Agenda item

Residential extensions and refurbishments creating one 2-bedroomed dwelling (House 1), two 3-bedroomed dwellings (House 3 and 4) and one 4-bedroomed dwelling (House 2), new gardens, a new vehicular access and a car park, off-site alterations to junction of track to the east of the site with Church Lane and to remove certain trees from the rear of the site. (Revised Scheme)

Willoughby Almshouses, Church Lane, Cossall, Nottinghamshire, NG16 2RT

Residential extensions and refurbishments creating one 2-bedroomed dwelling (House 1), two 3-bedroomed dwellings (House 3 and 4) and one 4-bedroomed dwelling (House 2), new gardens, a new vehicular access and a car park, off-site alterations to junction of track to the east of the site with Church Lane and to remove certain trees from the rear of the site. (Revised Scheme)

Willoughby Almshouses, Church Lane, Cossall, Nottinghamshire, NG16 2RT

 

This application is brought to the Committee upon the request of Councillor D D Pringle.

 

There were no late items for the Committee to consider.

 

Marie Gilbert, supporting and Tim Allen, objecting on behalf of Historic England, made representation to the Committee prior to the debate.

 

The Committee, having paid due regard to the representations made to it, debated the item with particular reference to the current dilapidated state of the almshouses, the importance of preservation and the need to bring the buildings back into use.  Local support for the application was noted.

 

It was proposed by Councillor G Marshall and seconded by Councillor R Falvey that, should the proposed development be approved, any permitted development rights should be removed.  On being put to the meeting the motion was carried.

 

          RESOLVED that should the proposed development be approved, any permitted development rights should be removed. 

 

          RESOLVED that planning permission be granted with the wording of the approval to include conditions on plans, time, materials, boundary treatments and the removals of permitted development rights.

 

          RESOLVED that the precise wording of the approval be delegated to the Chair of the Planning Committee in agreement with the Head of Planning and Economic Development.

 

Conditions:

 

1.       The development hereby permitted shall be commenced before the expiration of three years beginning with the date of this permission.

 

2.       The development hereby permitted shall be carried out in accordance with drawing(s) numbered Proposed South Elevation Image, 259/30, Proposed North Elevation Image, 2259/29B, Site Location Plan, 2259/15A, Proposed Site Block Plan, 2259/14J, Proposed Elevations, 2259/21H, Proposed Ground Floor Paln, 2259/12K, Proposed First Floor Plan, 2259/12I, Proposed Sections A,B,C and D,Tree and Arboricultural Impact Assessment (08.02.2021) received by the Local Planning Authority on 03 July 2023.

 

3.       No building operations shall be carried out until details of the manufacturer, type and colour of the materials to be used in facing Elevations, Roof, Windows, Doors, Bin/Cycle Storage Areas, Walls, Driveway/Parking Areas and Cycle/Bin Storage Areas have been submitted to and approved in writing by the Local Planning Authority, and the development shall be constructed only in accordance with those details.

 

4.       No development shall take place until a landscaping scheme has been submitted to and approved by the Local Planning Authority. This scheme shall include the following details:

 

(a) trees, hedges and shrubs to be retained and measures for their protection during the course of development

(b) numbers, types, sizes and positions of proposed trees and shrubs

(c) proposed boundary treatments

(d) proposed hard surfacing treatment

(e) proposed lighting details

(f) planting, seeding/turfing of other soft landscape areas

 

The approved scheme shall be carried out strictly in accordance with the agreed details.

 

5.       The approved landscaping shall be carried out not later than the first planting season following the substantial completion of the development or occupation of the building(s), whichever is the sooner and any trees or plants which, within a period of 5 years, die, are removed or have become seriously damaged or diseased shall be replaced in the next planting season with ones of similar size and species to the satisfaction of the Local Planning Authority, unless written consent has been obtained from the Local Planning Authority for a variation.

 

6.       No development within the full planning permission phase hereby approved shall take place until a Construction / Demolition Method Statement has been submitted to and approved in writing by the Borough Council. The statement shall include:

 

a) The means of access for construction traffic;

b) parking provision for site operatives and visitors;

c) the loading and unloading of plant and materials;

d) the storage of plant and materials used in construction / demolition the development;

e) a scheme for the recycling/disposal of waste resulting from construction / demolition works; and

f) details of dust and noise suppression to be used during the construction phase.

g) a scheme for the identification and safe removal of asbestos containing material.

 

The approved statement shall be adhered to throughout the construction period.

 

7.       No construction or site preparation work in association with this permission shall be undertaken outside of the hours of 08:00-18.00 Monday to Friday, 08:00-13:00 Saturdays and at no time on Sundays or Bank Holidays.

 

8.       No part of the development hereby permitted shall be brought into use until the parking/turning areas and access driveway are surfaced in a bound material with the parking bays clearly delineated in accordance with drawing titled proposed site plan' number 2259/14J. The parking/turning areas and access driveway shall be maintained in the bound material for the life of the development and shall not be used for any purpose other than the parking/turning and access of vehicles.

 

9.       No part of the development hereby permitted shall be brought into use until the visibility splays are provided in accordance with drawing titled proposed access (5.3m) Visibility splays number CL-HSP-00-00-DR-C-209.

 

10.      No part of the development hereby permitted shall be brought into use until the access has been widened and provides a minimum width of 5.3 (m) for the first 8.0 (m) rear of the highway boundary in accordance with drawing titled proposed access (5.3m) Visibility splays number CL-HSP-00-00-DR-C-209.

 

11.      The rooflights hereby approved shall be of a traditional conservation type and maintained as such for the life of the development.

 

12.      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification), no further extensions to the dwelling or outbuildings shall be erected within the curtilage of the dwelling without the prior approval of the local planning authority, by way of a formal planning application.

Reasons:

 

1.       To comply with S91 of the Town and Country Planning Act 1990 as amended by S51 of the Planning and Compulsory Purchase Act 2004.

 

2.       For the avoidance of doubt.

 

3.       No such details were submitted and to ensure the development presents a satisfactory standard of external appearance, in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014), Policy 11 and Policy 17 of the Part 2 Local Plan (2019).

 

4.       No such details were submitted and to ensure that the details are satisfactory in the interests of the appearance of the area and in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014) and Policy 17 of the Part 2 Local Plan (2019).

 

5.       In the interests of the appearance of the area and in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014) and Policy 17 of the Part 2 Local Plan (2019).

 

6.       To protect the amenity of neighbouring properties, in accordance with policy 17 of the Broxtowe Part 2 Local Plan (20190.

 

7.       To protect the amenity of neighbouring properties, in accordance with Policy 17 of the Broxtowe Part 2 Local Plan (2019).

 

8.       To ensure that adequate off-street parking provision is made to reduce the possibilities of the proposed development leading to on-street parking in the area, in accordance with policy 17 of the Broxtowe Part 2 Local Plan (2019).

 

9.       In the interest of highway safety.

 

10.      To enable vehicles to enter and leave the public highway in a slow and controlled manner and in the interests of general Highway safety.

 

11.      No such details were submitted and to ensure the development presents a satisfactory standard of external appearance, in accordance with the aims of Policy 10 of the Aligned Core Strategy (2014), Policy 11 and Policy 17 of the Part 2 Local Plan (2019).

 

12.      Further extensions to the dwelling or outbuildings in the garden would be considered disproportionate additions within the Green Belt and would be contrary to Policy 8 of the Part 2 Local Plan (2019).

 

Note to Applicant

 

1.       The Council has acted positively and proactively in the determination of this application by working to determine it within the agreed determination timescale.

 

2.       The proposed development lies within an area that has been defined by the Coal Authority as containing coal mining features at surface or shallow depth.  These features may include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and former surface mining sites.  Although such features are seldom readily visible, they can often be present and problems can occur, particularly as a result of new development taking place. 

 

Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant land stability and public safety risks.  As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should be avoided.  In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design which takes into account all the relevant safety and environmental risk factors, including mine gas and mine-water.  Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at:

www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries

 

Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit.  Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes.  Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. 

 

If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.  Further information is available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

 

3.       As this permission relates to the creation of a new unit(s), please contact the Council's Street Naming and Numbering team: 3015snn@broxtowe.gov.uk to ensure an address(es) is(are) created.  This can take several weeks and it is advised to make contact as soon as possible after the development commences. A copy of the decision notice, elevations, internal plans and a block plan are required. For larger sites, a detailed site plan of the whole development will also be required.

 

4.       Burning of commercial waste is a prosecutable offence. It also causes unnecessary nuisance to those in the locality. All waste should be removed by an appropriately licensed carrier.

 

5.       There should be no disturbance to the surface of the footpath without prior authorisation from the Rights of Way team. It is noted that the developer intends to resurface the footpath. Before any works are undertaken the Rights of Way team should be provided with full details of the works that are intended to be carried out. Authorisation should be given before any works are carried out, by contacting Helen Spencer at email: helen.spencer@viaem.co.uk

 

6.       No works shall commence following the granting of planning permission until Listed Building Consent (LBC) has been granted (23/00511/LBC).