Agenda item

Full Application

Proposed single storey building comprising of office and workshop

MARVTECH, ALPHA HOUSE, NORTH STREET, HAPTON

Decision

That the application be approved subject to the following conditions:

Conditions and reasons

1        The development to which this permission relates must be begun not later than the expiration of three years from the date of this permission.

          Reason: In accordance with Section 91(1) of the Town and Country Planning Act 1990 as amended by the Planning Compulsory Purchase Act 2004.

 2       The development shall be carried out in accordance with the approved plans listed below.

Application forms received 21^st June 2022

Existing plans and elevations 001

Proposed Plans 002A

          Reason: To ensure the development is implemented in accordance with the approved plans and to avoid ambiguity.

3.       No windows shall be inserted in the southern elevation of the approved building.

Reason: In the interest of residential amenity in accordance with Policy AP5 of Burnley Local Plan and the National Planning Policy Framework.

4.       Prior to the commencement of the development hereby approved, the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved in writing by the local planning authority.

a)    A preliminary Risk Assessment which has identified:

All previous (historical) uses

Potential contaminants associated with those uses

A conceptual model of the site including sources, pathways and receptors

Potentially unacceptable risks arising from contamination on the site

b)    A Site investigation Scheme, based on (a) above to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site

c)    Based on the Site investigation scheme and the detailed risk assessment (b), an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

d)    A Verification Report providing details of the data that will be collected in order to demonstrate that the works set out in © are complete and identifying any requirements for longer term monitoring of pollutant linkages, maintenance and arrangements for continency action.

Note any changes to these components, (a) to (d) require the express written consent of the Local Planning Authoity.

The scheme shall be implemented as approved above and, prior to commencement of any construction work (or such other date or stage in development as may be agreed in writing with the Local Planning Authority).

A Verification Report demonstrating completion of the works set out in the approved remediation strategy and effectiveness of that remediation shall be submitted to and approved in writing by the Local Planning Authority. The report shall include results of sampling any monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. The report shall also include a long- term monitoring and maintenance plan for longer-term monitoring of pollutant linkages, maintenance, and arrangements of contingency action, as identified in the Verification Report, and for the reporting of this in writing to the Local Planning Authority.

Reason: In with Policy NE5 of the Burnley Local Plan and the provisions of the National Planning Policy Framework.

5.       No development shall take place, including any works of demolition or site clearance, until a Construction Management Plan (CMP) or Construction Method Statement (CMS) has been submitted to and approved in writing by the Local Planning Authority. The approved plan / statement shall provide:

• Details of the parking of vehicles of site operatives and visitors.

• Details of loading and unloading of plant and materials.

• Arrangements for turning of vehicles within the site.

• Swept path analysis showing access for the largest vehicles regularly

accessing the site and measures to ensure adequate space is available and maintained, including any necessary temporary traffic management measures.

• Measures to protect vulnerable road users (pedestrians and cyclists).

• The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate.

• Wheel washing facilities.

• Measures to deal with dirt, debris, mud, or loose material deposited on the highway because of construction.

• Measures to control the emission of dust and dirt during construction.

• Details of a scheme for recycling/disposing of waste resulting from demolition and construction works.

• Delivery, demolition, and construction working hours.

The approved Construction Management Plan or Construction Method Statement shall be adhered to throughout the construction period for the development.

Reason: In the interests of the safe operation of the adopted highway during the demolition and construction phases in accordance with policies NE5 and IC1 of the Burnley Local Plan and the provisions of the National Planning policy Framework.

6.       Deliveries to the approved development shall only be accepted between the hours of 9am and 3pm Monday to Friday, to avoid peak traffic on the surrounding highway network.

Reason: In the interests of the safe operation of the adopted highway during the demolition and construction phases in accordance with Policy IC1 of the Burnley Local Plan and the provisions of the National Planning Policy Framework.

7.       No building or use hereby permitted shall be occupied or the use commenced until the parking area has been marked out in accordance with a scheme to be approved by the Local Planning Authority and the car parking spaces and manoeuvring areas marked out in accordance with the approved plan. The 3 parking area shall thereafter be kept free of obstruction and available for the parking vehicles at all times.

Reason: To allow for the effective use of the parking areas in accordance with Policy IC1 of the Burnley Local Plan and the provisions of the National Planning Policy Framework. 

8.       The development hereby permitted shall be designed so that he ratings levels for cumulative noise from external plant and from any equipment shall not exceed the existing background noise level (LA90) at the external façade of the nearest noise sensitive premises, as assessed in accordance with British Standard 4142(2014) or any subsequent replacement national standards. Alternative levels and monitoring locations may be used subject to the prior agreement of the Local Planning Authority.

Reason: In the interest of residential amenity in accordance with Policy NE5 of Burnley Local Plan and the National Planning Policy Framework.

Informative: Developer is directed to consider the advice given from United Utilities in relation to drainage as set out in their consultation response available to view on the Council’s website.