Erect 6 no. dwellings, form vehicular access (demolish existing outbuilding)
Minutes:
With the aid of a visual presentation including
plans and aerial photographs, the Case Officer identified the site and
explained the proposal and relevant planning policies to members. He included
photographs of the application site, the site location plan and proposed
access, proposed block plan of the site and Housing types were shown. There
were no objections from the Highway Authority on highway grounds. The principle
of residential development was considered acceptable and, in its design, scale
and layout and landscaping. There would be no significant harm to residential
amenity and no material considerations that would warrant refusal.
Public Participation
Mr Barker spoke in objection to the proposal and had collaborated with
his neighbours. He raised access issues and risks and explained that the
fundamental problem and main objection was regarding the risk to personal
safety and property created by allowing access for building and use of proposed
houses through the bottleneck between Nos 15 and 17 Armada Way. He explained
that there were concerns related to building machinery and vehicles and the
daily access by occupants, visitors, deliveries, mail, maintenance, and other
services present which would increase the volume of traffic through a
restricted access with poor visibility. The people living in 15 and 17 access
would be located by the bottleneck between both houses which would be
constricted further when they used their parking spaces. Drivers exiting
through the new site access would be unable to see any vehicles, cyclists or
pedestrians until they were clear of the walls on either side. Emergency
vehicles would have to negotiate the additional parked and moving traffic in a
limited space, and would be adding to the risk to people, property and
vehicles. He also spoke about the implications on Armada Way, which already had
a significant passage of people, regularly young children for school and sports.
Congestion would worsen the risk to these people and with the added
construction and crossing the pavement and many vehicles would need to reverse
crossing the pavement and the increased temporary parking of visitors, delivery
vehicles, site maintainers and others. He explained that there were no
concessions, or risk controls to minimise or mitigate the considerable impact
on the quality of life for the adjacent residents due to noise, dirt, dust,
waste, general building detritus and access denials, especially at busy times
of the day. Nor were there any apparent
risk controls to minimise the likelihood of any damage to utilities, road
surfaces and adjacent property in this confined area. The root cause of all of
the above risks and concerns is access to the proposed development across the
pavement and through the bottleneck via Armada Way. All of these risks and
concerns could be alleviated by singular vehicular access from the North, with
access via Armada Way provided to pedestrians/cycles only.
Ms Farmiloe spoke in objection to the impact of the
proposed development on neighbouring properties. She raised concerns that the
highway department had not done their job to the fullest extent and had
concentrated on the collection of refuse off the development which would not
happen and was not needed. She wished the highway department looked into more
detail at the impact of exiting the new development instead of accessibility.
She explained that widening of the gateway by 300 mm would not resolve the problem
of visibility for any of the residents and would be extremely difficult for all
concerned. The 6’ high wall which enclosed the development and existing parking
area obstructs the view completely on both sides of the gateway. There would be potentially 27 vehicles using
the same pinch point and not one of them had a good view of approaching cars
leaving the premises at the same time. She added that no one had reached out or
spoken to the residents or their families who were directly involved with how
the development would impact their ability to safely exit from their premises.
There was a resident who relied on a mobility scooter, and often drove past the
gate way every single day. As well as people who walked, cycle or put their
bins out that need to navigate the pinch point area. Also, a new gateway was
being built placed at the side of property and what is to stop the public using
this as a shortcut ignoring the existing public pathway, this would potentially
increase the footfall therefore potential accidents at the pinch point.
Mr Nock represented the applicant. He explained that the subject of the
application was to demolish the existing dairy farm building and erect 6 new
dwellings. The application followed a detailed pre-application consultation for
7 new dwellings and the planning officer’s comments were taken on board,
reducing the unit numbers and rearranging the site to provide additional
landscaping. During the planning application he consulted with the case
officer, making changes to the proposal to address consultee comments and
concerns. He added that subsequently, the proposals had been recommended for
approval and he understood the application was in due to an objection from the
Town Council. He clarified that for overdevelopment, the case officer had
confirmed that the layout of the development was acceptable and not
overdeveloped. Mr Nock and the applicant agreed that the proposal was well
designed with a far lower density than all surrounding developments, on Armada
Way and Sandringham Crescent. The Neighbouring areas had approximately 52
dwellings per hectare, whereas the proposal had a density of around 30
dwellings per hectare. He also informed that for vehicle access Dorset Council
Officers had no objections with the proposals and the case officer was
satisfied that access for a further 5 dwellings did not constitute a
significant level of additional vehicular use, considering the level of current
use. The access served 11 parking areas as well as a legal right of way for
vehicle access to the agricultural farmyard for tractors and lorries. For Bins
there were only two additional dwellings that relied upon the roadside of
Armada Way for bin collection and the Council’s waste policy manager had no
concerns. Landscaping- the landscaping plan showed that the hedging along the
border with the footpath would be reinforced and it was in the applicant’s
interest to do so for privacy of the gardens to units 05 and 06. With the
addition of six new heavy standard trees, the footpath would become higher
quality, well maintained green corridor, more so than it was previously. The
application also proposed the replacement of poor quality lleyandii hedging,
around the farmhouse curtilage, with pleached limes and walling, lending a more
verdant backdrop to the proposed development and local setting. He summarised
that the proposal was safe, a well-designed scheme, one recommended for
approval by the case officer following statutory consultations.
Members questions and comments
Having had the opportunity to discuss the merits of
the application and an understanding of all this entailed; having considered
the officer’s report and presentation; the written representatives; and what
they had heard at the meeting, a motion to APPROVE the officer’s
recommendation to GRANT planning permission as recommended, was proposed
by Cllr Major, and seconded by Cllr Rideout.
Decision: To grant planning permission subject to conditions
set out in the officer’s report and the additional condition set out below:
1.The development to which this permission relates
must be begun not later than the expiration of three years beginning with the
date of this permission.
Reason: This condition is required to be imposed by
Section 91 of the Town and Country Planning Act 1990 (as amended).
2. The development hereby permitted shall be
carried out in accordance with the approved plans:
Reason: For the avoidance of doubt and in the
interests of proper planning.
3. Prior to development above damp-proof course
level, details and samples of all external facing materials for the wall(s) and
roof(s) shall be submitted to, and approved in writing by, the Local Planning
Authority. Thereafter, the development shall proceed in accordance with such
materials as have been agreed.
Reason: To ensure a satisfactory visual appearance
of the development.
4. Before the development hereby approved is
occupied or utilised the turning/manoeuvring and parking shown on Drawing
Number 02 must have been constructed. Thereafter, these areas, must be
permanently maintained, kept free from obstruction and available for the
purposes specified.
Reason: To ensure the proper and appropriate
development of the site and to ensure that highway safety is not adversely
impacted upon.
5. Prior to
commencement of development hereby approved a Construction Traffic Management
Plan and programme of works shall be submitted to and approved in writing by
the Local Planning Authority. The Plan shall include construction vehicle
details (number, size, type and frequency of movement), vehicular routes,
delivery hours and contractors’ arrangements (compound, storage, parking,
turning, surfacing, drainage and wheel wash facilities). The development shall
thereafter be carried out strictly in accordance with the approved Construction
Traffic Management Plan.
Reason: In the interests of road safety.
6. The detailed biodiversity mitigation,
compensation and enhancement/net gain strategy set out within the approved
Biodiversity Plan certified by the Dorset Council Natural Environment Team on
16th January 2024 must be strictly adhered to during the carrying out of the
development. The development hereby approved must not be first brought into use
unless and until: i) the mitigation, compensation and enhancement/net gain
measures detailed in the approved biodiversity plan have been completed in
full, unless any modifications to the approved Biodiversity Plan as a result of
the requirements of a European Protected Species Licence have first been
submitted to and agreed in writing by the Local Planning Authority, and ii)
evidence of compliance in accordance with section J of the approved
Biodiversity Plan has been supplied to the Local Planning Authority. Thereafter
the approved mitigation, compensation and enhancement/net gain measures must be
permanently maintained and retained in accordance with the approved details.
Reason: To mitigate, compensate and enhance/provide
net gain for impacts on biodiversity.
7. In the
event that contamination is found at any time when carrying out the approved
development, it must be reported in writing immediately to the Local Planning
Authority and an investigation and risk assessment must be undertaken in
accordance with requirements of BS10175 (as amended). Should any contamination
be found requiring remediation, a remediation Page 33 scheme, including a time
scale, shall be submitted to and approved in writing by the Local Planning
Authority. On completion of the approved remediation scheme a verification
report shall be prepared and submitted within two weeks of completion and
submitted to the Local Planning Authority.
Reason: To ensure risks from contamination are
minimised.
8. Notwithstanding the provisions of the Town and
Country Planning (General Permitted Development) (England) Order 2015 as
amended (or any order revoking and re-enacting that Order with or without
modification), no additional windows or other openings permitted by Class A of
Schedule 2 Part 1 of the 2015 Order shall be constructed at first floor level
in any elevation of the dwellings hereby approved.
Reason: To protect amenity and the character of the
area.
9. The hard and soft landscaping works detailed on
approved drawing numbers 07 Rev A - Landscape Plan and 08 Rev A - Boundary
Treatment Plan must be carried out in full during the first planting season
(November to March) following commencement of the development or within a
timescale to be agreed in writing with the Local Planning Authority. The soft
landscaping shall be maintained in accordance with the agreed details and any
trees or plants which, within a period of 5 years from the 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.
Reason: To ensure the satisfactory landscaping of
the site and enhance the biodiversity, visual amenity and character of the
area.
10. Before any equipment, materials or machinery
are brought onto the site for the purposes of development, a pre-commencement
site meeting between the Tree Officer, Arboricultural Consultant and Site
Manager shall take place to confirm the protection of trees on and adjacent to
the site in accordance with the Arboricultural Impact Appraisal and Method
Statement prepared by NB Tree management, ref: Arboricultural Method Statement
Fordington Farm – dated 22.9.23. The tree protection shall be positioned as
shown on the Tree Protection Plan, ref: TPP1 dated Nov 2020 TC1 dated
22.09.2023. All tree protection shall be retained until the development is
completed and nothing shall be placed within the fencing, nor shall any ground
levels be altered or excavations made without the written consent of the Local
Planning Authority. This condition shall not be discharged until an
arboricultural supervision statement, the contents of which are to be discussed
and agreed at the pre-commencement meeting, is submitted to and approved in
writing by the Local Planning Authority on completion of development.
Reason: To ensure the avoidance of damage to
existing trees and natural features during the construction phase.
11.Prior to commencement of works samples of the
cellular confinement system to used, including the samples of the cell infill
aggregate, which shall not be of a calcareous nature rather a 4-20mm clean
angular granite of flint shall be submitted and approved in writing by the
Local Planning Authority.
Reason: To safeguard trees and natural features
which are important to the visual amenities of the area.
12.No works shall take place until the applicant
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 to and approved by the Local Planning Authority. This scheme
shall cover archaeological fieldwork together with post-excavation work and
publication of the results.
Reason: To safeguard and/or record the
archaeological interest on and around the site.
13.The development shall be implemented in full
accordance with the drainage mitigation and maintenance details outlined in the
Surface Water Drainage Strategy and Flood Risk Assessment Prepared for J &
F Properties (Southern Ltd.) by Godsall Arnold dated September 2023 revised:
August 2024.
Reason: To avoid drainage problems as a result of
the development with consequent pollution or flood risk.
14. No development shall commence until the
necessary nutrient mitigation credits to mitigate the impacts of the
development on the Poole Harbour Special Protection Area (SPA) and Ramsar have
been secured from an accredited nutrient provider and a copy of the Nutrient
Credit Certificate demonstrating that purchase, has been submitted to and
approved in writing by the Local Planning Authority.
Reason: To ensure that sufficient mitigation is
provided against any impact which may arise from the development on the Poole
Harbour SPA and Ramsar.
15.Details of measures to limit the water use of
the dwellings in accordance with the optional requirement in regulation
36(2)(b) and the Approved Document for Part G2 of the Building Regulations 2010
(or any equivalent regulation revoking and/or re-enacting that Statutory
Instrument) shall be submitted to and approved in writing by the Local Planning
Authority before the dwellings are occupied. The submitted details shall
include a water consumption calculation to demonstrate for each dwelling in
accordance with the Approved Documents referred to above. The approved measures
shall be implemented prior to occupation and maintained in accordance with the
approved details thereafter. The measures will need to demonstrate that the
development will secure a higher level of water efficiency than a figure of
110L/person/day and shall be implemented prior to occupation and maintained in
accordance with the approved details thereafter.
Reason: To ensure nutrient neutrality in the Poole
Harbour catchment in the interests of protected habitats.
16. Before
the development hereby approved is first occupied, the applicant shall have
first submitted to and had approved in writing by the Local Planning Authority,
details of a scheme to lower and shorten the lengths of walling either side of
the egress from the site onto the shared access to Armada Way. Thereafter
the development shall be implemented in accordance with the agreed scheme and
shall be retained, maintained and kept free from all obstruction in accordance
with the agreed details.
Reason: In
the interest of highway safety.
Supporting documents: