Agenda item

Proposal:      Demolition of existing house and replacement with 7 unit apartment development [Use Class C3]

 

Additional Information

 

(The site was viewed by the Site Viewing Working Party on 23 Jun 2022)

 

Proposal:      Demolition of existing house and replacement with 7 unit apartment development [Use Class C3]

 

The Committee considered the written report and recommendation from the Head of Planning to grant permission.

 

The Committee received supplementary information, circulated prior to the meeting which:

 

(1)        included written deputations submitted on by Mr Towse on behalf of neighbours and local residents, and also on behalf of the applicants; and

 

(2)        corrected distances referred to in paragraphs 7.27, 7.29 and 7.32 of the submitted report.

 

The Committee was addressed by Mr Stoddart, who on behalf of the applicant, reiterated the issues set out in the written deputation submitted on behalf of the applicants.

         

The Committee discussed the application in detail together with the views raised in the deputations.

 

During the debate, concern was raised that the parking provision was insufficient and would encourage vehicles, generated by the use of the proposal, to park in Victoria Avenue, which would exacerbate the existing problems caused by vehicles parking in this road.

 

However, the majority of the Committee considered that:

 

(i)         as the parking provision complied with the adopted standards it would be difficult to justify refusal on these grounds;

 

(ii)        the proposal would not have a detrimental impact upon neighbouring properties; and

 

(iii)        the proposal would improve the appearance of the site and be beneficial to the appearance and character of the area.

 

A motion proposed by Councillor Stone and seconded by Councillor TIndall to agree the recommendations set out in the submitted report was agreed by the Committee.

 

RESOLVED that application APP/22/00161 be granted permission subject to:

 

(A)       completion of the Section 106 Agreement as set out in paragraph 7.57 of the submitted report (for which authority is given to the Head of Legal Services to complete the Agreement); and

 

(B)       the conditions set out below (subject to such changes and/or additions that the Head of Planning considers necessary to impose prior to the issuing of the decision).

 

General

 

1          The development must be begun not later than three years beginning with the date of this permission.

 

            Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

           

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

 

            Plans

 

            Location Plan – Drawing No 2020.020 PL01

            Site Plan Proposed – Drawing No. 2020 PL02E

            Proposed Elevations – Drawing No.  2020.020 PL06G

            Proposed Floor Plans – Drawing No. 2020 020 PL05H

            Proposed Landscape Plan – Drawing No. 2020 020 PL03E

            Distances to Adjacent Properties Plan – Drawing No. 2020 020 PL04D

 

            Documents

 

            Accessibility Statement - Preston Baker - February 2022

            Planning Statement - Preston Baker – February 2022

            Design & Access Statement - Stoddart Architecture

            Highways Support Statement - Andrew Moseley Associates

            AMA Surface Water & Foul Drainage Assessment - Andrew Moseley Associates – 10 February 2022

            Landscape Maintenance & Management Plan - Stoddart Architecture

            Preliminary Ecological Appraisal and Preliminary Roost Assessment Survey – Arbtech Consultant

            Construction Management Plan – Stoddart Architecture - 8 February 2022

            Email dated 10 May 2022 confirming development for 7, 2 bed apartments.

            Photographs as Existing – Stoddart Architecture

 

            Reason: - To ensure provision of a satisfactory development.

           

3          Development shall proceed in accordance with the ecological avoidance, mitigation and enhancement measures detailed within the submitted Preliminary Ecological Appraisal and Preliminary Roost Assessment Survey (Arbtech, January 2022), and to include a minimum of two integral or wall-mounted nest boxes for Common Swift, unless otherwise agreed in writing by the Local Planning Authority. Ecological mitigation and enhancement measures shall be implemented as per ecologist’s instructions and be retained in perpetuity.

 

            Reason: to protect biodiversity in accordance with the Conservation Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), National Planning Policy Framework and Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011.

 

4          The car parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made fully available for use prior to the development being first brought into use and shall be retained thereafter for their intended purpose.

 

            Reason: In the interests of highway safety and having due regard to policy DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

Pre-commencement Conditions

 

5          No development shall commence on site until the site access shall be constructed and lines of sight in accordance with the approved plans (Drawing AMA/20898/SK/005.2). The lines of sight splays shown on the approved plans shall be kept free of any obstruction exceeding 1 metre in height above the adjacent carriageway and shall be subsequently maintained so thereafter.

 

            Reason – In the interest of highway safety and having due regard to policy DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

6          No development shall start on site until a construction method statement has been submitted to and approved in writing by the Planning Authority, which shall include:

 

(a)        A programme of and phasing of demolition (if any) and construction work;

(b)        The provision of long term facilities for contractor parking;

(c)        The arrangements for deliveries associated with all construction works;

(d)        Methods and phasing of construction works;

(e)        Access and egress for plant and machinery;

(f)         Protection of pedestrian routes during construction;

(g)        Location of temporary site buildings, compounds, construction material, and plant storage areas;

 

            Demolition and construction work shall only take place in accordance with the approved method statement.

 

            Reason - In order that the Local Planning Authority can properly consider the effect of the works on the amenity of the locality having due regard to Policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

Above ground

 

7          Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and / or a full specification of the materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

 

            Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

8          Notwithstanding any description of landscaping shown on the Landscape Maintenance & Management Plan no above ground construction works shall take place until a soft landscape scheme including submission of fully annotated plans at sufficient scale to identify species of individually planted trees, shrubs, hedges, marginal, bulbs and any areas of turfing has been submitted to and approved in writing by the Local Planning Authority. Planting areas should show the locations of different single species groups in relation to one another, and the locations of any individual specimen shrubs and plant specification schedules, comprising plant size, number and density.

 

            The information shall also include:

 

            Hard landscape details requiring submission of fully annotated plans at sufficient scale that comprise a range of coloured and textured surfacing treatments, which identify:

-           finished levels

-           hard surfacing material type / product reference and colour

-           laying bond

-           edging or kerb detail / type

-           retaining structures or steps

-           Boundary details requiring submission of fully annotated plans at sufficient scale showing the locations of existing, retained and proposed new boundary treatments, with scaled elevation drawings to show height, design, materials, type and colour of proposed new walling / fencing or other type of enclosure and associated gates.

 

            Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11, CS16, DM8 and DM9 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework

 

Pre-occupation

 

9          The development hereby permitted shall not be occupied until:

 

a)         A water efficiency calculation in accordance with the Government's National Calculation Methodology for assessing water efficiency in new dwellings has been undertaken which demonstrates that no more than 110 litres of water per person per day shall be consumed within the development, and this calculation has been submitted to, and approved in writing by, the Local Planning Authority; and

b)         All measures necessary to meet the approved water efficiency calculation have been installed.

 

            Reason: There is existing evidence of high levels of nitrogen and phosphorus in the water environment with evidence of eutrophication at some European designated nature conservation sites in the Solent catchment. The PUSH Integrated Water Management Strategy has identified that there is uncertainty as to whether new housing development can be accommodated without having a detrimental impact on the designated sites within the Solent. Further detail regarding this can be found in the appropriate assessment that was carried out regarding this planning application. To ensure that the proposal may proceed as sustainable development, there is a duty upon the local planning authority to ensure that sufficient mitigation is provided against any impacts which might arise upon the designated sites. In coming to this decision, the Council have had regard to Regulation 63 of the Conservation of Habitats and Species Regulations 2017, Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

10        Prior to the occupation of the development full details of the Electrical Vehicle Charging points shall be submitted to and approved in writing by the Local Planning Authority. The Charging Points shall be installed in accordance with the approved details prior to the occupation of each individual dwelling and retained at all times thereafter.

 

            Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

11        No part of the development shall be first occupied until details of the type, siting, design and materials to be used in the construction of all means of enclosure including boundaries, screens or retaining walls, have been submitted to and approved in writing by the Local Planning Authority and the approved structures have been erected in accordance with the approved details. The structures shall thereafter be retained.

 

            Reason: To safeguard the amenities of the locality and future occupiers of the development having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

 

Post occupancy

 

12        At all times following occupation of the development hereby approved, all measures necessary to meet the approved water efficiency calculation shall be maintained so as to ensure that no more than 110 litres per person per day shall be consumed in the development in perpetuity.

           

            Reason: There is existing evidence of high levels of nitrogen and phosphorus in the water environment with evidence of eutrophication at some European designated nature conservation sites in the Solent catchment. The PUSH Integrated Water Management Strategy has identified that there is uncertainty as to whether new housing development can be accommodated without having a detrimental impact on the designated sites within the Solent. Further detail regarding this can be found in the appropriate assessment that was carried out regarding this planning application. To ensure that the proposal may proceed as sustainable development, there is a duty upon the local planning authority to ensure that sufficient mitigation is provided against any impacts which might arise upon the designated sites. In coming to this decision, the Council have had regard to Regulation 63 of the Conservation of Habitats and Species Regulations 2017 and Policy CS11 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.