Agenda item

21/00223/OUT– Outline application with details of access, appearance, layout, and scale (landscaping reserved for future consideration) for the conversion, partial demolition, and rear extension of public house (Sui Generis) to form convenience store (Use Class E) with car parking and associated works

 

(In reaching its decision, the Committee took into consideration the Planning Officer’s report (previously circulated), 149 letters of objection received, 138 letters of support received, the views of Middleton St. George Parish Council, the objection received from the Council’s Conservation Officer, the objection received from Friends of Darlington and Stockton Railway, the objection received from the Council for the Protection of Rural England (CPRE), the objection received from the Campaign for Real Ale (CAMRA), the objection received from Save The Fighting Cocks Community Group, a further two letters of objection received by the Planning Officer subsequent to the publication of the submitted report, a further fifteen letters of support received by the Planning Officer subsequent to the publication of the submitted report, and the views of three Objectors, a representative of Middleton St. George Parish Council and the Applicant’s Agent, whom the Committee heard). 

 

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

 

1. A1 Outline (Reserved matters)

 

2. A2 Outline (Implementation Time)

 

3. PL (Accordance with Plan)

 

2165-P200 Rev E Site location plan

2165-P204 Rev G Site Layout plan

2165-P206 Rev C Proposed elevations

2165-P205 Rev D Proposed ground Floor Layout

2165-P207 Demolition Plan

 

4. E3 Landscaping (Implementation)

 

5. Prior to any works above damp-proof course, details of the external materials (to include parapet detail) to be used in the carrying out of the development, shall be submitted to, and approved in writing by, the Local Planning Authority.  The development shall not be carried out otherwise than in accordance with the approved details.

 

REASON – In the interests of visual amenity.

 

6. No development shall commence until a written scheme of investigation setting out a programme of archaeological work in accordance with 'Standards for All Archaeological Work in County Durham and Darlington' has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological work will then be carried out in accordance with the approved scheme of works.

 

REASON - To safeguard any Archaeological Interest in the site, and to comply with part 16 of the National Planning Policy Framework. Required to be a pre-commencement condition as the archaeological investigation/mitigation must be devised prior to the development being implemented.

 

7. The development shall not be occupied until the post investigation assessment has been completed in accordance with the approved Written Scheme of Investigation. The provision made for analysis, publication and dissemination of results, and archive deposition, should be confirmed in writing to, and approved by, the Local Planning Authority.

 

REASON - To comply with Paragraph 199 of the NPPF, which requires the developer to record and advance understanding of the significance of heritage assets, and to ensure information gathered becomes publicly accessible.

 

8. Prior to 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 requirements 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” 2009.

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 highway safety and residential amenity.

 

9. Construction and demolition work shall not take place outside the hours of 08.00 -18.00 Monday - Friday, 08.00 -14.00 Saturday with no working on a Sunday and Bank/Public Holidays without the prior written permission from the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

10. Prior to the commencement of the development, a detailed survey of trees to be affected by the development (both within the site and adjoining its boundary) shall be carried out.  The survey shall include the identification of measures to protect existing retained trees in order to protect them from damage by compaction, severance and material spillage, in accordance with BS5837, and shall be submitted to, and approved in writing by, the Local Planning Authority.  No demolition or site clearance shall be commenced until the agreed measures are in place and have been inspected by the Council’s Arboricultural Officer.   The approved measures shall remain in place through the carrying out of this planning permission.  Notwithstanding the above approved specification, none of the following activities shall take place within the segregated protection zones in the area of the trees:

 

a)    The raising or lowering of levels in relation to existing ground levels;

b)    Cutting of roots, digging of trenches or removal of soil;

c)    Erection of temporary buildings, roads or carrying out of any engineering operations;

d)    Lighting of fires;

e)    Driving of vehicles or storage of materials and equipment.

 

REASON – To ensure a maximum level of protection in order to safeguard the well-being of the trees on the site and in the interest of the visual amenities of the area.

 

11. Prior to the occupation of the development hereby approved, details of the size, type, and location of the proposed interpretation panels, and details of the seating area shall be submitted to, and approved in writing by, the Local Planning Authority.  These shall be in place prior to the occupation of the development hereby approved and shall be retained as such thereafter. 

 

REASON -  To recognise the significance of the site to the Stockton and Darlington Railway in line with the aims and objectives of the Heritage Action Zone. 

 

12. Prior to the occupation of the development hereby approved, two litter bins shall be provided (one to be situated to the seating area to the rear) in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority. The litter bins shall be in place prior to the occupation of the building and shall be retained thereafter.

 

REASON – In the interests of residential amenity.

 

13. Unless otherwise agreed in writing by the Local Planning Authority, no part of the development shall be occupied until a Travel Plan, to help reduce dependency on the use of the private car has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan should include clear and unambiguous objectives and modal split targets, together with a time-bound programme of implementation, monitoring and regular review and improvement; Thereafter, the development shall not be carried out otherwise than in accordance with the terms of the approved Travel Plan.

 

REASON - To encourage the reduction of journeys made to and from the development by private motor vehicles by the promotion of more sustainable forms of transport.

14. Details of any external lighting, to include a lighting impact assessment undertaken be an independent qualified assessor, shall be submitted to, and approved in writing by, the Local Planning Authority prior to the occupation of the building.  Thereafter the external lighting shall be installed in complete accordance with the approved details and maintained as such thereafter.

 

REASON – In the interests of residential amenity.

 

15. Prior to the occupation of the development, precise details of secure cycle parking / storage shall be submitted and approved in writing by the Local Planning Authority. The details shall include the number, location, and specifications of all cycle parking / storage and thereafter the development shall not be carried out otherwise than in complete accordance with the approved details.  All parking shall be made available prior to the occupation of the dwellings hereby approved and retained as such thereafter.

 

REASON – To encourage more sustainable modes of transport.

 

16. Prior to the operation of the convenience store 2 no. electric vehicle charging points shall be provided on site in accordance with details to be submitted to and approved in writing, prior to the occupation of the development.

REASON - To make provision for sustainable means of transport

17. The opening hours of the premises shall be restricted to between 07:00 and 23:00unless otherwise approved in writing by the Local Planning Authority.

 

REASON – In the interests of residential amenity.

18. Deliveries to the site shall be at the service access bay to the rear of the property and shall not take place outside of the hours of 08:00 and 18:00 Monday to Sunday unless otherwise agreed in writing by the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

19. Prior to the commencement of use, full particulars and details of any external plant and equipment, shall be submitted to, and approved in writing by, the Local Planning Authority.  The development shall be undertaken fully in accordance with the approved details prior to the commencement of the use and shall be retained as such thereafter.

 

REASON - In the interests of residential amenity.