Agenda item

Proposed erection of 2no.semi-detached dwellings (following demolition of former barn, shed and garage).

Full Planning Application

Proposed erection of 2no. semi-detached dwellings (following demolition of former barn, shed and garage)

32 HOLYOAKE STREET BURNLEY

Decision:  That planning permission be granted subject to the following conditions.

Conditions:

1.                  The development must be begun within three years of the date of this decision.

2.                  The development hereby permitted shall be carried out in accordance with the following approved plans:  ADM/18/27/04, ADM/18/27/02RevA and ADM/18/27/03, received on 12 September 2018.

3.                  Prior to construction work commencing on the approved dwellings, details and representative samples of the external materials of construction to be used on the walls and roof of the development shall be submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter only be carried out in accordance with the approved materials.

4.                  No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: 

                     i)  the parking of vehicles of site operatives and visitors; 

                     ii)  loading and unloading of plant and materials; 

                     iii) storage of plant and materials used in constructing the development;

                     iv)  the erection and maintenance of security hoarding;

                     v)  measures to control the emission of dust and dirt during construction; 

                     vi) wheel washing facilities;

                     vii) details of working hour; and,

                     viii) contact details for the site manager.

5.                  During the demolition and construction phase of the development, no construction work or use of machinery or deliveries to the site shall take place on Sundays and Bank/Public Holidays or other than between 08:00 and 18:00 hours Monday to Friday and between 08:00 and 13:00 hours on Saturdays.

6.                  Prior to the start of any construction works on the approved dwellings or the removal of any trees from the site, there shall be submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall include indications of all existing trees and hedges on the land and details of any to be retained, together with measures for their protection in the course of development (including details of excavating near tree roots), as well replacement tree planting where applicable, and details of hard and soft landscaping works to include schedules of plants, species, plant sizes and proposed numbers/ densities where appropriate.

7.                  All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of any  dwelling or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five 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 approval to any variation.

8.                  Prior to the erection of any boundary treatment or the first occupation of any dwelling, boundary treatment shall be constructed in accordance with details which shall be previously submitted to and approved in writing by the Local Planning Authority.  The approved boundary treatment shall thereafter be retained at all times.

9.                  Prior to the commencement of development, the following shall be submitted to and approved in writing by the Local Planning Authority:-

                     a) A desktop study to identify all previous site uses, potential contaminants that might reasonably be expected given those uses and other relevant information. Using this information a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced.

                     b)  If necessary following the recommendations of a) above, a site investigation designed for the site using the information obtained from (a) above; and,

                     c)  a site investigation and associated risk assessment; and,

                     d)  a Method Statement and remediation strategy, based on the Information obtained from c) above.

                     The development shall then proceed in strict accordance with the measures approved.  Work shall be carried out and completed in accordance with the approved method statement and remediation strategy referred to in (d) above, and to a timescale which shall be agreed in writing by the Local Planning Authority.

10.                Neither dwelling shall be first occupied until its associated off-street parking provision has been constructed, surfaced and is available for use as indicated on the approved plans.  The approved car parking spaces for each dwelling shall thereafter be retained at all times.

11.                No dwelling shall be first occupied until the turning area as indicated on the approved plans has been constructed, surfaced in a bound material and is available for use.  The approved turning area shall thereafter at no time be obstructed and shall remain available at all times for the turning of vehicles.

12.                No dwelling shall be first occupied until its associated refuse and recycling storage has been provided and is available for use in accordance with the details as indicated on the approved plans.  The refuse and recycling storage facilities shall thereafter be retained at all times.

Reasons:

1.                  Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

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

3.                  To ensure a satisfactory appearance to the development, in accordance with Policies HS4 and SP5 of Burnley's Local Plan (July 2018).

4.                  To ensure that the safety and amenities of other residents on Holyoake Street are satisfactorily protected and accessibility by car to homes and disturbance is minimised, in accordance with Policies NE5 and IC1 of Burnley's Local Plan (July 2018).  The Construction Management Plan is required prior to the commencement of development to ensure that the measures contained therein can be carried out at the appropriate phases of the construction period.

5.                  To protect the amenities of local residents, in accordance with Policy NE5 of Burnley's Local Plan (July 2018). 

6.                  In the interests of the visual amenity of the site and its surroundings, in accordance with Policies HS4 and SP5 of the Burnley's Local Plan (July 2018).

7.                  In order that the landscaping works contribute to a satisfactory standard of completed development and its long term appearance harmonises with its surroundings, in accordance with Policies HS4 and SP5 of Burnley's Local Plan (July 2018).

8.                  To ensure a satisfactory appearance to the edges of the development and a satisfactory appearance to the finished development, in accordance with Policies HS4 and SP5 of Burnley's Local Plan (July 2018).

9.                  To ensure the site is made suitable for residential use, in accordance with Policy NE5 of the Burnley's Local Plan (July 2018). The investigation and report is required prior to the commencement of development to ensure that measures that are necessary to make the development acceptable can be carried out at an appropriate stage in the development.

10.                To ensure adequate off-street parking to meet the needs of the development, in accordance with Policy IC3 of Burnley's Local Plan (July 2018).

11.                To ensure adequate turning facilities for vehicles at the end of the back street, in the interests of highway safety and convenience, in accordance with Policy IC1 of Burnley's Local Plan (July 2018).

12.                To ensure adequate refuse and recycling storage for the approved dwellings in order to cater for the needs of the development and to protect the visual amenities of the area, in accordance with Policy SP5 of Burnley's Local Plan (July 2018).