RIBBLE VALLEY BOROUGH COUNCIL

APPROVAL OF RESERVED MATTERS CONTINUED

APPLICATION NO. 3/2015/0370 DECISION DATE: 28 September2015

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RIBBLE VALLEY BOROUGH COUNCIL
Department of Development
Council Offices, Church Walk, Clitheroe, Lancashire, BB7 2RA
Telephone: 01200 425111 / Fax: 01200 414488 / Planning Fax: 01200 414487
Town and Country Planning Act 1990
APPROVAL OF RESERVED MATTERS
APPLICATION NO: / 3/2015/0370
DECISION DATE: / 28 September 2015
DATE RECEIVED: / 20/04/2015
PARTICULARS OF PLANNING PERMISSION RESERVING DETAILS FOR APPROVAL
APPLICATION NO: 3/2012/0497 AND 3/2013/0161
APPLICANT: / AGENT:
Mr Johnson Mulk
Prospect GB Ltd
Unit 5
Meridian Business Park
Hansby Drive
Hunts Cross
Speke
L24 9LG / Mr Phil Robinson
G L Hearn
Vantage Point
Handman Street
Manchester
M3 3HF
Development Proposed: / Reserved matters application in respect of Outline permissions 3/2012/0497 - Outline application for the erection of 7 no. affordable housing dwellings and 14 no. open market dwellings, 3/2013/0161 - outline application for the erection of 7 no. open market dwellings and 4 no. social housing dwellings, 3/2013/0189 - outline application for the erection of 2 no. open market dwellings.
AT: / Strawberry Fields Main Street Gisburn BB7 4HN
Ribble Valley Borough Council hereby give notice that approval has been granted in respect of details referred to above for the purposes of the conditions imposed on the grant of planning permission referred to above and subject to the following condition(s):
1 / The development for which Reserved Matters Approval is hereby granted shall be carried out in complete accordance with the proposals as detailed on Drawings:
A) Proposed Site Layout - GISB01.100 REV.J.
B) Proposed Street Scenes - GISB01.150 REV.C.
C) The Rosebay - PL.02.01 REV.B.
D) The Comfrey - PL.04.01 REV.B.
E) The Woodrush - PL.05.01 REV.A.
F) The Lucerene - PL.14.01 REV.A.
G) The Mallow - PL.16.01 REV.A.
H) The Larkspur - PL.07.01 REV.A.
I) The Purslane - PL.19.01 REV.A.
J) Highways and Drainage Layout - 30121/1 REV.G.
K) External Works Layout Sheet 1 - 30121/8/1 REV.E.
L) External Works Layout Sheet 2 - 30121/8/2 REV.F.
M) Landscape Proposal - 4982.01 REV.F.
N) Standard Screen Fence Details - STD.BD.03.
REASON: For the avoidance of doubt since the proposal was the subject of agreed design improvements/amendments and to clarify which plans are relevant to the Approval.
P.T.O.
2 / The development hereby approved shall be carried out in accordance with the submitted drawing entitled "Highways & Drainage Layout" (Drawing Number 30121/1 REV.G) and the mitigation measures detailed within that drawing. The mitigation measures shall be fully implemented prior to the occupation of any dwelling within the development and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other time period as may subsequently be agreed in writing by the Local Planning Authority in consultation with the Lead Local Flood Authority.
REASON: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site; to prevent flooding elsewhere by ensuring that compensatory storage and safe routes of exceedance of flood water are provided; and to reduce the risk of flooding to the proposed development and future occupants in accordance with the requirements of Policy DMG1 and DME6 of the Ribble Valley Core Strategy (Adopted Version).
3 / An appropriate Management and Maintenance Plan for the sustainable drainage system for the lifetime of the development shall be submitted for the written approval of the Local Planning Authority. As a minimum, this shall include:
A) the arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents' Management Company;
B) arrangements concerning appropriate funding mechanisms for its on-going maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as:
i) on-going inspections relating to performance and asset condition assessments;
ii) operation costs for regular maintenance, remedial works and irregular maintenance caused by less sustainable limited live assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime;
C) means of access for maintenance and easements where applicable.
The Plan shall be implemented in accordance with the approved details prior to the first occupation of any of the approved dwellings or the completion of the development whichever is the sooner. Thereafter, the sustainable drainage system shall be managed and maintained in accordance with the approved details.
REASON: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site; to prevent flooding elsewhere by ensuring that compensatory storage and safe routes of exceedance of flood water are provided; and to reduce the risk of flooding to the proposed development and future occupants in accordance with the requirements of Policy DMG1 and DME6 of the Ribble Valley Core Strategy (Adopted Version).
4 / The external materials to be used in the development hereby approved shall be fully in accordance with the submitted document entitled "Materials Schedule Revision: Planning A" unless the Local Planning Authority has first agreed in writing to the use of any alternative external materials.
REASON: To ensure compliance with the submitted details in the interests of visual amenity and to comply with Policy DMG1 of the Ribble Valley Core Strategy (Adopted Version).
P.T.O.
5 / Although the submitted Ground Investigation Report by Prospect GB (Report No 14PRS009/G1 dated February 2015) did not identify any significant contamination on the site, the development shall be carried out in accordance with the "Outline Strategy for Risk Reduction/Remediation Strategy" stated in Section 14 of that Report.
Additionally, however, if, during development works, contamination not previously identified is found to be present at the site, no further development (unless otherwise agreed in writing by the Local Planning Authority) shall be carried out until the developer has submitted a specific remediation strategy to the Local Planning Authority detailing how this unsuspected contamination will be dealt with, and has obtained the written approval of the Local Planning Authority. The Remediation Strategy shall be implemented in its entirety as approved.
REASON: To comply with the requirements of NPPF paragraph 109 that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from, contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution.
6 / For the entire period of development works, facilities shall be available on site for the cleaning of vehicles leaving the site (in accordance with the details shown on submitted drawing number MAIN01 E 801 Rev A) and such equipment shall be used as necessary to prevent mud and stones being carried onto the highway. Additionally, the roads adjacent to the site shall be mechanically swept as required during the full construction period.
REASON: To prevent stones and mud being carried onto the public highway in the interests of highway safety and to comply with Policy DMG1 of the Ribble Valley Core Strategy (Adopted Version).
7 / The new estate road for the development shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Road to at least base course level up to the entrance of the site compound before any works relating to the construction of dwellings takes place within the site.
REASON: To ensure that satisfactory access is provided for construction vehicles in the interests of highway safety and to comply with Policy DMG1 of the Ribble Valley Core Strategy (Adopted Version).
P.T.O.
8 / Prior to commencement of development a Construction Method Statement/Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out otherwise than in accordance with the approved Construction Method Statement/Traffic Management Plan which shall include the following matters:
a) The parking and turning for vehicles of site personnel, operatives and visitors;
b) programme of works (including measures for traffic management and operating hours including times for deliveries or vehicles involved in construction).
c) loading and unloading of plant and materials.
d) storage of plant and materials used in constructing the development.
e) erection and maintenance of security hoarding and lighting.
f) a Management Plan to control the emission of dust and dirt during construction identifying suitable mitigation measures.
g) a scheme for recycling/disposing of waste resulting from construction works (there shall be no burning on site).
h) a Management Plan to control noise and vibration during the construction phase (in accordance with BS: 5228 (2009) code of Practice titled 'Noise and Vibration Control on Construction and Open Sites'). The Noise Management Plan for the development shall include details of acoustic heavy duty fencing and locations; location of site offices, compounds and storage.
i) details of lighting to be used during the construction period which should be directional and screened wherever possible.
REASON: In the interests of the amenities of nearby residents and highway safety in accordance with Policy DMG1 of the Ribble Valley Core Strategy (Adopted Version).
9 / The soft landscaping of the site and protection of existing trees throughout construction works shall be carried out in compliance with the details shown and stated on the submitted Landscape Proposals Drawing (Drawing Number 4982.01 Rev F).
The approved soft landscaping scheme shall be implemented in the first planting season following occupation or use of the development, whether in whole or in part, and shall be maintained thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. This maintenance shall include the replacement of any tree or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.
REASON: To ensure compliance with the submitted details in order to ensure the satisfactory retention/protection of existing trees and in the interests of visual amenity in order to comply with Policies DMG1 and DME2 of the Ribble Valley Core Strategy (Adopted Version).
10 / Bird and bat boxes shall be included within the development as stated on Drawing Number 4982.01 Rev F. The particular plots upon which those boxes shall be provided, and the precise design/location of the boxes shall be submitted to and approved in writing by the Local Planning Authority; and the boxes shall be provided in accordance with the approved details prior to the first occupation of the dwellings on the individual plots concerned.
REASON: In the interests of biodiversity and to comply with Policy DME3 of the Ribble Valley Core Strategy (Adopted Version).
P.T.O.
Note(s)
1 / For rights of appeal in respect of any condition(s)/or reason(s) attached to the permission see the attached notes.
2 / The applicant is advised that should there be any deviation from the approved plan the Local Planning Authority must be informed. It is therefore vital that any future Building Regulation application must comply with the approved planning application.
3 / This Approval of Reserved Matters does not grant permission for connection to the ordinary water courses and does not mean that land drainage consent will be given. The applicant/developer should obtain Land Drainage Consent from Lancashire County Council before starting any works on site.
4 / The Approval of Reserved Matters also does not grant permission for connection to the highway drainage network.
5 / The development hereby approved will require the applicant/developer to enter into an appropriate Legal Agreement with the County Council as Highway Authority. The Highway Authority hereby reserves the right to provide the highway works within the highway associated with the approved development. Provision of the highway works includes design, procurement of the work by contract and supervision of the works. The applicant/developer is therefore advised to contact .
6 / The applicant/developer is advised that the alterations to the existing highway as part of the approved development may require changes to the existing street lighting which shall be at the expense of the applicant/developer.
7 / The applicant/developer is advised that the Lancashire County Council Highways Maintenance Department must be consulted regarding the approval of street works details.
8 / The applicant/developer is advised that proposed arrangements for the future management and maintenance of the proposed streets within the development shall be agreed with the Lancashire County Council Highway Authority. The streets shall thereafter be maintained in accordance with the agreed management and maintenance details until such time as an Agreement under Section 38 of the Highways Act 1980 has been entered into, or a Private Management and Maintenance Company has been established.
9 / The Local Planning Authority operates a pre-planning application advice service which applicants are encouraged to use. This service was used in this case. The Local Planning Authority has worked proactively and positively at both pre-application and formal application stage in order to secure amendments to the proposal that, subject to the imposition of appropriate conditions, will deliver a sustainable form of development .
JOHN HEAP
DIRECTOR OF COMMUNITY SERVICES

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