Planning > Application Details

Planning Application Details


DA/2019/0001
21-Jan-2019
FULL PLANNING
Overstone
MOULTON
Overstone Farm, Billing Lane (Formerly Sywell Road), Overstone, Northamptonshire, NN6 0AB

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Rebecca Grant
Hybrid planning application - Retention and conversion of farmhouse to 4 No. apartments and farm buildings into 7 No. dwellings and 8 No. single storey dwellings (full application) and demolition of steel framed and brick barns and erection of up to 31 No. dwellings, up to 40 No. retirement apartments and 70 No. bed care home with associated open space and vehicular access from Billing Lane (formerly Sywell Road) and footpath connections (outline application).
Approval Full
10-Feb-2020




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Conditions & Reasons
       


   Conditions - Notes - Reasons

Type Description
Condition Approval of the details of the layout, scale, external appearance of the building(s) and the landscaping of the site for each phase (hereinafter called ‘the reserved matters’), other than the details of the layout, scale, external appearance and means of access in relation to the conversion of the existing barn structures (as highlighted on Drawing P500 B) hereby approved, shall be obtained from the Local Planning Authority in writing before any development within that phase is commenced.
Reason To comply with Section 92 of the Town and Country Planning Act 1990.
Condition Plans and particulars of the reserved matters referred to above, relating to the layout, scale, external appearance of any building(s) to be erected and the landscaping of the site, other than those hereby approved in relation to the conversion of the existing barn structures, (as shown on drawing P500B) shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.
Reason To comply with Section 92 of the Town and Country Planning Act 1990.
Condition Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.
Reason To comply with Section 92 of the Town and Country Planning Act 1990.
Condition The development hereby permitted, other than the conversion of the existing barn structures (as highlighted on Drawing P500B) shall be begun before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved.
Reason To comply with Section 92 of the Town and Country Planning Act 1990.
Condition The development hereby permitted in relation to the conversion of the existing barn structures (as highlighted on Drawing P500B) shall be begun before the expiration of 3 years from the date of this permission.
Reason To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
Condition In relation to the barn conversions (as hatched on Drawing P500B) the development shall be carried out strictly in accordance with drawing numbers; Location plan Site layout P19H Detailed site layout P25C Farmhouse/barns as existing sk20 Farmhouse/barns as proposed sk21 Single storey barns as proposed sk23B Single storey car port as proposed P26 Site access plan ITB13433-GA-001C Site layout – swept analysis ITB13433-GA-004C
Reason To ensure development is in accordance with the submitted drawings and to enable the Local Planning Authority to consider the impact of any changes to the approved plans.
Condition Prior to construction works above slab level, samples of the materials to be used in the construction of the external surfaces of the dwellings and car ports hereby permitted shall have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason From the approved application details it is not possible to assess the appropriateness of the proposed materials without checking them on site and comparing them to their surroundings, to ensure the proposed materials are appropriate to the appearance of the locality. Because it can take up to 8 weeks to discharge a condition, it is recommended the samples are provided at least 8 weeks before they need to be ordered.
Condition Prior to the occupation of the barn conversions (as hatched on Drawing P500B) full details of the position, height, type, colour and appearance of any walls and fences (including retaining walls and screen fencing to be erected at the boundaries shall be submitted to and approved in writing by the Local Planning Authority and carried as approved.
Reason In the interests of visual amenity of the area and the amenity of adjoining properties.
Condition Prior to the occupation of the barn conversions (as hatched on Drawing P500B) details of surface construction and materials shall be submitted to and approved in writing by the Local Planning Authority and carried out as approved.
Reason In the interests of visual amenity of the area and the amenity of adjoining properties.
Condition No equipment, machinery or materials shall be brought onto the site for the purposes of the development until details of the proposed type and a plan of the proposed position of fencing for the protection of trees or hedges that are to be retained on the site, have been submitted to and approved in writing by the Local Planning Authority. The fencing shall be implemented in accordance with these details and shall remain in place until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored, disposed of, or placed, nor fires lit, in any area fenced in accordance with this condition and the ground levels within these areas shall not be driven across by vehicles, altered, nor any excavation made (including addition/removal of topsoil/subsoil) without the written consent of the Local Planning Authority.
Reason In the interests of the visual amenity of the area.
Condition The development hereby permitted shall proceed in full accordance with a phased landscape scheme which shall be submitted to and approved in writing by the Local Planning Authority. The approved landscape scheme shall be implemented in accordance with a programme agreed in writing by the Local Planning Authority. If within a period of 5 years from the date of the planting of any tree or shrub, they or any planted in replacement for them, are removed, uprooted or destroyed or die (or becomes in the opinion of the Local Planning Authority, seriously damaged or defeated) another tree or shrub of the same species and size as that originally planted shall be planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation.
Reason In the interests of visual amenity of the area.
Condition The garages, parking spaces and turning areas shown within the area hatched on Drawing P500B shall be constructed/laid out and surfaced in accordance with the approved details before the dwelling in that phase is first occupied and shall not thereafter be used for any purpose other than the garaging/parking of private motor vehicles.
Reason In the interest of residential amenity and the safety and convenience of users of the adjoining highway.
Condition No development within a phase shall commence until details of existing and proposed ground and finished floor levels including (where possible) existing levels of adjacent land for that phase have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason In the interest of visual amenity.
Condition The development hereby permitted shall proceed in accordance with mitigation measures contained within Section 5 of the Ecological Appraisal and Bat Survey Report prepared by Windrush Ecology dated December 2018. Once implemented the details contained within the Protected Species Survey shall be retained.
Reason In order to secure the protection of protected species.
Condition Notwithstanding the submitted details, no development within a phase shall take place unless and until an Ecological Management Plan (EMP) for that phase has been submitted to and approved in writing by the Local Planning Authority. The EMP shall include a set of management prescriptions together with a linked/associated monitoring programme in respect of all the relevant nature conservations objectives for both habitats and species. The development shall thereafter proceed in accordance with the approved Ecological Management Plan.
Reason In order to secure the protection of protected species.
Condition The development of a phase of the development hereby permitted shall not be commenced until details of an investigation and risk assessment scheme to assess the nature and extent of any contamination on that phase has been submitted to and approved in writing by the Local Planning Authority (LPA), the approved scheme has been carried out by competent persons and a written report of the findings has been submitted for the approval of the LPA. The assessment shall include, unless the LPA dispenses with any such requirements in writing, a site investigation to fully and effectively characterise the nature and extent of any land contamination and/or pollution of controlled waters. It shall specifically include a risk assessment that adopts the Source-Pathway-Receptor principle and takes into account the proposed new house. The investigation must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model procedures for the Management of Land Contamination, CLR11’ and a written copy of the site investigation and findings shall be forwarded to the LPA. Two copies of the site investigation shall be forwarded to the LPA.
Reason To ensure that potential risks from the underlying geology have been fully assessed.
Condition Where the risk assessment identifies any unacceptable risk or risks, an appraisal of remedial options and proposal of the preferred option to deal with land contamination and/or pollution of controlled waters affecting that phase shall be submitted for the approval of the LPA. No works on that phase, other than investigative works, shall be carried out prior to the confirmation in writing of approval of the preferred remedial option for that phase by the LPA. This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model procedures for the Management of Land Contamination, CLR11’.
Reason To ensure the proposed remediation plan is appropriate.
Condition The approved remediation scheme shall be carried out for a phase in accordance with its terms prior to the commencement of development of that phase other than that required to carry out the remediation. No deviation shall be made from the approved scheme without the express written agreement of the LPA. The LPA must be given two weeks written notification of the date of commencement of the remediation scheme works.
Reason To ensure site remediation is carried out to the agreed protocol.
Condition No development works within a phase other than that required to carry out the remediation shall be carried out until after the completion of the works required by the remediation scheme within that phase, the submission of a written closure report to the LPA and the LPA have confirmed the closure report is satisfactory. The report shall provide verification that the required works regarding contamination have been carried out in accordance with the approved remediation scheme, and confirmation of the effectiveness of the scheme in ensuring the site does not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the use of the land as a dwelling and garden. Post remediation sampling and monitoring results shall be included in the closure report.
Reason To provide verification that the required remediation has been carried out to the required standards.
Condition If during development, within a phase contamination not previously considered is identified, within that phase then the LPA shall be notified immediately and no further work within that phase shall be carried out until a method statement detailing a scheme for dealing with the suspect contamination has been submitted to and agreed in writing with the LPA in accordance with the terms of Condition 17 above and implementation of any necessary remediation works has taken place and a closure report has been approved by the LPA in accordance with the terms of Conditions 18 & 19 above.
Reason To ensure all contamination within the site is dealt with.
Condition No development shall commence, including any works of demolition until a Construction and Environmental Management Plan including, without prejudice to the generality, details of the proposed hours of construction and delivery, together with routes for construction traffic and the parking of vehicles for deliveries, operatives and site visitors, pollution prevention and control has been submitted to and approved in writing by the Local Planning Authority. The approved plan shall be adhered to throughout the construction period for each phase of the development.
Reason To protect residential amenity, highway safety and visual amenity.
Condition Prior to the occupation of the residential care home, details of any external plant or equipment relating to that building shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason In the interests of residential amenity.
Condition Prior to occupation of any dwelling a scheme and timetable detailing the provision of fire hydrants, sprinkler systems and their associated infrastructure shall be submitted to and approved in writing by the Local Planning Authority. The fire hydrants, sprinkler systems and associated infrastructure shall thereafter be provided in accordance with the approved scheme and timetable.
Reason To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.
Condition No development shall take place within the hatched area on Drawing P500B until the applicant, or their agents or successors in title, has secured the implementation of a Level 2 programme of building recording work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority.
Reason To ensure that features of archaeological interest are properly examined and recorded, in accordance with NPPF paragraph 199.
Condition No development shall take place within a phase until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work for that phase in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Planning Authority.
Reason The site is within an area where there may be important features of archaeological interest, and it is necessary to ensure that any features of archaeological interest are properly examined and recorded, before any construction work begins.
Condition Prior to construction above damp proof course, within a phase a scheme for on-site water drainage works, including connection point and discharge rate, for that phase shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full.
Reason To prevent environmental and amenity problems arising from flooding.
Condition Full details (to include manufacturers specifications) of new doors, windows and rooflights within the conversion of the existing barn structures (as shown on drawings sk21 and sk23B) shall be submitted to and approved in writing by the local planning authority prior to their installation. The works shall then be carried out strictly in accordance with the approved details.
Reason To ensure that the materials, style and finishes are authentic and visually compatible with the character of the area.
Condition No external lighting shall be installed on site (including during construction phase) other than in accordance with details to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter proceed in condition with the approved scheme.
Reason To ensure a satisfactory residential development and in order to secure the protection of protected species.
Condition Before any above ground works commence a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development should be submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include; i) Designs, diameters, invert and cover levels, gradients, dimensions of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets and attenuation structures (if required). ii) Attenuation basins with a freeboard of 300mm above that of the 1/100 year +40% climate change storm event level. iii) Infiltration locations to be supported by infiltration testing to BRE 365. Calculations to be based on the lowest infiltration result of 3 tests at each location.
Reason To ensure the future maintenance of drainage systems associated with the development.
Condition Before any above ground works commence a detailed scheme for the ownership and maintenance for every element of the surface water drainage system proposed on the site shall be submitted to and approved in writing by the Local Planning Authority and the maintenance plan shall be carried out in full thereafter. Details are required of the organisation or body responsible for vesting and maintenance of individual aspects of the drainage system which is to include multi plot soakaways. The maintenance and/or adoption proposal for every element of the surface water drainage system proposed on the site should be considered for the lifetime of the development and a maintenance schedule setting out which assets need to be maintained, at what intervals and what method is to be used including details of expected design life of all assets with a schedule of when replacement assets may be required, should be submitted. A maintenance schedule should be accompanied by a site plan to include access points, maintenance access easements and outfalls. Maintenance operational areas to be identified and shown on the plans, to ensure there is room to gain access to the asset, maintain it with appropriate plant and then handle any arising’s generated from the site.
Reason To ensure the future maintenance of drainage systems associated with the development.
Condition No occupation shall take place until the Verification Report for the installed surface water drainage system for the site, based on the approved Flood Risk Statement and Drainage Statement, has been submitted to and approved in writing by the Local Planning Authority. This shall include; i) Any departure from the agreed design is in keeping with the approved principles ii) Any as-built drawings and accompanying photos iii) Results of any performance testing undertaken as part of the application process (if required/necessary) iv) Copies of any Statutory Approvals, such as Land Drainage Consent for Discharged etc.
Reason To ensure the installed Surface Water Drainage System is satisfactory and in accordance with the approved reports for the development site.
Condition Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking and re-enacting that Order with or without modification), no development within the area as hatched on Drawing P500B shall be carried out which falls within Classes A, B, C, D, E, F and G of Part 1 of Schedule 2 to the Order without the prior express consent of the Local Planning Authority.
Reason In the interests of protecting the character and appearance of the existing farmhouse and barns.
Informative The applicant’s attention is drawn to the document entitled: “Contaminated Land -– A guide for developers and their advisors”. This can be obtained from Daventry District Council’s web site or directly from Environmental Improvement. Northamptonshire has varying levels of radon due to its underlying geology. Radon can enter buildings and affect the health of the occupants living in affected areas. Advice should be sought from local authority building control officers or from approved inspectors to establish if radon protection is necessary and if this is the case radon protection measures will need to be installed in accordance with BRE Report ( BR 211 Radon: guidance on protective measures for new dwellings). The applicant should have regard to the Building Regulations Approved Document E ‘resistance to the passage of sound’ in order to ensure the acoustic insulation is adequate to minimise airborne and structure borne noise to occupants. Where the development is flats or houses in multiple occupation, this shall include invidual units and shared amenity spaces. Please contact the Health Improvement Team at Daventry District Council before occupancy of the proposed care home to discuss and register the premises as a food providing operator. The decision is made with reference to the following reports Geophysical Survey and Archaeological Trial Trench Evaluation prepared by MOLA dated April 2019 Building Survey Report prepared by Berrys dated 24 April 2019 Technical Note prepared by i-Transport dated 15 May 2019 Supporting Statement prepared by Berrys Heritage Statement prepared by Heritage Collective dated December 2018 Flood Risk Assessment prepared by MJA Consulting dated January 2018 Design and Access Statement prepared by TSH Architects Comprehensive Planning Need Assessment prepared by Caterwood dated December 2018 Ecological Appraisal and Bat Survey prepared by Windrush Ecology dated December 2018 Statement of Community Engagement prepared by Engage Planning dated December 2018 Residential Travel Plan prepared by i-Transport dated December 2018 Transport Assessment prepared by i-Transport dated December 2018



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