This application was referred at officers’ discretion and related to the demolition of the existing dwelling on the corner of Crown Street and Primrose Hill and the erection of a new building providing ten dwellings (7 flats and 3 duplexes), with 10 basement car parking spaces. The existing Chapel building to the west would be retained and converted to form two flats – one on each floor. Amenity space would be provided through a combination of communal space and balconies.

 

Mrs Daly was present and addressed the Committee in objection to the application.

 

Mr Perry – the developer – was also present and spoke in support of the application.

 

Ward Member Cllr Barrett spoke in objection to the application.

 

There was some discussion regarding a petition in support of the application which the developer had decided not to submit to Planning Officers but which had been received by a Committee Member.  The Chair advised that, in the circumstances, the petition should be disregarded by the Committee.  The Developer did not object to this and accepted the position.

 

Cllr Trump MOVED and Cllr McCheyne SECONDED that the application should be APPROVED.

 

A recorded vote was taken and Members voted as follows:

 

FOR:  Cllrs McCheyne, Nolan, Mrs Pound, Reed, Ms Sanders, Mrs Slade and Trump (7)

 

AGAINST: Cllrs Chilvers, Mrs Fulcher, Keeble, Morrissey and Mynott, (5)

 

ABSTAIN:  (0)

 

The MOTION was CARRIED to APPROVE the application subject to the following conditions:

 

1          TIM01- The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason:  To comply with Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2          DRA01A - The development hereby permitted shall not be carried out except in complete accordance with the approved drawing(s) listed above and specifications.

 

Reason:  To ensure that the development is as permitted by the local planning authority and for the avoidance of doubt.

 

 

 

3          Archaeological recording

 

No demolition or development of any kind shall take place until the applicant has secured the implementation of a programme of historic building recording in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved programme.

 

(A professional team of archaeologists should undertake the archaeological work. The Borough Council should inform the applicant of the archaeological recommendation and its financial implications. A brief outlining the level of investigation will be issued from this office on request and in this instance, there will be a cost implication for the developer).

 

Reason: To ensure that items/features of potential archaeological importance are recorded.

 

4          Construction Method Statement

 

No development shall take place, including any ground works or demolition, 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.        wheel and underbody washing facilities

v.         the erection and maintenance of security hoarding

vi.        measures to control the emission of dust and dirt during construction

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

viii.      hours of working and hours during which deliveries may be taken at the site

 

Reason: To ensure that on-street parking of these vehicles in the adjoining streets

does not occur and to ensure that loose materials and spoil are not brought out onto

the highway in the interests of highway safety and to protect the amenity of neighbours.

 

5          Vehicular access geometry

 

Prior to occupation of the development, the proposed vehicular access, as shown in the Proposed Site Plan (Drawing no 372/17/PL1002), shall be constructed at right angles to the highway boundary and to the existing carriageway. The width of the access at its junction with the highway shall not exceed 6 metres and shall be provided with an appropriate dropped kerb vehicular crossing of the footway.

 

Reason: To ensure that vehicles can enter and leave the highway in a controlled manner in the interest of highway safety.

 

6          Redundant part of existing site access to be closed

 

The redundant part of the existing site access shall be suitably and permanently closed incorporating the reinstatement to full height of the footway / kerbing immediately the proposed new access is brought into first beneficial use.

 

Reason: To ensure the removal of and to preclude the creation of unnecessary points of traffic conflict in the highway in the interests of highway safety.

 

7          Preclude vehicular use of pedestrian access

 

Prior to occupation, a bollard or similar means to preclude any vehicle access shall be provided within the confines of the development at the pedestrian access from Primrose Hill between Plots 5 and 12, as shown in the Proposed Site Plan (Drawing no 372/17/PL1002).

 

Reason: To ensure pedestrian and wheelchair access is not compromised by parked vehicles, to prevent vehicles from potentially unsafe manoeuvring into / out of this space, and in the interest of highway safety and accessibility.

 

8          Provision of car parking

 

The development shall not be occupied until the proposed vehicle parking area has been constructed and marked in bays in accordance with Drawing no 372/17/PL10.01. The vehicle parking area shall be retained in this form at all times. The vehicle parking area shall not be used for any purpose other than the parking of vehicles that are related to the use of the development unless otherwise agreed with the Local Planning Authority.

 

Reason: To ensure that on street parking of vehicles in the adjoining streets does not occur in the interests of highway safety and that appropriate parking is provided.

 

9          No water discharge to highway

 

There shall be no discharge of surface water onto the Highway.

 

Reason: To prevent hazards caused by water flowing onto the highway and to avoid the formation of ice on the highway in the interest of highway safety.

 

 

 

10        Cycle parking

 

Cycle parking shall be provided in accordance with the adopted parking standards. The approved facility shall be secure, convenient, covered and provided prior to occupation and retained at all times.

 

Reason: To ensure appropriate cycle parking is provided in the interest of highway safety and amenity.

 

11        Travel pack

 

Prior to occupation of the proposed development, the Developer shall be responsible for the provision and implementation of a Residential Travel Information Pack for sustainable transport for each dwelling, as approved by Essex County Council (to include six one day travel vouchers for use with the relevant local public transport operator).

 

Reason: In the interests of reducing the need to travel by car and promoting sustainable development and transport.                      

 

12        Surface water management strategy

 

No drainage works shall commence until a surface water management strategy has been submitted to and approved in writing by the Local Planning Authority. No hard-standing areas to be constructed until the works have been carried out in accordance with the surface water strategy so approved unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To prevent environmental and amenity problems arising from flooding.

 

13        Omission of balcony to unit 8

 

The development shall not proceed above slab level until a revised drawing has been received omitting the proposed balcony shown on the ‘Proposed Primrose Hill Elevation – North drawing number 372/17/PL10.03 (Rev A).  The development shall thereafter be carried out in accordance with the revised drawing.

 

Reason: To avoid direct overlooking of the dwelling opposite.

 

14        Privacy screen to converted chapel

The converted chapel building shall not be occupied until a privacy screen of position, dimensions and specification that shall previously have been submitted and approved in writing by the local planning authority has been erected.  The approved screen shall be thereafter retained.

 

Reason: To avoid direct overlooking of the adjacent property.

 

 

15        Details of materials

 

The development hereby permitted shall not progress above slab level until details of the following have been submitted to and approved in writing by the local planning authority:

 

·         Fenestration

·         Eaves, fascia, trim, canopy

·         Balconies

·         Doors

·         Cills

 

The development shall thereafter be carried out in accordance with the approved details.

 

Reason: To protect the character and appearance of the building.

 

16        Sample panel

 

The development hereby permitted shall not progress above slab level until a sample panel showing bricks and tiles has been erected on site and agreed in writing by the local planning authority

 

Reason: To protect the character and appearance of the area.

 

17        Obscure glazing

 

The windows identified on the approved drawings as being obscure glazed, and the south elevation kitchen windows to units 3 and 7, shall be:- a) glazed using obscured glass to a minimum of level 3 of the "Pilkington" scale of obscuration and b) non-opening below a height of 1.7m above the floor of the room in which the window is installed.  The window(s) shall be installed prior to the first occupation of the building or use of the room of which the window(s) is installed.  Those windows shall remain so glazed and non-openable.  (Note the application of translucent film to clear glazed windows does not satisfy the requirements of this condition)

 

Reason: In order to prevent an unacceptable degree of overlooking of nearby residential properties.

 

18        Site levels - to be submitted

Details of existing and proposed site levels and the finished floor levels of the proposed buildings shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted.  Construction shall be in strict accordance with the approved details.

 

Reason: To safeguard the character and appearance of the area and the living conditions of nearby residents.

 

19        Potential land contamination

 

A)        Prior to commencement, an investigation shall be carried out by a suitably qualified person, into the previous uses and contaminants likely to affect the development. A report shall be submitted for the written approval of the Local Planning Authority prior to the commencement of development.

 

B)        Where potential contaminants are identified, prior to the commencement of development, an investigation shall be carried out by a suitably qualified person to ascertain the extent, nature and risks the contamination may pose to the development and how any unacceptable risks will be mitigated. A report shall be submitted prior to commencement of the development for the written approval of the Local Planning Authority setting out the findings and what mitigation measures are proposed to address these. Thereafter the development shall proceed in accordance with any agreed mitigation measures.

 

C)        Prior to occupation, where works have been required to mitigate contaminants (under section B) a report verifying that all necessary works have been completed satisfactorily shall be submitted to and agreed in writing by the Local Planning Authority.

 

Reason: The previous use of the building(s) and adjacent land for agricultural purposes may have given rise to contamination and investigation and potentially mitigation measures carried out to protect the health and wellbeing of future occupiers of the dwelling.