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2012/20582

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15-Mar-2012

23-Oct-2012

16-May-2013

Full Planning

Unparished Area

Latchford East.DO NOT USE

24, POWELL STREET, LATCHFORD, WARRINGTON, WA4 1LA

Proposed demolition of existing building and construction of one 2 bedroom and t

<b>Decision made</b>

The application has been decided


Decision: Approved with Conditions

Decision Date: 16-May-2013

Conditions/Reasons For Refusal:

Type Description
Condition Prior to the occupation of the first residential unit, the 4 car parking spaces shown on Site Layout Plan (drawing number PS/fp/002 revision C) shall be laid out and retained thereafter unless agreed in writing with the Local Planning Authority.
Condition Unless otherwise agreed with the Local Planning Authority (LPA), development works of any kind shall not begin until the following conditions have been satisfied and discharged by the LPA and written approval to commence development works has been issued by the LPA. All requirements to be completed in accordance with the following guidance references: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following must be provided (as required) to fully characterise the site in terms of potential risk to sensitive receptors: o Preliminary Risk Assessment (PRA or Desk Study) o Intrusive Site Investigation o Generic Quantitative Risk Assessment (GQRA) o Detailed Quantitative Risk Assessment (DQRA) o Remedial Options Appraisal PRA is the minimum requirement. DQRA only to be submitted if GQRA findings require it. The investigation(s) and risk assessment(s) must be undertaken by competent persons and all findings must form the subject of a written report. B: SUBMISSION OF A REMEDIATION & VERIFICATION SCHEME: If required by Section A, a remediation scheme must be agreed with the LPA to ensure the site is suitable for the intended use and mitigate risks to human health, controlled waters and environmental receptors. Proposals should be derived from the Remedial Options Appraisal and form the subject of a written Remediation & Verification Strategy Report, detailing proposed remediation measures/objectives and how proposed remedial measures are to be verified/validated. All must be agreed in writing with the LPA.
Condition Unless otherwise agreed with the Local Planning Authority (LPA), occupancy or use of the development shall not be permitted until the following conditions have been satisfied and discharged by the LPA. All requirements to be completed in accordance with the following guidance references: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). A: REMEDIATION & VERIFICATION: The remediation scheme approved by the LPA shall be carried out in accordance with the agreed Remediation Strategy and remedial works shall be verified in accordance with the agreed Verification Strategy. Following completion of all measures, a Verification/Validation/Completion Report must be produced and submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: Unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area. Contamination must then be characterised by intrusive investigation and risk assessment reporting, with remediation/verification measures (if required) being agreed with the LPA. An updated Remediation & Verification Strategy Report must then be submitted to the LPA for approval and procedures followed as per Section A of this Condition. C: LONG-TERM MONITORING & MAINTENANCE: If required as part of the agreed remediation scheme, monitoring and/or maintenance of remedial measures may be required to be carried out postcompletion of development works and in accordance with the ‘Model Procedures for the Management of Land Contamination’ (Ref: CLR11) guidance document, published by DEFRA and the Environment Agency. Following completion of all works, findings must form the subject of a written report and be submitted to the LPA for approval.
Condition Notwithstanding the details hereby approved, prior to the commencement of the development hereby approved, details including scaled plan and elevation drawings showing the scale, appearance, materials and colour of the boundary treatments to be erected to the front, side and rear of the development shall be submitted to and approved in writing by the Local Planning Authority.
Condition No development shall take place until a scheme of landscaping has been submitted to and approved by the LPA. Such scheme shall indicate the size, species and spacing of planting, the areas to be grassed and materials to be used on the hardsurfaced areas, all existing trees specifying those to be retained and the measures to be taken to protect them during the course of development. All planting, seeding or turfing within the approved landscaping scheme shall be carried out in the first planting and seeding season following the occupation of the building(s) or the completion of the development whichever is the sooner; and any trees or plants or turfed areas which within a period of 5 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 LPA gives written consent to any variation.
Condition No development shall take place until samples of the materials to be used in the construction of the external surfaces of the buildings, and hard surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall only be carried out in accordance with the approved details.
Condition The development hereby approved shall be carried out entirely in accordance with the submitted plans and specifications Nod. PS/fp 001 - Location Plan; PS/fp 002C - Proposed Site Layout; PS/fp 003B Proposed house types / ground floor plans; PS/fp 004B - First Floor Plans; PS/fp 005B - Proposed house types elevations; PS/fp 006B - Proposed house types / elevation; PS/fp 007 - Streetscene existing; PS/fp 008B - Proposed streetscene, and shall not be altered unless as otherwise approved in writing by the Local Planning Authority.
Condition The development must be begun not later than three years from the date of this permission.
Condition Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification): no development within classes A, B, C, D, of the above Order shall be carried out to the dwellings hereby approved without planning permission for such development from the Local Planning Authority.
Informative The Local Planning Authority operates a pre-planning application advice service. All applicants are encouraged to engage with the Local Planning Authority at pre-planning application stage. As part of the determination of this planning application the Local Planning Authority has worked pro-actively and positively with the applicant ensuring that upon receipt all representations and consultation responses are available to view on the Council's web site. The Local Planning Authority has considered the application and where necessary considered either the imposition of planning conditions and/or sought reasonable amendments to the application in order to deliver a sustainable form of development in accordance with the National Planning Policy Framework.
Informative To access the proposed parking spaces a dropped crossing of the footway will be required. To facilitate this the applicant is advised to contact Nicola Hunt of the Council's Public Realm team on 01925 442505 prior to undertaking any works in the highway.
Informative Works audible at the site boundary will not exceed the following times unless with the written permission of the LPA or Environmental Health & Protection. Monday to Friday 08.00 to 18.00 hrs, Saturday 08.30 to 13.30 and at no time whatsoever on Sundays or Public/Bank Holidays. This includes deliveries to the site and any work undertaken by contractors and sub contractors. Contractors and sub contractors must have regard to BS 5228 and the Control of Pollution Act 1974. Where permission is sought for works to be carried out outside the hours stated, applications in writing must be made with at least seven days notice to Environmental Health & Protection, Warrington Borough Council, New Town House, Buttermarket Street, Warrington, WA1 2HN. Local residents that may be affected by the work shall also be notified in writing, after approval is received from the LPA or Environmental Health & Protection. Works audible at the site boundary outside these hours may result in the service of a Notice restricting the hours as above. Breach of the notice may result in prosecution and fines of up to £5000 plus £50 for each further breach and/or six months imprisonment.
Informative The proposal is considered to be acceptable as it accords with Warrington Borough Council Unitary Development Plan Policies DCS1, DCS9, BH5, HOU1, HOU2, HOU3, HOU13, REP4, REP8, REP10, LUT2, and LUT20 and the National Planning Policy Framework. The proposed use would provide a sustainable form of development, which whilst below the standard separation distances, would result in a substantial improvement to the character and appearance of the site. The proposed development would be sympathetic to the character and appearance of the surrounding streetscene and residential area. Furthermore the proposal would not lead to any significant harm to highway safety along the surrounding road network.
Reason In order to ensure the necessary parking is provided, in the interests of preventing signficant on street parking in the interests of highway safety. In accordance with policies LUT2 and LUT20 of the Warrington Borough Council Unitary Development Plan and the NPPF.
Reason In order to protect the amenity of neighbouring residents from further extensions to the dwellings and ensure that adequate external amenity space if provided for the future occupants, a condition has been recommended removing permitted development rights for extensions and alterations to the dwelings.
Reason To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy REP8 of the adopted Local Plan (23 January 2006); Policy QE6 of the Submitted Local Plan Core Strategy (September 2012); and Paragraph 121 of the National Planning Policy Framework (March 2012).
Reason To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy REP8 of the adopted Local Plan (23 January 2006); Policy QE6 of the Submitted Local Plan Core Strategy (September 2012); and Paragraph 121 of the National Planning Policy Framework (March 2012).
Reason In order to ensure the appropriate appearance of the development, in the interests of th character and appearance of the surrounding area, in accordance with policies DCS1, and HOU3 of the Warrington Borough Council Unitary Development Plan and the NPPF.
Reason In order to ensure the appropriate appearance of the development, in the interests of th character and appearance of the surrounding area, in accordance with policies DCS1, and HOU3 of the Warrington Borough Council Unitary Development Plan and the NPPF.
Reason To ensure a satisfactory external appearance in the interests of visual amenity.
Reason To comply with provisions of Section 91 of the Town & Country Planning Act 1990. (As amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
Reason To ensure a satisfactory development and to avoid any ambiguity as to what constitutes this permission.