Planning Application Details

Decision: Approved with Conditions

Decision Date: 01-Sep-2015

Conditions/Reasons For Refusal:

Type	Description
Condition	The buildings hereby approved shall not be used/occupied until a bin storage scheme has been submitted to and approved by the Local Planning Authority. The approved bin storage scheme shall be implemented prior to first use/occupation of the development hereby approved and thereafter retained. Reason: In the interests of visual amenity and to accord with Policy QE7 of the Warrington Core Strategy.
Condition	The development hereby approved shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters as defined by condition 4 below, whichever is the later. Reason: To ensure that the Local Planning Authority retains the right to review unimplemented permissions and to comply with Section 92 (as amended) of the Town & Country Planning Act 1990
Condition	The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details, including the amended plan received on 11/7/2015 and any subsequently approved reserved matters. Reason: For the avoidance of doubt and to define the permission.
Condition	a) Details of the reserved matters set out below (“the reserved matters”) shall be submitted to the Local Planning Authority for approval within three years from the day of this permission: (i) scale; (ii) appearance; (iii) access, and (iv) landscaping. b) The reserved matters shall be carried out as approved. c) Approval of all reserved matters shall be obtained from the Local Planning Authority in writing before any development is commenced. Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 (as amended) of the Town & Country Planning Act 1990.
Condition	Prior to the commencement of the development, details shall be submitted to and approved by the LPA indicating the proposed slab level of the dwelling, the existing ground level of the site and the adjoining dwellings (at no. 12 and 16 Raymond Avenue, and 80 Fairfield Road).Proposed plans shall include a level (eg. highway or footpath) adjacent to the site that will remain fixed/ unchanged. The dwelling shall be constructed in accordance with the approved details and there shall be no increase in the levels of the site and the dwelling without the prior express consent of the LPA. Reason: No details of these matters have been submitted with the application and bearing in mind the topography of the site and to accord with Policy QE6 of the Warrington Core Strategy and the Warrington Design and Construction SPD (2010).
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): (i) no external alterations shall be carried out to the dwelling(s) (ii) no extensions shall be carried out to the dwelling(s) (iii) no garages or outbuildings shall be erected within the curtilage of the dwelling(s) (iv) no vehicle standing space or hardstanding shall be provided within the curtilage of the dwelling(s) (v) no gates, walls, fences or other structures shall be erected along any boundary to the curtilage of the dwelling(s) (vi) no means of vehicular access shall be constructed to the curtilage of the dwelling(s) (vii) no windows or dormer windows shall be added to the dwelling(s) other than those expressly authorised by this permission, unless planning permission for such development has been granted by the Local Planning Authority. Reason: In the interests of visual amenity and in order to protect the amenities of the occupiers of neighbouring properties and to comply with Policy QE6 of the Warrington Core Strategy.
Condition	The Reserved Matters application shall demonstrate that no first floor windows to habitable rooms shall be provided on the eastern and western boundaries of the site adjacent to numbers 12 and 16 Raymond Avenue. No additional openings shall be provided within these elevations unless the express consent has been given by the Local Planning Authority. Reason:To protect the amenities of the occupiers of neighbouring properties and to comply with Policy QE6 of the Warrington Core Strategy.
Condition	No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken: A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: o Preliminary Risk Assessment (PRA or Desk Study) o Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation o Detailed Quantitative Risk Assessment (DQRA) o Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it. B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: If required (as determined by the findings of Section A above) a remediation and verification (validation) strategy shall be submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified. The site shall not be taken into use until the investigations, remediation and verification are completed. The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). 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); Paragraph 121 of the National Planning Policy Framework (March 2012), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.
Condition	The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA): A: REMEDIATION & VERIFICATION: Remediation and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). 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); Paragraph 121 of the National Planning Policy Framework (March 2012), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.
Condition	The Reserved Matters application that relates to layout shall include a plan to show allocated car parking which shall be provided to conform to the Warrington Standards for Parking in New Development, the approved parking shall be made available for use and retained as such thereafter. Reason: In order to ensure that there is adequate car parking provision clear of the public highway in the interests of the safety of users of the highway and in order to comply with Policy QE6 of the Warrington Core Strategy and Warrington SPD: Standards for Parking in new Development.
Condition	The Reserved Matters application that relates to layout shall include a plan to demonstrate replacement car parking for number 80 Fairfield Road. The new dwelling shall not be occupied until the car parking provision at number 80 Fairfield Road has been laid out and surfaced in accordance withe the approved plans and made available for use and retained as such thereafter. Reason: : In order to ensure that there is adequate car parking provision clear of the public highway in the interests of the safety of users of the highway and in order to comply with Policy QE6 of the Warrington Core Strategy and Warrington SPD: Standards for Parking in new Development.
Condition	The Reserved Matters application that refers to access shall provide a plan and details of materials to demonstrate that at least the first 5m of drive is surfaced in a non-granular material and adequate drainage is provided to prevent surface water run-off into the public highway. Reason : In the interests of highway and pedestrian safety and in order to comply with Policy QE6 of the Warrington Core Strategy and Warrington SPD: Standards for Parking in new Development.
Condition	The Reserved Matters application shall demonstrate that the height of the building hereby approved shall not exceed the height of the adjacent property at number 16 Raymond Avenue. Reason:In the interests of visual amenity and in order to protect the amenities of the occupiers of neighbouring properties and to comply with Policy QE6 of the Warrington Core Strategy.
Condition	The dweliing hereby approved shall not exceed, and shall be restricted to, the footprint and siting detailed on the approved plan receieved on 11/7/2015. In addition, the first floor shall be set in from the eastern and western boundaries of the site, adjacent to numbers 12 and 16 Raymond Avenue, a minimum of 1 metre respectively. Reason:In the interests of visual amenity and in order to protect the amenities of the occupiers of neighbouring properties and to comply with Policy QE6 of the Warrington Core Strategy.
Condition	Prior to the commencement of development, full details of all boundary treatment shall be submitted to the Local Planning Authority and approved in writing. The development shall be carried out in strict accordance with the approved details and shall thereafter be retained on a like for like basis unless otherwise approved by the Local Planning Authority. Reason: In the interest of the character and appearance of the streetscene in compliance with Policy QE7 of the Local Plan Core Strategy.
Condition	The building hereby approved shall not be constructed until written and photographic details of the external roofing and facing materials (including manufacturer’s details) shall be submitted to the local planning authority for approval. Materials samples shall be made available to view on site and shall NOT be deposited with the Local Planning Authority. The development shall be constructed in accordance with the approved details/samples Reason: In order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction
Condition	The landscping scheme to be approved at reserved matters shall be carried out during the first planting season following the completion of the development hereby approved. Any trees, plants or shrubs so planted which die or are felled, uprooted, willfully damaged or destroyed within five years of the date of planting shall be replaced by the applicants or their successors in title. Reason: To ensure a satisfactory form of development and to enhance the visual amenities of the locality, and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction.
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	This is not a condition - In the interests of residential amenity, the applicant/agent/developer is strongly advised to adopt the following recommended construction/demolition hours for all works on site. Works audible at or beyond the site boundary should not occur outside of Monday to Friday 08.00hrs to 18.00 hrs, Saturday 08.30hrs to 13.30hrs and at no time on Sundays or Public/Bank Holidays. Noisy or disruptive works carried on outside of these hours are much more likely to raise objections or complaints by local residents (due to disturbance) to the redevelopment of the site which may, in turn, result in formal action being pursued by Public Protection Services to enforce the recommended hours. For more advice and guidance on recommended construction/demolition hours or construction/demolition methods, please contact an officer from Public Protection on 01925 442589
Informative	In many cases your proposal will also require consent under the Building Regulations 2010, for advice and guidance on the requirements of the Building Regulations, please contact our Building Control section on 01925 442554 or email building.control@warrington.gov.uk
Informative	The applicant is advised to contact the Contaminated Land Team to discuss the feasibility of using the Screening Assessment Form to reduce the level of involvement for the Contaminated Land Pre-commencement condition. Please contact Mr James Warren-King on 01925 442652 for further discussions on this measure.
Informative	If your proposal involves activities that could affect the operations/installations of the Statutory Undertakers you are advised to consult the relevant party BEFORE commencing work. The Local Planning Authority disclaims all responsibility in the event of any accident, mishap or damage should you fail to act on this advice.