5
The Committee received a presentation on Items 5 and 6 DC/21/0027/FUL – 54 bed Care Home (full application) and 100 Extra Living Apartments (outline application) and DC/21/0007/FUL – Grass Sports Pitch and 3G Sports Pitch at Norwich Road / Harrisons Lane, Halesworth.
The Planning Development Manager advised that the two applications related to allocation WLP4.1 in the Local Plan. Whilst the presentation covered both items, each application would be debated separately.
The Principal Planner advised that the proposal for the Care Home and Extra Living Apartments tied in with the Local Plan and the aerial view showed the extent of the site with a red line, the blue line indicated the site for the Sports Provision and the location of the Apollo Youth Club and the two listed buildings Wissett House and Town Farmhouse were also identified. The yellow line showed the extend of WLP4.1 Halesworth/Holton Health Neighbourhood which included the land for the residential development of 190 homes that had been agreed in 2019. Photographs showed the street scene, existing path along the southern boundary, views across the site, the Skills Centre and Apollo Youth Club, the location of the proposed 3G pitch, and further views along Loam Pit Lane. The slide of the master plan showed the two proposed accesses, layout of the buildings together with ground and first floor layouts off a central hub, an artist’s impression of elevations and a mass/scale and landscape parameter plan.
The Principal Planner advised that the principle of the development was in accordance with WLP4.1 with the site being in a sustainable location with access to the town centre. He further explained that the specialist housing accommodation for the older population was C2 use class and would remain C2 in perpetuity. Highways and heritage considerations had been addressed and it was considered that the development could be accommodated on the site satisfactorily with no neighbour impact. Existing pedestrian routes would be improved and a new pedestrian link would be provided. A Section 106 Agreement would secure obligations as set out in paragraph 9.1 of the report. Health care considerations were necessary as the existing doctors’ surgery was at capacity and it was proposed that 94sqm of clinical floor area could be provided. Further discussions would take place with the CCG on primary health care expansion.
The proposal was an enabling development which would provide the sports pitch.
The Principal Planner advised that the application was recommended for approval subject to conditions as set out in the report.
In debating DC/21/0027/FUL, Members questioned the height of the proposed care home and compared to that of Excelsior House, the retention of the youth club, sufficient management of the extra planting to ensure minimal failures and what employment would be created as part of the scheme. The Principal Planner advised that the care home was two-storey only and there would be benefits from the proposed landscaping. The Planning Development Manager confirmed that the current application did not provide for the demolition of the youth club; that would form part of later phases. Questions relating to employment should be directed to the applicant.
The Chairman invited the public speakers to address the Committee.
As an objector, Ms C Chenery advised that she was Chairman of the Halesworth Town Junior Club and they did not agree with the loss of the green space for the care home. They had teams to develop and needed pitches for that purpose. The care home could be built anywhere but not on green space. The benefits to the football club outweighed the proposal and it would be detrimental to take away their pitches. The proposed pitches were to be marked out for rugby not football and there was no guarantee the junior club would get any pitches. There would be no grass for the children, fees would increase. She asked the Committee to note that the club did not agree with the development, neighbours had not been contacted and the application had not been open and honest.
In response to a Member’s question on the rugby and football issues and if Sport England had been made aware, Ms Chenery advised that they had been made aware of the need for green space for juniors for months.
As Chairman of Halesworth Town Council’s Planning, Cllr P Dutton advised that the area was not an urban venue; the site was a very rural open space with trees. The Town Council reflected the opinions and comments of residents that the application should be rejected for many reasons. It was not an urban setting, the height of the proposed buildings would shadow the nearby bungalows, and the buildings were far too big for the site. Based on information from 2017, older people should be treated in their own homes and the Neighbourhood Plan was coming into place. There was no need for extra care apartments as two care homes in the town already had vacancies. The local GPs would not be able to support the development. The development would cause surface water problems and the loss of grass space in Halesworth was a concern, as there were no other suitable areas for open space. Cllr Dutton, asked that the application be rejected for the reasons given.
Members asked questions relating to:
- Number of spaces in care homes.
- Whilst the site was using green space, better sports facilities would be available.
- Housing development in the Local Plan allocation would make the site urban.
Cllr Dutton advised that a small number of care home beds had been vacant for a long time; people preferred to be treated in their own home and it that was in accordance with national and CCG policy. Sports pitches were needed but the proposed 3G was not pleasant to play on particularly for small children. This grass space was important as Halesworth was built up and any other spaces were inappropriate. If the site was taken over by rugby, the juniors’ team could end up folding and the youngsters would lose their exercise. Cllr Dutton stated that the site was a long way from the main road and could only be classed as sub-urban.
Mr S Humphrey, speaking for the applicant, thanked the officer for an excellent presentation and report. He advised that they were using an allocated site for their purpose and green space was being provided. It was important to cater for the older population. It should be noted that 26.6% of the population in Waveney was made up by the over 65s compared to 18% in England. This proposal was providing for their needs.
Members questioned:
- Employment being brought to the area
- Residents being within a five mile radius of the site with the nearest hospital being located in Gorleston
- Disabled access and lifts
- How residents would be treated with the local GP surgery being full
- What ground floor amenities would be provided and if any café would be available to members of the public
Mr S Kaushal, the applicant, confirmed that they would anticipate recruiting 80-100 people, both full-time and part-time, and offer flexible working time. They would be working with the CCG and establish links with local colleges to offer training and attract new talent into care jobs. Mr Kaushal advised that he was not a developer but a provider of social care and wished to provide a service fit for the future. Some people might wish to stay in their own homes if they received 24/7 care but that was not always possible. This proposal provided a community which would reduce loneliness. Everyone would have their own front door but be able to call on staff at any time and there would be lifts to all levels. They would not necessarily exclude anyone outside of the five mile radius. It was hoped to have the first resident on site during the summer of 2023 and prior to that they would be in contact with the local GP surgery, work on training staff and consider having a nurse practitioner based on the site. Space for socialising would be available on the ground floor and for amenities and restaurant/café and they would engage with their residents to see what they wanted. The C2 use would be registered with the CQC so they would not want to compromise the residents by fully opening facilities to the public.
Ward Member Councillor Goldson reminded the Committee that the hospital in the town had not been fit for modern nursing and was closed by the CCG. All parties including the CCG, PCT, doctors and sports representatives had been involved and the proposal was what was needed in the town. Halesworth was furthest from any hospital in the county, some 26 miles to James Paget and Norwich Hospitals and 30 miles from Ipswich. Halesworth had an aging population with waiting lists to get into both existing homes and adult social care was required now with some people having to be moved out of the town. With this facility, it would provide for the frail and intermediate care and somewhere for people to go. The younger population were not staying in the town because there was little infrastructure with no trains or buses direct to Norwich. The care home intended to run a full training programme and the application should be supported as the facilities were well and truly needed.
In response to questions from the Committee, Councillor Goldson confirmed that he was content with the application even though no affordable homes were being provided. Social care would normally need to negotiate with care homes as they were all privately owned and when patients came out of hospital, this site would provide the necessary care. There should be no flooding as the site was on a hill and the Floods Authority believed the plans were sustainable.
The Planning Development Manager advised that the proposal was planning for the future to 2036 beyond the Local Plan providing an allocation for older living, highlighted by the age profiles of Saxmundham, Beccles and Halesworth.
Members noted the design and the provision of one bedroomed units and agreed there was a need for provision in the area. Whilst noting comments objecting to the application, it was agreed the was no reason not to accept the proposal and Members accepted that the residents would not necessarily want peace and quiet and might enjoy the use of the sports pitch. Following a proposal for approval, which was duly seconded, it was
RESOLVED
That authority to approve be granted, subject to the conditions set out below and subject to the completion of a S106 Legal Agreement within six months to secure the following obligations:
• Standard care package including minimum personal care requirements (primary residents of the assisted living units).
• A financial contribution towards primary healthcare expansion, the amount to be confirmed by Norfolk and Waveney CCG.
• Public Right of Way creation funding for a footpath link to Cutlers Hill Surgery
• Per extra living unit contribution to the Suffolk RAMS
• licence to Halesworth Campus to allow the site of apartment block A to continue being used for playing pitches for a minimum of 12 months.
If the S106 is not completed within 6 months, authority to refuse the application be granted.
Conditions:
1. The development hereby permitted through the full application shall be begun within a period of three years beginning with the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. In respect of the outline planning permission hereby approved approval of the details of the siting, design and external appearance of the buildings, and the landscaping of the site (hereinafter called "the reserved matters") and measures to minimise water and energy consumption shall be obtained from the local planning authority in writing before any development is commenced. Development shall be carried out as approved.
Reason: This condition is imposed in accordance with Section 92 of the Town and Country Planning Act 1990.
3. The development subject of the outline planning permission hereby approved shall be begun within the time limits specified in Condition 4 and is subject to any conditions imposed thereon.
Reason: In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2010 (as amended).
4. a) Application for approval of any reserved matters must be made within three years of the date of this outline permission and then
b) The development hereby permitted must be begun within either three years from the date of this outline permission or within two years from the final approval of the reserved matters, whichever is the later date.
Reason: To comply with section 92 of the Town and Country Planning Act 1990.
5. The submission of reserved matters applications pursuant to the outline application shall demonstrate substantial compliance with the Movement and Access Parameter Plan (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1010); Mass and Scale Parameter Plan (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1011); Landscape and Character Parameter Plan (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1013); Landscape and Character Parameter Plan - Public Realm (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1014); Landscape and Character Parameter Plan - Semi-Private Spaces (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1015) and Use Parameter Plan (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1016) contained within the Design and Access Statement (Ref. 9363 / 0001 / P02) received 16 August 2021.
Reason: In order to secure high-quality design it is essential to establish development parameters to guide future reserved matters application, in accordance with the design and objectives of Local Plan policy WLP8.29 (Design).
6. Pursuant to the Use Parameter plan (Drwg. No. 9363 - FM - ZZ - 00 - DR - A - 1016) the submission of reserved matters applications shall demonstrate substantial compliance with the Accommodation Schedule set down in Table 1 of the Design and Access Statement (Ref. 9363 / 0001 / P02) received 16 August 2021.
Reason: For the avoidance of doubt and to ensure the inclusion of communal facilities within reserved matters submissions.
7. Prior to the first operation of the care home the existing pedestrian / cycle footpath along the southern boundary of the site shall be increased to 3m wide up to the boundary of the adjacent Halesworth Campus site (application DC/21/0007/FUL) as shown on the Movement and Access Parameter Plan; in accordance with details previously agreed in writing by the local planning authority.
Reason: Connectivity between the site and the adjacent site is a critical element of Policy WLP4.1 Halesworth/Holton Healthy Neighbourhood. In order to ensure the delivery of this pedestrian connection the route must be improved at an early stage of the development.
8. The development shall be carried out generally in accordance with the Proposed Masterplans (Drwg. Nos. 9363-FM-ZZ-00-DR-A-1001-04 and 9363-FM-ZZ-00-DR-A-1000-08 received 16 August 2021.
Reason: To secure a properly planned development.
9. The development hereby permitted shall be completed in all respects strictly in accordance with the following plans received on 19 January 2021 (unless stated otherwise), for which permission is hereby granted or which are subsequently submitted to and approved by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.
9363-FM-ZZ-00-DR-A-0110-01 - Existing Site Plan, received 16 August 2021;
9363-FM-CH-GF-DR-A-2000-P05 - Ground Floor Layout;
9363-FM-CH-01-DR-A-2001-P05 - First Floor Layout;
9363-FM-CH-02-DR-A-2002-P01 - Second Floor (Attic) Layout;
9363-FM-CH-RF-DR-A-2003-P01 - Roof Plan;
9363-FM-CH-ZZ-DR-A-1300-P01 - Sections - Sheet 1;
9363-FM-CH-ZZ-DR-A-1301-P01 - Sections - Sheet 2;
9363-FM-CH-ZZ-DR-A-1400-P02 - West and East Elevations;
9363-FM-CH-ZZ-DR-A-1401-P01 - Typical House Elevations;
9363-FM-CH-ZZ-DR-A-1402-P01 - South Elevations;
9363-FM-CH-ZZ-DR-A-1403-P01 - North Elevations;
9363-FM-CH-ZZ-DR-A-1404-P01 - Northern Courtyard Elevations;
HALSTRP-Nov20 Tree Retention and Protection Plan, received 5 January 2021
HALESRPA-Nov20 Root Protection Areas Plan, received 5 January 2021 and
JN1082-Dwg-0016D and JN1082-Dwg-0019B, received 15 December 2021
Reason: To secure a properly planned development.
10. The development shall be implemented in accordance with the site wide phasing plan Drwg. No. 9363-FM-ZZ-00-DR-A-1002-01 received.
Reason: To ensure that key elements of the approved development are delivered at the right time in the interests of securing a sustainable form of development.
11. Samples of all external facing and roofing materials of the care home shall be submitted to and approved by the Local Planning Authority before development commences. Development shall be carried out in accordance with the approved samples.
Reason: To ensure the satisfactory external appearance of the development.
12. No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc); proposed and existing functional services above and below ground (e.g. drainage power, communications cables, pipelines etc indicating lines, manholes, supports etc); retained historic landscape features and proposals for restoration, where relevant. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed number/densities where appropriate; implementation programme. Landscaping proposals should be based on the Landscape Masterplans.
Reason: To ensure the provision of amenity afforded by appropriate landscape design.
13. All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the Local Planning Authority; and any trees or plants which, within a period of five years from completion of the development, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation; all works shall be carried out in accordance with the relevant provisions of appropriate British Standards or other recognised Codes of Good Practice.
Reason: to ensure that the appearance of the development is satisfactory
14. The grass playing field proposed under application DC/21/0007/FUL shall be implemented in full in accordance with the approved plans prior to any development of the extra living apartments hereby approved.
Reason: To ensure replacement playing field is provided in order to satisfy exception 4 of Sport England's playing fields policy and NPPF Para 99.
15. No development shall take place until a scheme for the installation of fire hydrants has been submitted to and approved in writing by the Local Planning Authority in conjunction with the Fire and Rescue Service. The fire hydrants shall be installed prior to occupation of any buildings to which they relate.
Reason: In the interests of fire safety.
16. No development shall take place within the area indicated [the whole site] until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.
The scheme of investigation shall include an assessment of significance and research questions; and:
a. The programme and methodology of site investigation and recording
b. The programme for post investigation assessment
c. Provision to be made for analysis of the site investigation and recording
d. Provision to be made for publication and dissemination of the analysis and records of the site investigation
e. Provision to be made for archive deposition of the analysis and records of the site investigation
f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Strategic Priority 3 and WLP8.40 of the Waveney Local Plan (2019) and the National Planning Policy Framework (2021).
17. No building shall be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 15 and the provision made for analysis, publication and dissemination of results and archive deposition.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Strategic Priority 3 and WLP8.40 of the Waveney Local Plan (2019) and the National Planning Policy Framework (2021).
18. Prior to commencement of development of the care home and blocks A, B and D a noise assessment for each building should be submitted to include all proposed plant and machinery and be based on BS4142:2014. A rating level (LAeq) of at least 5dB below the typical background (LA90) should be achieved. Where the rating level cannot be achieved, the noise mitigation measures considered should be explained and the achievable noise level should be identified and justified.
Reason: In the interests of amenity.
19. Prior to commencement of development of Blocks A, B and D a sound attenuation scheme including acoustic fencing, aimed at protecting the proposed residential properties from noise from the adjacent sports pitches and ventilation units at the nearby skills academy shall be submitted to the Local Planning Authority in writing. Only an approved scheme shall be implemented and retained thereafter.
Reason: In the interests of amenity.
20. Development of any building shall not commence until a Construction Method Statement for that building has been submitted to, and approved in writing by the local planning authority. The Statement shall provide for:
- the parking of vehicles of site operatives and visitors;
- loading and unloading of plant and materials;
- storage of plant and materials used in constructing the development;
- the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
- wheel washing facilities;
- measures to control the emission of dust and dirt during construction;
- a scheme for recycling/disposing of waste resulting from demolition and construction works; and
- delivery, demolition and construction working hours.
The approved Construction Method Statement shall be adhered to throughout the construction period for the development.
Reason: In the interest of local amenity and protection of the local environment during construction.
21. Development must be undertaken in accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Ecological Impact Assessment (EcIA) (The Landscape Partnership, December 2020) as submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development.
22. No removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason: To ensure that nesting birds are protected.
23. No development affecting areas of suitable reptile habitat, as identified in Ecological Impact Assessment (EcIA) (The Landscape Partnership, December 2020), shall take place (including any demolition, ground works, site clearance) until a method statement for reptiles has been submitted to and approved in writing by the local planning authority. The content of the method statement shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) initial aftercare and long-term maintenance (where relevant);
g) disposal of any wastes arising from works.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
Reason: To ensure that ecological receptors are adequately protected as part of the development.
24. If the Reserved Matters application for the Outline element of the development hereby approved is not within 2 years from the date of the planning consent, the approved ecological measures secured through Condition 20 shall be reviewed and, where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of protected and/or UK Priority species and ii) identify any likely new ecological impacts that might arise from any changes.
Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted as part of the relevant Reserved Matters application.
Works will then be carried out in accordance with the proposed new approved ecological measures and timetable.
Reason: To ensure that ecological mitigation measures are appropriately delivered based on up-to-date evidence.
25. No development (including any construction, demolition, site clearance or removal of underground tanks and relic structures) approved by this planning permission, shall take place until a site investigation consisting of the following components has been submitted to, and approved in writing by, the local planning authority:
a) A desk study and site reconnaissance, including:
- a detailed appraisal of the history of the site;
- an inspection and assessment of current site conditions;
- an assessment of the potential types, quantities and locations of hazardous materials and contaminants considered to potentially exist on site;
- a conceptual site model indicating sources, pathways and receptors; and
- a preliminary assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed).
b) Where deemed necessary following the desk study and site reconnaissance an intrusive investigation(s), including:
- the locations and nature of sampling points (including logs with descriptions of the materials encountered) and justification for the sampling strategy;
- an explanation and justification for the analytical strategy;
- a revised conceptual site model; and
- a revised assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed).
All site investigations must be undertaken by a competent person and conform with current guidance and best practice, including: BS 10175:2011+A1:2013 and CLR11.
Reason: To ensure that 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 workers, neighbours and other offsite receptors.
26. No development (including any construction, demolition, site clearance or removal of underground tanks and relic structures) approved by this planning permission, shall take place until a detailed remediation method statement (RMS) has been submitted to, and approved in writing by, the LPA. The RMS must include, but is not limited to:
- details of all works to be undertaken including proposed methodologies, drawings and plans, materials, specifications and site management procedures;
- an explanation, including justification, for the selection of the proposed remediation methodology(ies);
- proposed remediation objectives and remediation criteria; and
- proposals for validating the remediation and, where appropriate, for future maintenance and monitoring.
The RMS must be prepared by a competent person and conform to current guidance and best practice, including CLR11.
Reason: To ensure that 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 workers, neighbours and other offsite receptors.
27. Prior to any occupation or use of the approved development the RMS approved under condition 2 must be completed in its entirety. The LPA must be given two weeks written notification prior to the commencement of the remedial works.
Reason: To ensure that 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 workers, neighbours and other offsite receptors.
28. A validation report must be submitted to and approved in writing by the LPA prior to any occupation or use of the approved development. The validation report must include, but is not limited to:
- results of sampling and monitoring carried out to demonstrate that the site remediation criteria have been met;
- evidence that any RMS approved in pursuance of conditions appended to this consent has been carried out competently, effectively and in its entirety; and
- evidence that remediation has been effective and that, as a minimum, the site will not qualify as contaminated land as defined by Part 2A of the Environmental Protection Act 1990.
Reason: To ensure that 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 workers, neighbours and other offsite receptors.
29. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. No further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety.
An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) 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.
Where remediation is necessary a detailed remediation method statement (RMS) must be prepared, and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works.
Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: To ensure that 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 workers, neighbours and other offsite receptors.
30. Prior to commencement of development full details of photo-voltaic panels and measures to minimise water consumption 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 interests of securing a sustainable form of development.
31. No other part of the development hereby permitted shall be occupied until the new access has been laid out and completed in all respects in broad accordance with drawing nos. JN1082-Dwg-0016D & JN1082-Dwg-0019B. Thereafter it shall be retained in its approved form.
Reason: To ensure the access is laid out and completed to an acceptable design in the interests of the safety of persons using the access and users of the highway. *This needs to be a pre-commencement condition because access for general construction traffic is not otherwise achievable safely.
32. All internal footways and cycleways shall be laid out according to drawing no. 9363-FM-ZZ-00-DR-A-1000-08
Reason: To ensure that appropriate pedestrian and cyclist access can be maintained across the site and meet NPPF and LTN 1/20.
33. The use shall not commence until the area(s) within the site shown on drawing no.
9363-FM-ZZ-00-DR-A-1000-08 for the purposes of loading, unloading, manoeuvring and parking of vehicles has / have been provided and thereafter the area(s) shall be retained, maintained and used for no other purposes.
Reason: To ensure that sufficient areas for vehicles to be parked are provided in accordance with Suffolk Guidance for Parking 2019 where on-street parking and or loading, unloading and manoeuvring would be detrimental to the safe use of the highway.
34. Before the development is commenced details of the infrastructure to be provided for electric vehicle charging points shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.
Reason: In the interests of sustainable travel provision and compliance with Local Plan Sustainable Transport Policies.
35. Before any building is constructed above ground floor slab level details of the areas to be provided for the secure, covered and lit cycle storage including electric assisted cycles shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.(or for dwellings) The approved scheme shall be implemented for each dwelling prior to its first occupation and retained as such thereafter.
Reason: To promote sustainable travel by ensuring the provision at an appropriate time and long term maintenance of adequate on-site areas and infrastructure for the storage of cycles and charging of electrically assisted cycles in accordance with Suffolk Guidance for Parking 2019.
36. Before the development hereby permitted is commenced a Construction Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out other than in accordance with the approved plan. The Construction Management Plan shall include the following matters:
a) parking and turning for vehicles of site personnel, operatives and visitors
b) loading and unloading of plant and materials
c) piling techniques (if applicable)
d) storage of plant and materials
e) provision and use of wheel washing facilities
f) programme of site and all associated works such as utilities including details of traffic management necessary to undertake these works
g) site working and delivery times
h) a communications plan to inform local residents of the program of works
i) provision of boundary hoarding and lighting
j) details of proposed means of dust suppression
k) details of measures to prevent mud from vehicles leaving the site during construction
l) haul routes for construction traffic on the highway network and
m) monitoring and review mechanisms.
n) Details of deliveries times to the site during construction phase
Reason: In the interest of highway safety to avoid the hazard caused by mud on the highway and to ensure minimal adverse impact on the public highway during the construction phase.
37. Outline:
1. Concurrent with the first reserved matters application(s) a surface water drainage scheme shall be submitted to, and approved in writing by, the local planning authority (LPA). The scheme shall be in accordance with the approved FRA and include:
a. Dimensioned plans and drawings of the surface water drainage scheme;
b. Modelling shall be submitted to demonstrate that the surface water runoff will be restricted to Qbar or 2l/s/ha for all events up to the critical 1 in 100 year rainfall events including climate change as specified in the FRA;
c. Modelling of the surface water drainage scheme to show that the attenuation/infiltration features will contain the 1 in 100 year rainfall event including climate change;
d. Modelling of the surface water conveyance network in the 1 in 30 year rainfall event to show no above ground flooding, and modelling of the volumes of any above ground flooding from the pipe network in a 1 in 100 year rainfall event including climate change, along with topographic plans showing where the water will flow and be stored to ensure no flooding of buildings or offsite flows;
e. Topographical plans depicting all exceedance flow paths and demonstration that the flows would not flood buildings or flow offsite, and if they are to be directed to the surface water drainage system then the potential additional rates and volumes of surface water must be included within the modelling of the surface water system;
f. Details of the maintenance and management of the surface water drainage scheme shall be submitted to and approved in writing by the local planning authority.
g. Details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include: Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-
i. Temporary drainage systems
ii. Measures for managing pollution / water quality and protecting controlled waters and watercourses
iii. Measures for managing any on or offsite flood risk associated with construction
The scheme shall be fully implemented as approved.
Reasons: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site for the lifetime of the development. To ensure the development does not cause increased flood risk, or pollution of watercourses or groundwater. To ensure clear arrangements are in place for ongoing operation and maintenance of the disposal of surface water drainage.
https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/guidance-on-development-and-flood-risk/construction-surface-water-management-plan/
38. Within 28 days of practical completion of the last dwelling or unit, a Sustainable Drainage System (SuDS) verification report shall be submitted to the LPA, detailing that the SuDS have been inspected, have been built and function in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks have been submitted, in an approved form, to and approved in writing by the LPA for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.
Reason: To ensure that the surface water drainage system has been built in accordance with the approved drawings and is fit to be put into operation and to ensure that the Sustainable Drainage System has been implemented as permitted and that all flood risk assets and their owners are recorded onto the LLFA's statutory flood risk asset register as required under s21 of the Flood and Water Management Act 2010 in order to enable the proper management of flood risk within the county of Suffolk https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/flood-risk-asset-register/
39. Full:
No development shall commence until details of the strategy for the disposal of surface water on the site have been submitted to and approved in writing by the local planning authority (LPA).
Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal, to ensure that the proposed development can be adequately drained
40. No development shall commence until details of the implementation, maintenance and management of the strategy for the disposal of surface water on the site have been submitted to and approved in writing by the LPA. The strategy shall be implemented and thereafter managed and maintained in accordance with the approved details.
Reason: To ensure clear arrangements are in place for ongoing operation and maintenance of the disposal of surface water drainage.
41. Within 28 days of practical completion of the last dwelling or unit, surface water drainage verification report shall be submitted to the Local Planning Authority, detailing and verifying that the surface water drainage system has been inspected and has been built and functions in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks in an agreed form, for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.
Reason: To ensure that the surface water drainage system has been built in accordance with the approved drawings and is fit to be put into operation and to ensure that the Sustainable Drainage System has been implemented as permitted and that all flood risk assets and their owners are recorded onto the LLFA's statutory flood risk asset register as required under s21 of the Flood and Water Management Act 2010 in order to enable the proper management of flood risk with the county of Suffolk https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/flood-risk-asset-register/
42. No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the LPA. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP shall include:
Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-
i. Temporary drainage systems
ii. Measures for managing pollution / water quality and protecting controlled waters and watercourses
iii. Measures for managing any on or offsite flood risk associated with construction
Reason: To ensure the development does not cause increased flood risk, or pollution of watercourses or groundwater https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/guidance-on-development-and-flood-risk/construction-surface-water-management-plan/
Informatives:
1. The submitted scheme of archaeological investigation shall be in accordance with a brief procured beforehand by the developer from Suffolk County Council Archaeological Service.
I would be pleased to offer guidance on the archaeological work required and, in our role as advisor to East Suffolk Council, the SCC Archaeological Service will, on request of the applicant, provide a specification for the archaeological work required at this site. In this case, an archaeological evaluation will be required to establish the potential of the site and decisions on the need for any further investigation (excavation before any groundworks commence and/or monitoring during groundworks) will be made on the basis of the results of the evaluation.
Further details on our advisory services and charges can be found on our website: http://www.suffolk.gov.uk/archaeology/
2. Note: It is an OFFENCE to carry out works within the public highway, which includes a Public Right of Way, without the permission of the Highway Authority.
Any conditions which involve work within the limits of the public highway do not give the applicant permission to carry them out. Unless otherwise agreed in writing all works within the public highway shall be carried out by the County Council or its agents at the applicant's expense.
The County Council must be contacted on Tel: 0345 606 6171.
For further information go to:
https://www.suffolk.gov.uk/roads-and-transport/parking/apply-and-pay-for-a-dropped-kerb/ or: https://www.suffolk.gov.uk/planning-waste-and-environment/planning-and-development-advice/application-for-works-licence/
County Council drawings DM01 - DM14 are available from:
https://www.suffolk.gov.uk/planning-waste-and-environment/planning-and-development-advice/standarddrawings/
A fee is payable to the Highway Authority for the assessment and inspection of both new vehicular crossing access works and improvements deemed necessary to existing vehicular crossings due to proposed development.
3. Note: It is an OFFENCE to carry out works within the public highway, which includes a Public Right of Way, without the permission of the Highway Authority.
The works within the public highway will be required to be designed and constructed in accordance with the County Council's specification.
The applicant will also be required to enter into a legal agreement under the provisions of Section 278 of the Highways Act 1980 relating to the construction and subsequent adoption of the highway improvements. Amongst other things the Agreement will cover the specification of the highway works, safety audit procedures, construction and supervision and inspection of the works, bonding arrangements, indemnity of the County Council regarding noise insulation and land compensation claims, commuted sums, and changes to the existing street lighting and signing. For further information please visit: https://www.suffolk.gov.uk/planning-waste-and-environment/planning-and-development-advice/application-for-works-licence/
4. The Local Planning Authority has assessed the proposal against all material considerations including planning policies and any comments that may have been received. The planning application has been approved in accordance with the objectives of the National Planning Policy Framework and local plan to promote the delivery of sustainable development and to approach decision taking in a positive way.
5. This permission is subject to the completion of a Section 106 legal agreement.
6. The applicant is advised that the proposed development may require the naming of new street(s) and numbering of properties/businesses within those streets and/or the numbering of new properties/businesses within an existing street. This is only required with the creation of a new dwelling or business premises. For details of the address charges please see our website www.eastsuffolk.gov.uk/planning/street-naming-and-numbering or email llpg@eastsuffolk.gov.uk
7. - Any works to a watercourse may require consent under section 23 of the Land Drainage Act 1991
- Any discharge to a watercourse or groundwater needs to comply with the Water Environment (Water Framework Directive) (England and Wales) Regulations 2017
- Any discharge of surface water to a watercourse that drains into an Internal Drainage Board district catchment is subject to payment of a surface water developer contribution
- Any works to lay new surface water drainage pipes underneath the public highway will need a licence under section 50 of the New Roads and Street Works Act