Agenda item

The applicant addressed the committee and outlined the request for the application. She indicated that there was no historical interest in the area and the design was in keeping with the area. There had been no statutory objections to the application, it would be beneficial to the area and a much needed family home.

 

Cllr Wells highlighted that it was not in a conservation area, it was not a listed building with no tree preservation order in the area.  It had been advertised locally with no adverse comments and the Parish Council was also in support of the application so could see no reason to not approve the application.

 

Cllr Bainbridge felt that the officer’s report recommending refusal was an accurate reflection of the site and said there was other alternatives in the area for the development. It was a large proposed property in an historical landscape.

 

It was moved by Cllr Wells and seconded by Cllr C Sherwood that –

 

Planning permission be granted with the following conditions –

 

1.               

The development must 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. 

The development hereby permitted shall be carried out in accordance with the following approved plans: GILLIS-2021-00 Existing Site Plan; TSS1406202118KENNELS Topographic Site Survey; Gillis-2021-02 Site Location/Proposed Site Plan; Gillis-2021-01 Proposed Plans and Elevations; Design and Access & Planning Statement; Addendum Flood Risk Assessment 15 June 2021; Heritage Appraisal & Impact Assessment April 2021; Preliminary Ecological Appraisal and Bat Survey June 2021.  

 

Reason

             

For the avoidance of doubt and in the interest of proper planning.

The development shall be carried out in accordance with the approved Addendum Flood Risk Assessment (FRA) dated 15 June 2021 by Mark Simmonds Planning Services and the following mitigation measures detailed within the FRA:

 

finished floor levels to be set 400mm above existing ground levels

 

no bedrooms to be located at ground floor level   

 

flood resistant and resilient construction methods to be incorporated.

 

The mitigation measures shall be fully implemented prior to occupation and subsequently remain in place.

 

Reason

 

To reduce the risk and impact of flooding to the development and future occupants.

 

 

No development shall commence until the local planning authority has been provided with either: 

 

a licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 authorising the specified development to go ahead; or   

 

a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence. 

 

Reason

To conserve bats in accordance with saved policy LC5 of the North Lincolnshire Local Plan and policy CS17 of the Core Strategy.

 

Works and biodiversity enhancements shall be carried out strictly in accordance sections 5.1.2 to 6 of the submitted preliminary ecological appraisal and bat survey report dated June 2021. At least one bat roosting feature shall be installed in the new dwelling and maintained in useable condition. Prior to the occupation of the dwelling hereby approved, the applicant or their successor in title shall submit a report to the local planning authority, providing evidence of compliance with the preliminary ecological appraisal and bat survey report. All biodiversity features shall be retained thereafter. 

 

Reason

To conserve and enhance biodiversity in accordance with policies CS5 and CS17 of the Core Strategy.  

 

Notwithstanding the provisions of Classes A, B, C, D, E and G of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015, or any order re-enacting that order with or without modification, no extensions, buildings or enclosures shall be erected on the site or installed on the building other than those expressly authorised by this permission. 

 

Reason 

To protect the historic landscape in accordance with policies LC14 of the North Lincolnshire Local Plan and CS6 of the North Lincolnshire Core Strategy.

 

Unless otherwise agreed by the local planning authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts 1 to 4 below have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the local planning authority in writing until part 4 has been complied with in relation to that contamination. 

 

Part 1: Site Characteristics

 

A Phase 1 desk study shall be carried out to identify and evaluate all potential sources of contamination and the impacts on land and/or controlled waters, relevant to the site. The desk study shall establish a 'conceptual model' of the site and identify all plausible pollutant linkages. Furthermore, the assessment shall set objectives for intrusive site investigation works/Quantitative Risk Assessment (or state if none required). Two full copies of the desk study and a non-technical summary shall be submitted to the local planning authority for approval prior to proceeding to further site investigation.

 

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the local planning authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the local planning authority. The report of the findings must include:

 

a survey of the extent, scale and nature of contamination;  

 

an assessment of the potential risks to:

 

-           human health;

 

-           property (existing or proposed), including buildings, crops, livestock, pets, woodland, and service lines and pipes;

 

-           adjoining land;

 

-           groundwaters and surface waters;

 

-           ecological systems;

 

-           archaeological sites and ancient monuments;

 

an appraisal of remedial options, and a proposal of the preferred option(s).

 

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the management of Land Contamination, CLR 11'.

 

Part 2: Submission of Remediation Scheme

 

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared and is subject to the approval in writing of the local planning authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

Part 3: Implementation of Approved Remediation Scheme

 

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the local planning authority. The local planning authority must be given two weeks’ written notification of commencement of the remediation scheme works.

 

Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval in writing of the local planning authority.

 

Part 4: Reporting of Unexpected Contamination

 

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the local planning authority. An investigation and risk assessment must be undertaken in accordance with the requirements of Part 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of Part 2, which is subject to the approval in writing of the local planning authority.

 

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the local planning authority in accordance with Part 3.

 

Reason

 

To ensure that the risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to works, neighbours and other off-site receptors in accordance with policy DS7 of the North Lincolnshire Local Plan. 

 

The dwelling shall not be occupied until details of the positions, design, materials and type of boundary treatment to be built/planted have been agreed in writing by the local planning authority. The agreed boundary treatment shall be built/planted before the dwelling is occupied and once built/planted it shall be retained.

 

 Reason 

 

To provide an appropriate level of screening in accordance with policy DS1 of the North Lincolnshire Local Plan.

 

Informatives

 

The site is within the Doncaster East Internal Drainage Board district. The erection or alteration of any mill dam, weir or other like obstruction to the flow, or erection or alteration of any culvert, whether temporary or permanent, within the channel of a riparian watercourse will require the Board’s prior written consent. The Board’s Planning and Byelaw Policy, Advice Notes and Application form is available on the website (www.deidb.co.uk).

 

The Board’s written consent will be required prior to construction of any discharge point from any biotechnical unit/package treatment plant/septic tank into any watercourse or culvert within the Board’s district (other than directly to a main river for which the consent of the Environment Agency will be required).

 

In determining this application, the council, as local planning authority, has taken account of the guidance in paragraph 38 of the National Planning Policy Framework in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the area.

 

                                                                                                            Motion Carried.