BHH – Bursledon, Hamble and Hound Local Area Committee Thursday 29 June 2017.
Application Number: / F/17/80123Case Officer: / Gary Osmond
Received Date: / Tuesday 28 February 2017
Site Address: / 100 Station Road, , Netley Abbey, Southampton, SO31 5AJ
Applicant: / Goodwill Homes Ltd.
Proposal: / Construction of 6no. three bedroom, 1no. four bedroom and 2no. five bedroom dwellings with associated parking, garages and amenity space, following demolition of former club building
Recommendation: / Permit
CONDITIONS AND REASONS
1 / The development hereby permitted shall be implemented in accordance with the following plans numbered: P01, P02A, P03, P04B, P05, P06, P07, P08, P09, P10, P11, P12, P13, P15 & P16. Reason: For the avoidance of doubt and in the interests of proper planning.2 / The development hereby permitted shall start no later than three years from the date of this decision. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.
3 / No development shall start until details of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory visual appearance in the interest of the amenities of the area.
4 / No development shall start until details for the sustainable disposal of surface water and disposal of foul sewerage from the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall then accord with the approved details. Reason: To ensure satisfactory provision of foul and surface water drainage.
5 / No development shall start until details of the accesses including footway crossings have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the approved details have been fully implemented unless agreed in writing by the Local Planning Authority. Reason: To ensure satisfactory vehicular access.
6 / The development hereby permitted shall not be brought into use until a plan showing the visibility splays at the junction of the new main access and the public highway has been submitted to and approved in writing by the Local Planning Authority. Nothing over 0.6m in height above the level of the carriageway shall be placed or permitted to remain within the approved visibility splay. Reason: In the interests of highway safety.
7 / No development shall start until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall cover all hard & soft landscaping including trees and boundary treatments and shall provide details of timings for all landscaping and any future maintenance. The works shall be carried out in accordance with the approved plans and to the appropriate British Standard. Reason: In the interests of the visual amenity of the locality and to safeguard the amenities of neighbouring residents.
8 / All hard & soft landscaping, tree planting and boundary treatment shall be carried out in accordance with the approved details and to the appropriate British Standard. For a period of 5 years after planting, any trees or plants which are removed, die or become seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of the same species, size and number as originally approved in the landscaping scheme. Reason: In the interests of the visual amenity of the locality and to safeguard the amenities of neighbouring residents.
9 / No work shall commence on site until the following has been submitted to, and approved in writing by the Local Planning Authority: (a) Report of preliminary investigation comprising a Desk Study, Conceptual Site Model and Preliminary Risk Assessment documenting previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Reports Nos. 11 CLR11, and BS10175:2011+A1 2013 Investigation of potentially contaminated sites Code of Practice, and, unless otherwise agreed with the Local Planning Authority; (b) A report of a site investigation documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the Preliminary Investigation in accordance with BS10175:2011+A1 2013 and BS8576:2013, and, unless otherwise agreed with the Local Planning Authority; (c) A detailed site specific scheme for remedial works and measures to be undertaken to avoid the risk from contaminants and/or gases when the site is developed and proposals for future maintenance a and monitoring. Such a scheme shall include nomination of a competent person to oversee the implementation of the works. Reason: To ensure potential ground contamination is investigated and suitably dealt with.
10 / The development hereby permitted shall not be occupied/brought into use until there has been submitted to the local planning authority verification by the competent person approved under the provisions of the above condition A(c) that any remediation scheme required and approved under the provisions of the above condition A(c) has been implemented in full in accordance with the approved details (unless varied with the written permission of the local planning authority in advance of implementation). Unless agreed in writing with the local planning authority such verification shall comply with the guidance contained in CLR11 and EA guidance for the safe development of housing on land affected by contamination - R&D Publication 66:2008. Typically such a report would comprise:- (a) A description of the site and its background, and summary of relevant site information (b) A description of the remediation objectives and redial works carried out (c) Verification data including - sample locations/ analytical results, as built drawings of the implemented scheme, photographs of the remediation works in progress, etc (d) Certificates demonstrating that imported and /or material left in situ is free from contamination. Thereafter the scheme shall be monitored and maintained in accordance with the approved scheme under condition A(c). Reason: To ensure potential ground contamination is suitably dealt with.
11 / No construction or demolition work shall start until a Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. Demolition and construction work shall only take place in accordance with the approved method statement which shall include:
a) location of temporary site buildings, compounds, construction material and plant storage areas used during demolition and construction;
b) the arrangements for the routing/ turning of lorries and details for construction traffic access to the site;
c) the arrangements for deliveries associated with all construction works, loading/ unloading of plant & materials and restoration of any damage to the highway;
d) the parking of vehicles of site operatives and visitors;
e) measures to control the emission of dust and dirt generated by demolition and construction;
f) a scheme for controlling noise and vibration from demolition and construction activities (to include piling);
g) provision for storage, collection, and disposal of rubbish from the development during construction period;
h) measures to prevent mud and dust on the highway during demolition and construction;
i) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
j) temporary lighting; and
k) protection of pedestrian routes during construction.
Reason: To limit the impact the development has on the amenity of the locality
12 / No demolition of construction works shall commence until a Construction Environmental Management Plan (CEMP) detailing construction SuDS and other mechanisms to ensure that there is no pollution of the nearby Netley Lodge Site of Importance for Nature Conservation has been submitted to and approved in writing by the Local Planning Authority. The approved CEMP shall then be followed in full throughout the course of demolition and construction works. Reason: To ensure water quality within the SINC and into Southampton Water is preserved and protected.
13 / No development shall start until details for the on site provision of bin & cycle storage facilities have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the bin & cycle storage has been constructed in accordance with the approved details and thereafter retained and kept available. Reason: To ensure the adequate provision of on site facilities.
14 / The development must accord with the Arboricultural Impact Assessment (Ref. “D1705AIA”) prepared by Alderwood Consulting dated 02/02/2017. Reason: To retain and protect the existing trees which form an important part of the amenity of the locality.
15 / No excavation, demolition or development related works shall take place on site until an Arboricultural Method Statement - as per British Standard 5837:2012 (Trees in Relation to Design, Demolition and Construction – Recommendations) and taking into account the suggested Heads of Terms - and a scaled Tree Protection Plan are submitted and approved by the Local Planning Authority. The approved Arboricultural Method Statement and Tree Protection Plan must be adhered to in full, and may only be modified subject to written agreement from the Local Planning Authority. Reason: To retain and protect the existing trees which form an important part of the amenity of the locality.
16 / No development shall commence until evidence has been submitted and approved by the Local Planning Authority of the tree protection measures, as detailed within the Arboricultural Method Statement and Tree Protection Plan. Once approved, no access by vehicles or placement of goods, chemicals, fuels, soil or other materials shall take place within the fenced area. Tree protection measures shall be retained in their approved form for the duration of the work. Reason: To retain and protect the existing trees which form an important part of the amenity of the locality.
17 / No construction, demolition or deliveries to the site shall take place during the construction period except between the hours of 0800 to 1800 Mondays to Fridays or 0900 to 1300 on Saturdays and not at all on Sundays or Bank Holidays. Reason: To protect the amenities of the occupiers of nearby dwellings.
18 / No burning of materials obtained by site clearance or any other source shall take place during the demolition, construction and fitting out process. Reason: To protect the amenities of the occupiers of nearby properties.
19 / Prior to the occupation of any building within the development or, in accordance with a timetable to be agreed in writing with the Local Planning Authority, as built stage SAP data and as built stage water calculator confirming energy efficiency and the predicted internal mains water consumption to achieve the following shall be submitted to and approved in writing by the Local Planning Authority:In respect of energy efficiency, a standard of a 19% improvement of dwelling emission rate over the target emission rate as set in the 2013 Building Regulations; andIn respect of water consumption, a maximum predicted internal mains water consumption of 105 litres/person/day. The development shall not be carried out otherwise than in accordance with the approved details. Reason: To support a comprehensive approach to high quality design across the site; in line with the guidance set out in the Government's Ministerial Statement of 25 March 2015 which states that Local Planning Authorities should, from the date of its publication, take into account the Government's intentions in the statement and not set conditions with requirements above a Code level 4 equivalent.
20 / The new accesses shall not be brought into use until the existing site access has been stopped up and abandoned and the footway has been reinstated in accordance with details to be approved by the Local Planning Authority in conjunction with the Highway Authority. Reason: In the interests of highway safety and visual amenity.
21 / The development hereby permitted shall not be occupied until the parking areas have been provided in accordance with the approved plans and thereafter permanently retained and used only for the purpose of accommodating private motor vehicles incidental to the enjoyment of the dwelling house as a residence. Reason: To make provision for off street parking for the purpose of highway safety.
22 / Any first floor windows on the eastern and western side elevations of the dwellings hereby approved shall either be: a) obscure glazed to Pilkingtons level 3 or equivalent with no opening part less than 1.7 metres above the floor level of the rooms which they serve: OR b) positioned at least 1.7 metres above the floor of the rooms in which they are installed. Once installed the windows shall be permanently maintained in that condition. Reason: To protect the amenity and privacy of the adjoining residential properties.
Note to Applicant: the permission does not authorise the undertaking of any works involving excavations in the carriageway, footway or verge. A road opening permit should be obtained from Hampshire County Council Highways. Tel: 0845 603 5633.
Note to Applicant: In accordance with Appendix C of the Council’s adopted Policy Quality Places SPD, the Council requires developers to meet the cost of bins for general and recycling waste. These must be purchased from Direct Services on 023 80688440.
Note to Applicant: In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Eastleigh Borough Council takes a positive approach to the handling of development proposals so as to achieve, whenever possible, a positive outcome and to ensure all proposals are dealt with in a timely manner.
Report:
This application has been referred to Committee because of its significance for Netley Abbey.
Description of Application
- The application seeks consent for the construction of 6No. three bedroom dwellings (4No. detached & 2No. semi-detached) and 3No. fivebedroom detached dwellings with associated parking, garages and amenity space, following the demolition of the former British Legion club building. Plot 1 will have its own vehicular access directly from Station Road, with the remaining nine plots sharing a new vehicle crossover access also from Station Road.
- The whole development site equates to around 3670 square metres, with that proposed equating to a residential development density of around 25 dwellings per hectare.
- The existing club building is a predominantly single storey flat roof structure in brick and render. To the front is a good size parking area with further parking to the rear of the building. The site occupies a corner plot to the west of the junction between Station Road and Gashouse Hill, with access from Station Road, which is one of the main routes into Netley Abbey with the club site being one of the most prominent sites when entering the village after crossing the railway bridge.
- The site falls relatively gently away from the main road but does sit significantly higher than Gashouse Hill which drops away more steeply, resulting in a quite high bank and level change between the site and some properties along Gashouse Hill.
- To the rear of the site along the southern boundary is an area of woodland, with further trees along the eastern boundary with Gashouse Hill, all of which are subject to a group preservation order. These trees together with some shrubbery and bushes makes up the majority of the boundary with Gashouse Hill, where as the western boundary with No.98 Station Road is marked by a 1.8 - 2.0 metre high brick wall and close board timber fence. The front boundary onto Station Road itself is relatively open, having only some shrubbery planted.
- The area surrounding the site is predominantly residential in nature and made up of a good mix of detached, semi-detached and terrace dwellings, including a number of blocks of flats, ranging in age from late Victorian through to very recent. There is no definitive architectural style which defines the area but the development surrounding the application site is very traditional in its character and appearance.
- Permission to construct the current club building was granted in 1973, with further applications for extensions being granted in the 1980s. More recently an application for the replacement of the club house and erection of 3No. three bedroom and 5No. four bedroom houses (Ref: F/14/75327) was submitted in September 2014 but later withdrawn. This was followed by a further application for a replacement club house and erection of 6No. four bedroom dwellings (Ref: F/15/76136) which was refused by the Bursledon, Hamble-le-Rice and Hound Local Area Committee in October 2015 following concerns of overdevelopment amongst other issues.
- At the time of writing a total of 14 representations have been received which raise the following issues, concerns and objections:
- Lack of parking for visitors
- Traffic congestion and hazards
- Highway safety concerns
- Overdevelopment of the site
- Overlooking and loss of privacy
- Loss of woodland view
- Impact on wildlife and trees
- Noise, dust and disturbance during demolition and construction
- Lack of local infrastructure to serve new dwellings
- Loss of rear access to garden of No.98 Station Road
- Poor drainage
- Stability of neighbouring land
- Previous site contamination
- Will not provide homes for young people or first time buyers
- No more housing is required in the village