1 - Outline (Reserved Matters)

 

2. A2 - Outline (Implementation Time)

 

3. The development hereby permitted shall be carried out in accordance with the approved plans, as detailed below.

 

 a. Drawing Number Site – A001  Location Plan

 

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

 

4. The planning application made in pursuance of condition 1 shall not propose more than three dwellings.

 

REASON - For the avoidance of doubt.

 

5. Notwithstanding the details contained within the Nutrient Neutrality Statement dated 10 July 2023 submitted in support of the planning application, precise details of the water efficiency measures to ensure the daily water usage per person per day does not exceed 105 litres shall be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of the development. The details shall include details of the appropriate permanent fittings and they shall be installed within each dwelling prior to their occupation and retained in place for the lifetime of the development.

 

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

 

6. 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.

 

7. The planning application made in pursuance of condition 1 shall be made for dwellings which are a maximum 2.5 storeys in height

 

REASON - In in the interests of the visual appearance of the street scene, residential amenity and to accord with the Council’s adopted Supplementary Planning Document: Design for New Development (2011).

 

8        The planning application made in in pursuance of condition 1 shall include, but not be limited to, the following details:

 

a)      Cycle parking provision for the dwellings (one cycle space per bedroom).

b)      Electric Vehicle Charging provision for each dwelling (one single phase 13 amp socket).

c)      Precise details of all boundary treatments for the site.

d)      Precise materials for in- curtilage driveways including a sealed material for the first 3.0m measured from the highway boundary.

e)      Precise details of in curtilage parking including the number, location and dimensions of each space.

f)       Details of refuse and recycling storage

g)      Details of any external lighting

h)      Precise details of proposals for biodiversity net gain (landscaping/bat and bird boxes) measures

i)        Precise details of vehicle access including dropped kerbs, pavement crossings and where appropriate removal of redundant crossing points and reinstatement of footways.

 

REASON - in order to ensure a satisfactory form of development which accords with the Darlington Local Plan (2016 – 2036) and the Low Coniscliffe and Merrybent Neighbourhood Plan.

 

9        The planning application made in in pursuance of condition 1 shall be for dwellings which comply with Category 2 requirements (accessible and adaptable dwellings) of Building Regulations Approved Document M: Volume 1(Access to and use of dwellings). The planning application shall include details as to how the requirements will be met and the development shall not be carried out otherwise than in complete accordance with the approved details.

 

REASON - In order to comply with policy H4 (Housing Mix) of the Darlington Local Plan 2016 – 2036

 

10    CL1 - Phase 1 Preliminary Risk Assessment

 

11    CL2 - Phase 2 Site Investigation Strategy

 

12    CL3 – Phase 2 Investigation Works

 

13    CL4 - Phase 3 Remediation and Verification Strategy

 

14    CL5 - Construction/Remediation works.

 

15    CL6 - Phase 4 Verification and Completion Report

 

16.  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

 

17.  Prior to the commencement of the development, a site-specific Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan 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 construction phase 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.

d.      Details of Contractor Parking and Compound, if necessary

e.      Pedestrian Routes

f.        Details of wheel washing, if necessary

g.       Road Maintenance, if necessary

h.      Warning signage.

 

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

 

REASON - In the interests of highway safety and the amenity of the surrounding area.