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Proposed Residential Development East of Wilcot Lane, Nesscliffe, Shrewsbury, Shropshire

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Proposed Residential Development East of Wilcot Lane, Nesscliffe, Shrewsbury, Shropshire Committee and date Central Planning Committee 12 February 2015 Development Management Report Responsible Officer: Tim Rogers email: [email protected] Tel: 01743 258773 Fax: 01743 252619 Summary of Application Application Number: 14/03259/OUT Parish: Great Ness Proposal : Outline application for proposed housing development (all matters reserved) Site Address : Proposed Residential Development East Of Wilcot Lane Nesscliffe Shrewsbury Shropshire Applicant : Midland Groundworks Ltd Case Officer : Nanette Brown email : [email protected] Grid Ref: 338384 – 318890 © Crown Copyright. All rights reserved. Shropshire Council 100049049. 2011 For reference purposes only. No further copies may be made. Contact: Tim Rogers (01743) 258773 Proposed Residential Development Central Planning Committee – 12 February 2015 East Of Wilcot Lane, Nesscliffe Recommendation:- Grant Permission subject to the conditions set out in Appendix 1 and a Section 106 Agreement to secure affordable housing in accordance with the prevailing rate current at the time of submission of Reserved Matters. REPORT 1.0 THE PROPOSAL 1.1 This application seeks outline planning consent for residential development on land adjacent to Wilcott Lane, Nesscliffe with all matters reserved for later consideration. The amended illustrative site layout proposal shows the provision of 9 dwellings; a mixture of 5 bungalows, one pair of semi-detached properties and two detached houses. 2.0 SITE LOCATION/DESCRIPTION 2.1 Nesscliffe is located approximately 4 miles south east of Kinnerley and approximately 9 miles north west of Shrewsbury. The development site is set to the east of the adjacent road and comprises a parcel of agricultural land set to pasture. The site is set to the south of existing residential properties set to the northern boundary of the site. 2.2 Services and facilities in Nesscliffe include a school, post office, shop, a village hall, petrol station, a pub and a hotel. The Nesscliffe by-pass links the village with Shrewsbury and Oswestry, opening up more extensive services, facilities and employment opportunities for the village. The number 70 bus service runs Monday to Saturday from Shrewsbury to Oswestry. There are 3 stops within the village, 2 of these are approximately half a mile from the development site. 3.0 REASON FOR COMMITTEE DETERMINATION OF APPLICATION 3.1 In accordance with Part 8 of the Shropshire Councils Scheme of Delegation, a request to consider the application at Central Planning Committee has been received from the local member for the Nesscliffe ward, based on material planning considerations following an objection from the local Parish Council. 4.0 Com munity Representations 4.1 Consultee Comments 4.1.1 SC Drainage: No objections No objection(s), subject to conditions 4.1.2 SC Affordable Housing : No objections Core Strategy Policy CS11 requires all open market residential development to contribute to the provision of affordable housing. If this development is considered to be acceptable then in accordance with the adopted Policy any consent would Contact: Tim Rogers (01743) 258773 Proposed Residential Development Central Planning Committee – 12 February 2015 East Of Wilcot Lane, Nesscliffe need to be subject to a Section 106 Agreement requiring an affordable housing contribution. The contribution will need to accord with the requirements of the SPD Type and Affordability of Housing and will be set at the prevailing percentage target rate at the date of a full application or the Reserved Matters application. 4.1.3 SC Ecology: No objection Supporting documents including the Extended Phase 1 Survey conducted by Pearce Environment Ltd (September 2014). Bats The site has the potential to support foraging and commuting bats. The following condition and Informatives should be on the decision notice. 1. A minimum of 2 woodcrete bat boxes, such as Schwegler 1FR, suitable for nursery or summer roosting for small crevice dwelling bat species shall be erected on the site prior to first use of the building hereby permitted as shown on a site plan. All boxes must be at an appropriate height above the ground with a clear flight path and thereafter be permanently retained. Reason: To ensure the provision of roosting opportunities for bats which are European Protected Species. 2. Prior to the erection of any external lighting on the site a lighting plan shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and thereafter retained for the lifetime of the development. The submitted scheme shall be designed to take into account the advice on lighting set out in the Bat Conservation Trust booklet Bats and Lighting in the UK Reason: To minimise disturbance to bats, a European Protected Species. 1. A scheme of landscaping shall be submitted to and approved in writing by the local planning authority. These works shall be carried out as approved. The submitted scheme shall include: a) Planting plans, including wildlife habitat and features (e.g. bird boxes, bat boxes) b) Schedules of plants, noting species (including scientific names), planting sizes and proposed numbers/densities where appropriate. Native species used to be of local provenance (Shropshire or surrounding counties). c) Details of trees and hedgerows to be retained and measures to protect these from damage during and after construction works Reason: To ensure the provision of amenity and biodiversity afforded by appropriate landscape design. Badgers No evidence/field signs of badgers were noted on site during the ecological survey. No further survey is deemed necessary. Due the close proximity of a known badger sett (20m) a pre-commencement survey should be undertaken prior to vegetation clearance/construction works and the method statement provided by Pearce Environment should be conditioned and adhered to. The following condition should be on the decision notice. Contact: Tim Rogers (01743) 258773 Proposed Residential Development Central Planning Committee – 12 February 2015 East Of Wilcot Lane, Nesscliffe 1. Work shall be carried out strictly in accordance with the Extended Phase 1 Survey conducted by Pearce Environment Ltd (September 2014) attached as an appendix to this planning permission. Reason: To ensure the protection of Badgers, protected under the Protection of Badgers Act (1992). Informative Badgers, the setts and the access to the sett are expressly protected from killing, injury, taking, disturbance of the sett, obstruction of the sett etc by the Protection of Badgers Act 1992. No works should occur within 30m of a badger sett without a Badger Disturbance Licence from Natural England in order to ensure the protection of badgers which are legally protected under the Protection of Badgers Act (1992). All known Badger setts must be subject to an inspection by an experienced ecologist immediately prior to the commencement of works on the site. Great Crested Newts Pearce Environment recommends that the current grazing regime continues to ensure the site does not inadvertently increase in its potential to support herptiles. Ponds within 250m of the proposed development have been assessed and no further survey work has been recommended. The following condition and informative should be on the decision notice. 3. Work shall be carried out strictly in accordance with the Extended Phase 1 Survey conducted by Pearce Environment Ltd (September 2014) attached as an appendix to this planning permission. Reason: To ensure the protection of Great Crested Newts, a European Protected Species Nesting Birds The site has the potential to support nesting birds. The buildings on site should be checked prior to demolition. The following condition and informative should be on the decision notice. 1. No demolition and construction work shall be commenced unless evidence has been provided to the Local Planning Authority that no Barn Owls are nesting (at the development site to which this consent applies) immediately prior to work commencing. The site should be inspected within the 7 days prior to the commencement of works by an experienced ecologist and a report submitted to the Local Planning Authority. Reason: To ensure the protection of nesting Barn Owls Informative Barn Owls are protected under the Wildlife & Countryside Act 1981 (as amended). It is an offence to disturb the active nests of Barn Owls, this includes when they are making a nest, occupying a nest or have chicks still dependent on the nest for survival. Barn Owls can breed at any time of the year in the UK. Any offence under the Wildlife & Countryside Act 1981 (as amended) is punishable by up to a £5000 fine per individual animal impacted and up to 6 months in prison. Informative Contact: Tim Rogers (01743) 258773 Proposed Residential Development Central Planning Committee – 12 February 2015 East Of Wilcot Lane, Nesscliffe The active nests of all wild birds are protected under the Wildlife & Countryside Act 1981 (As amended). An active nest is one being built, containing eggs or chicks, or on which fledged chicks are still dependent. All clearance, conversion and demolition work in association with the approved scheme shall be carried out outside of the bird nesting season which runs from March to September inclusive Note: If it is necessary for work to commence in the nesting season then a pre- commencement inspection of the vegetation and buildings for active bird nests should be carried out. If vegetation cannot be clearly seen to be clear of bird’s nests then an experienced ecologist should be called in to carry out the check. Only if there are no active nests present should work be allowed to commence. 4.1.4 SC Public Protection: No objections In order to make the properties ready for electric vehicles, charging point installation isolation switches must be connected so that a vehicle may be charged where off road parking is provided. The following condition is therefore proposed should this application be granted approval: An independent 32 amp radial circuit isolation switch must be supplied at each property for the purpose of future proofing the installation of an electric vehicle charging point.
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