Planning > Application Details

Planning Application Details


DA/2019/0291
09-Apr-2019
OUTLINE
Dodford Weedon bec
WEEDON
Dodford Wharf Farm, High Street, Weedon, Northamptonshire, NN7 4QD

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Rebecca Grant
Outline application for the demolition of existing agricultural buildings and redevelopment to provide up to 47 dwellings, widening and improvement of existing vehicular access and road off the A45 (resubmission) (all other matters reserved)
Approval Outline.
19-Dec-2019




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Conditions & Reasons
       


   Conditions - Notes - Reasons

Type Description
Condition Approval of details of the layout, scale, external appearance of the building(s) and the landscaping of the site (herein called ‘the reserved matters’) shall be obtained from the Local Planning Authority in writing before any development is commenced.
Reason To comply with Section 92 of the Town & Country Planning Act 1990.
Condition Plan and particulars of the reserved matters referred to above relating to the layout, scale, external appearance of the building(s) and landscaping of the site 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 & Country Planning Act 1990.
Condition An application for approval of reserved matters must be made to the Local Planning Authority not later than the expiration of three years from the date of this permission.
Reason To comply with Section 92 of the Town & Country Planning Act 1990.
Condition The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or 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 & Country Planning Act 1990.
Condition The development shall be carried out strictly in accordance with drawing nos. 3324-02 Rev A and DWG-05 Rev A registered valid 9 April 2019.
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 The development, and all reserved matters application submitted pursuant to this permission, shall generally accord with the submitted Illustrative Masterplan drawing reference 3324-03 Rev A and Design and Access Statement (May 2018), unless otherwise agreed in writing by the Local Planning Authority.
Reason In order to define the permission and ensure a satisfactory form of development.
Condition No more than 47 dwellings shall be erected on the site.
Reason In order to define the permission and ensure a satisfactory form of development.
Condition No development shall commence other than the demolition of existing buildings and yardage until details of an investigation and risk assessment scheme, including landfill gas, to assess the nature and extent of any contamination on the site have 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 the previous use of the site has been thoroughly investigated in accordance with DEFRA and the Environment Agency’s ‘Model procedures for the Management of Land Contamination, CLR11’.
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 the site shall be submitted for the approval of the LPA. No works, other than demolition of existing buildings and yardage and investigative works, shall be carried out on the site prior to the confirmation in writing of approval of the preferred remedial option 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 in accordance with its terms prior to the construction of any new buildings 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 works, other than the demolition of existing buildings and yardage and that required to carry out the remediation shall be carried out until after the completion of the works required by the remediation scheme, 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 can be considered as suitable for the proposed end use.
Reason To provide verification that the required remediation has been carried out to the required standards.
Condition If during development, contamination not previously considered is identified, then the LPA shall be notified immediately and no further work 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 9 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 10 & 11 above.
Reason To ensure all contamination within the site is dealt with.
Condition No development shall commence, including any works of demolition unless and 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 No development shall commence unless and until a Method Statement to demonstrate that demolition and construction operations (including earthmoving or excavation works required in construction of the access and the demolition of existing buildings located on or adjacent to the canal offside bank) will not impose additional loading onto the canal offside bank that will adversely affect its stability or structural integrity has first been submitted to and agreed in writing by the Local Planning Authority. The statement shall include details of the arrangements for undertaking any monitoring regimes or mitigation measures as may be necessary to ensure that the risk of damage to the canal structure is adequately minimised (for examples, vibration monitoring if piled foundations are proposed, or works to strengthen the existing canal offside bank to accommodate increased loads).
Reason In the interests of minimising the risk of creating land instability arising from demolition operations, foundation construction, earthmoving, excavations or other construction works which would adversely affect the structural integrity of the adjacent Grand Union Canal in accordance with the advice and guidance on land stability contained in paragraphs 170 and 178 of the National Planning Policy Framework and in the National Planning Practice Guidance. It is necessary to agree the Method Statement before development commences in order to secure an appropriate approach to all site demolition, clearance, development operations from the outset.
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) Infiltration test results to BRE 365 iii) Confirmation that discharge into the canal will not result in uncontrolled additional discharge from the canal into any watercourse further downstream for any rainfall event.
Reason To ensure the future maintenance of drainage systems associated with the development.
Condition Prior to occupation of the first dwelling 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. 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. 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 Prior to occupation of the first dwelling a Verification Report for the installed surface water drainage system for the site shall be submitted in writing by a suitably qualified independent drainage engineer and approved by the Local Planning Authority prior to occupation of the site based on the approved Flood Risk Assessment Project No: 18000 rev A prepared by Travis Baker dated 3rd August 2018. These shall include: a) Any departure from the agreed design is keeping with the approved principles b) Any As-Built Drawings and accompanying photos c) Results of any performance testing undertaken as a part of the application process (if required / necessary) d) Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc.
Reason To ensure the installed Surface Water Drainage System is satisfactory and in accordance with the approved reports for the development site.
Condition No external lighting shall be installed on site (including during construction phase) other than in accordance with details submitted to and approved in writing by the Local Planning Authority. The development shall thereafter proceed in accordance with the approved scheme.
Reason In order to ensure that external lighting is designed to prevent light spill which can be detrimental to the foraging habitats of bats, otters and invertebrates using the canal waters during the hours of darkness.
Condition No works which include the creation of trenches or culverts or the presence of pipes shall commence until measures to protect badgers from being trapped in open excavations and/or pipe and culverts are submitted to and approved in writing by the Local Planning Authority. The measures shall include: a) Creation of sloping escape ramps of badgers, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of the working day; and b) Open pipework greater than 150mm outside diameter being blanked off at the end of each working day.
Reason In order to ensure badgers are protected on site.
Condition Prior to the construction above damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of any phase, the foul water drainage works relating to that phase must have been carried out in accordance with the approved scheme.
Reason To prevent environmental and amenity problems arising from flooding.
Condition Adequate space shall be provided within the site for the parking of vehicles in accordance with a plan to be submitted to and approved in writing by the Local Planning Authority and shall be laid out, surfaced and marked out before the premises are occupied and permanently set aside for that purpose.
Reason In the interest of safety and convenience of users of the adjoining highway.
Condition Prior to the occupation of the first dwelling, a scheme and timetable detailing the provision of a fire hydrant, and its associated infrastructure, shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason In the interest of public safety.
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 No development shall commence on site unless and until the existing haulage business currently operating within the application site has ceased to operate from the site.
Reason In the interests of highway safety as the operation of the haulage business together with the residential development would require the provision of a ghost island right hand turn land being provided by the applicants on High Street due to the intensification of the usage of the existing access.
Condition No development shall commence on site unless and until a full set of engineering drawings including details of the site access junction, width and radii, footpath links, existing and proposed ground levels, drainage and surfacing proposals have been submitted to and approved in writing by the local planning authority. The development shall thereafter take place in accordance with the approved details.
Reason In the interests of highway safety.
Condition No development shall commence on site unless and until details of the design for the retaining wall and an Approval in Principle (AIP) document, in accordance with DRMB BD2/12 ‘Technical Approval of Highway Structures’ have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter take place in accordance with the approved details.
Reason In the interests of highway safety.
Condition No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work 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 No development shall take place within the application site until the applicant, or their agents or successors in title, have secured the implementation of a Level 2 programme of building recording work relating to the traditional brick built agricultural building 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 Notwithstanding drawing 3324-10 illustrating the replacement barn dwelling, details of this replacement barn dwelling shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in accordance with the approved details.
Reason To ensure that the replacement barn respects the character of the existing barn and also the Canal Conservation Area.
Condition The development hereby permitted shall proceed in accordance with the Technical Note prepared by Resound Acoustics dated 30th August 2018 ref RA00517-TNI.
Reason In the interest of residential amenity.
Informative Advanced planting along the north western boundary will be considered at reserved matters stage as this is the most open boundary.
Informative 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).
Informative The applicant/developer is advised to contact the Canal and Rivers Trust to discuss the works proposed (including any access over the Trust’s land as may be required to undertake any works), to ensure that any necessary consents can be obtained and that all works conform to the Trust’s current Code of Practice for Works Affecting the Canal and River Trust. Please contact Osi Ivowi, Infrastructure Services Team Regional Manager South at osi.ivowi@canalrivertrust.org.uk or on 01908 302591.
Informative The applicant/developer is advised to contact the Canal and River Trust to discuss the proposed discharge of surface water to the Grand Union Canal to ensure that any necessary consents can be obtained. Please contact Chris Lee, Regional Utilities Surveyor at lee.chris@canalrivertrust.org.uk or on 07771717371.
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 The decision is made with reference to the following reports; Nocturnal Bat Survey Report prepared by Cotswold Wildlife Surveys dated 26th July and 8th August 2018 Design and Access Statement prepared by BHB Architects Planning Statement prepared by Rosconn Strategic Land dated April 2019 Air Quality Assessment prepared by Kairus Ltd dated May 2018 Structural Investigation Survey prepared by Simon Wilkinson Surveyors dated 10th January 2018 Noise Assessment prepared by Resound Acoustics dated May 2018 An Assessment of Current and Future Sustainability prepared by Rural Solutions dated October 2018 Statement of Significance prepared by Cotswold Archaeology dated May 2018 Heritage Desk-Based Assessment prepared by Cotswold Archaeology dated May 2018 Transport Statement prepared by Rosconn Strategic Land dated March 2019



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