06 Application Number: APP/11/01275 Ward: Cowplain

Site Address: Land to the rear of 38 and 40 Gladys Avenue, Cowplain, , PO8 8HS Applicant: Meon Valley Developments Ltd Team: 2 Agent: Bryan Jezeph Consultancy Case Officer: Mrs D Haywood 8 Week Date: 16 September 2011

Reason for Committee Consideration: At the request of Councillor Cheshire and third party request

Proposal: Construction of 2No. 3 bed houses including associated access, car parking and landscaping.

EHPBE Recommendation: GRANT PERMISSION SUBJECT TO SECTION 106

This application was deferred from the meeting of the 17 November 2011 for more technical details on:

(a) the drainage appraisal of this application; and

(b) how the transport contributions were calculated.

On the first point of deferral, additional information has been received and the response and further comments of the Council’s Drainage Engineer and Building Control Officer are in Section 5 of the report.

On the second point, the Council’s Development Engineer (Highways) has been asked to provide additional comments. These are provided in section 7.8 onward.

Since the meeting of the 17 November 2011 seven further representations have been received and these are summarised in section 6 and attached at Appendix G . Additionally extracts in respect to drainage comments from representations received prior to the 17 November 2011 are at Appendix H and a summary of further comments from the applicant are at Appendix I.

1 Site Desc ription

1.1 The application site, which has an area of 0.09ha, comprises rear or former rear garden land to No. 38 and 40 Gladys Avenue, which lie on the east side of Gladys Avenue. The land adjoining to the north has been the subject of recent backland development comprising 3 chalet bungalows and a detached cottage style dwelling which lie to the rear of the properties fronting Gladys Avenue. This development has been granted under various applications with the 05/68999/005 permission providing for the construction of an access road to adoptable standards from Gladys Avenue and this access which serves the existing 4 dwellings would also serve the proposed development.

1.2 The site, which supports a number of small trees, slopes to the east, with the land to the rear in Road being at a lower level.

1.3 The site is surrounded by residential properties and the overall character of the area is now made up of a mix of dwelling type, size and style, within curtilages of varying length and size.

1.4 The main part of the site which lies to the rear of 38 Gladys Ave have does not have any relevant planning history and is not the subject of any outstanding permissions for development.

2 Planning History

The site and the adjacent development have been the subject of a number of planning applications as follows:-

40 Gladys Avenue, Cowplain

07/68395/001 - Construction of three houses including associated roads and parking. Refused 3/5/2007.

08/68395/002 - Construction of one cottage style 4 bed house including associated access and parking. Refused 22/05/2008, allowed at appeal 10/10/2008.

08/68395/003 - Construction of 1 No. detached 4 bed 'chalet style' house, including associated car parking. Permitted 21/10/2008.

08/68395/004 - Construction of 2No. semi-detached 2 bed 'cottage style' houses, including associated car parking. Permitted 6/2/2009.

10/68395/005 - Construction of a detached 4 bed 'cottage style' house, including associated car parking. Permitted 31/3/2010 and implemented. This is an alternative to application schemes 003 and 004.

Adjoining Land (42/44 Gladys Avenue, Cowplain)

03/67801/000 - Demolition of detached house and construction of 2No. 3 bed semi- detached houses with integral garages and new/altered vehicular access to Gladys Avenue. Permitted 02/06/03 and implemented. These dwellings now form No’s 42a and 42b Gladys Avenue.

05/68999/005 - demolition of the existing dwelling and construction of replacement bungalow and 2No. chalet bungalows at the rear including associated parking, landscaping and new access to Gladys Avenue. Permitted 04/11/2005 and implemented.

Adjoining Land (46 Gladys Avenue, Cowplain)

07/72647/000 - construction of 1No. 3 bed bungalow including associated access and parking. Refused 19/12/2007, allowed at appeal 10/10/2008.

08/72647/001 - construction of 1No. chalet style 3 bed house including associated access and parking. Refused on 16/06/2008, allowed at appeal 10/10/2008.

3 Proposal

3.1 The application seeks full Planning Permission for the construction of 2No. 3 bed houses (plus first floor study) with associated car parking and landscaping served by the existing access road off Gladys Avenue. The submitted plans indicate each dwelling would be served by 2No. parking spaces (integral garage and 1No. spaces on the drive) and a rear garden depth of approx 11m. The design and height of the development would be similar to that previously permitted and constructed on the adjacent site (rear of No. 40).

3.2 A storm water drainage system, similar to that constructed for the adjoining development and providing holding tanks would provide for surface water.

3.3 The application is supported by a Design and Access Statement, Arboricultural Impact Assessment and a Hydrological Study.

4 Policy Considerations

National Planning Policy

PPS1 (Delivering Sustainable Development) PPS3 (Housing) Amendment to PPS3 which came into effect on 9 June 2010 and included the following changes:

− Private residential gardens are now excluded from the definition of previously developed land; − The national indicative minimum density of 30 dwellings per hectare is deleted from paragraph 47.

When reflecting on such changes at development control level and mindful of Government statements which accompanied the PPS3 revision, it is considered that the following aspects should be taken into consideration:

− Comparative density to the surrounding built urban form − The proportion of built coverage in relation to open space − Maximising wildlife / biodiversity potential − Recreation potential − Proximity to neighbours in terms of the shape and depth of the plot − Ease and effect of access − Local comments on a proposed scheme

PPS25 (Flooding) PPG13 (Transport)

Core Strategy 2011

CS9 (Housing) CS16 (High Quality Design) CS20 (Transport and Access) DM13 ((Parking)

5 Statutory and Non Statutory Consultations

Access Officer No adverse comments.

Building Control The soakaways for the existing houses in the cul-de-sac have been inspected and the volumes are considered more than adequate. The foul drainage was inspected and appeared to comply with the Building Regulations.

Arboriculturalist No objection.

Drainage Engineer No objection.

FOUL SYSTEM

The foul system for the development will connect into an existing pumping station, which pumps sewage into the public sewerage system in Gladys Avenue. This pumping station is presently private (understood to be maintained through contributions from the riparian owners) although due to a change in legislation it will transfer to Southern Water in April 2016 at which point the riparian owners will be relieved of their responsibility. From details provided, the pumping station has been constructed in accordance with the requirements of the Building Regulations and the addition of two properties to its catchment is well within its operational parameters.

SURFACE WATER SYSTEM

The surface water system proposed for the development provides attenuated discharge through ground infiltration, using a technique known as 'Sustainable Drainage Systems' (SuDS for short). The underlying geological structure is formed of clays and sands. These have a low permeability which has been demonstrated on adjacent development sites to be in the order of 0.3mm per day. That this gives rise to issues related to poor drainage in the area is not disputed, and in fact can be observed wherever such geology occurs.

The philosophy of using SuDS is that the drainage system mimics the natural response of the receiving soils. For many years, the design of surface water drainage relied upon removing water from a site as quickly as possible, piping it away to the nearest watercourse. The result of this was two fold: groundwater was removed from the overall system, accentuating the impact of drought conditions; and water quality in the receiving streams and rivers was adversely affected by the deposition of volumes of surface water. SuDS overcomes these issues by retaining the element of groundwater recharge, and, by delaying the transit of water into the streams and rivers, water quality is improved, and so helps the UK to meet the EU Water Quality Directive. All developments are expected to use SuDS in some way in the management of surface water.

What SuDS does not do is improve an existing situation where poor drainage gives rise to surface water ponding. By designing the outflow from the SuDS system to mimic the 'green field' situation, the impact of the development is minimised.

The design of the surface water system has been carried out in accordance with extant guidance. This requires an assessment of the capacity of the soil to absorb a 'standard' design storm, with values increased by a percentage over current design values reflecting [an allowance for future] climate change. The applicant has provided both a hydrological assessment of the soil capacity and a set of design calculations which demonstrate that the required design standards have been observed during the design of the proposed surface water drainage system.

HIGHWAY DRAINAGE

On a related issue it has been noted that in excessive rainfall events, the highway drainage in Gladys Avenue itself appears unable to cope with flows in that road, and the topography of the bellmouth to the cul-de-sac serving the development appears to allow excess water in Gladys Avenue to channel into the SuDS system. At certain times of year this is exacerbated by blockage of drainage gullies both on the site and in Gladys Avenue. Where these are private it is the responsibility of the property owner to keep such gullies clear. The cul-de-sac has been adopted as public highway by County Council and whilst they have recently increased gully capacity in Gladys Avenue it may be necessary for further work to be undertaken. However whilst this may explain some of the local drainage issues reported by residents, is not in itself material to the development of the application site.

SUMMARY

The development's foul and surface water systems have been designed in accordance with current standards. There are therefore no grounds upon which to raise a drainage objection.

Environmental Health No objection. Hours of working condition recommended

Hampshire Constabulary No comments to make.

HBC Development Engineer No objection. A negotiated contribution figure of £3210 agreed. (see sections 7.8 – 7.10)

6 Community Involvement

This application was publicised in accordance with the Council’s Code of Practice for Publicity of Planning Applications approved at Minute 207/6/92 (as amended), as a result of which the following publicity was undertaken:

Number of neighbour notification letters sent: 31

Number of site notices: 1

Statutory advert: No

Number of representations received: 15

Since the meeting of the 17 November 7 further letters of objection have been received and are attached at Appendix G. The points raised are summarised below:

Summary: 6.1 Traffic is a major problem and further development will have huge implications for the safety of residents. Comment: see section 7

6.2 Photographs show extensive recent flooding. Comment: The photographs show flooding of the road and drives in Gladys Ave. See the comments from the Drainage Engineer in section 5

6.3 Gardens are waterlogged until May and there is constantly water running done the road and spilling out of the drains. This is far worse since the new houses were built. The ground in Gladys Ave is higher and the land between Gladys Ave and properties in London Road has always been subject to being very wet in winter and draining into gardens in London Road, and since building has been allowed this has increased considerably. Additional building will add to this and disturb the workings of the drainage ditch. Comment: see section 7 and See the comments from the Drainage Engineer in section 5

6.4 The area suffers from under water streams with the one in Dorrita Ave emerging in a small culvert which has flooded and caused problems for those in Ivydeane. Additionally the drainage system in Gladys Ave has failed to cope with just one day of heavy rain. Comment: see section 7 and See the comments from the Drainage Engineer in section 5

6.5 The original houses were built to different specifications and if water starts to be redirected this could result in serious problems . Comment: see section 7 and See the comments from the Drainage Engineer in section 5

6.6 Water cascading down the cul-de-sac has flooded garage and the door has had to be replaced with one with a seal. The water carries a lot of debris which block the drain. Comment: see section 7 and See the comments from the Drainage Engineer in section 5 6.7 There is often a strong smell of sewage form the min drain and the pump has at times started flashing indicating it is struggling. Comment: see section 7

6.8 There is a shortage of parking, nearly all the road has a dropped kerb if a car is parked opposite 44a it is extremely difficult to get out of the drive, and with the new dwellings which have no visitor parking and only parking for 3 bed dwellings when the study could be used as a 4 th bedroom it will become extremely difficult to park. Comment: see section 7

Representations received pr ior to 17 November 2011

Summary: 6.9 The road is already regularly congested by the current users and the junction with Lane is frequently very difficult to negotiate. More cars regularly using the road will add to the difficulties. There is very limited parking in the cul-de-sac and the inadequacies of the parking will lead to further congestion, safety problems and loss of amenity. Comment: The proposed 2 spaces per dwelling satisfies the required standard. The Development engineer has no objection .

6.10 Problems with drainage. The increased amount of hard-standing and roofs in any development mean that the total amount of rain which falls, rather than slowly moving on or through the ground, actually moves very quickly across the top of the hard-standing, because of the slope of the land, and down the drainpipes from the roofs. Comment: The proposal provides for holding tanks. See section 7.

6.11 Loss of privacy. Comment: Normal privacy standards are met. See section 7.

6.12 The proposal does not benefit the community and regard should be had to Government guidance issued at the beginning of 2010 that local councils should be encouraged to adopt policies to protect gardens from being developed into housing, as quoted in Planning Policy Statement 3. Previous development should not be an acceptable reason for further development. Comment: See section 7.

6.13 Noise and disruption from on-going building works for the past 8 years. Comment: Noted, however, this would not support refusal.

6.14 Further development and urbanisation of the area results in loss of trees and wildlife and would erode the quality of life and current open rural outlook. Comment: See section 7.

6.15 Noise and light pollution. Comment: The site lies within the built up area and the light and noise associated with the proposed development would be consistent with the character of the area. (Condition 6 requires details of external lighting for approval)

6.16 2 of the houses now built are empty and there is no demand for this type of housing. Comment: This would not support a refusal of this application.

6.17 Out of character with cramped development on small and inadequate plot. Comment: See section 7.

6.18 Existing pumped sewage system appear inadequate, and the proposal could result in a break down. Comment: A condition is recommended requiring further details; the Council’s Drainage Engineer raises no objection to the application.

7 Planning Considerations

7.1 The development plan identifies the main considerations in relation to the proposal as:

(i) Principle of development; (ii) Effect on the street scene; (iii) Effect on neighbouring properties; (iv) Highways and traffic; (v) Effect on surrounding trees; (iv) Flood-risk and Drainage.

(i) Principle of Development

7.2 The application site is located within the defined urban area, and the policies of the development plan allow for residential development, provided it would not seriously erode the environmental quality of the area. The revisions made to PPS3 in 2010 do not prevent the development of garden land per se, but require scrutiny of the effects of this form of development in any given context. These effects are assessed below.

(ii) Effect on the street scene and density of development

7.3 The immediate street scene as formed by this small cul-de-sac off Gladys Ave comprises 4 dwellings of traditional brick and tile design and construction. The proposed dwellings would be of similar design, height and materials to the existing dwellings and the main difference relates to the narrower plot width (plot 2) and built frontages. The existing dwellings have plot widths of approx 11 to 12m and built frontages in the region of 9m. The proposed dwellings would be sited on plots of 8.5m and 12m and be 6.5m wide.

7.4 Whilst the proposed 2 dwellings are approximately 2.5m narrower than the recently constructed houses only one would have a narrower plot. This combined with separation distances comprising a minimum of 1m to boundaries and hence 2m between buildings and the wider gap of 4.5m to the southern boundary with No. 36, Gladys Ave, provides separation and spacing consistent with the existing development and the proposal is considered to accord with the character of the recent development and provide an acceptable street scene.

7.4 With respect to density comparisons:-

The proposed development: 22.2 units/ha.

Existing developments:

Cul-de-sac (42a, 42b, 44, 44a, 44b Gladys Avenue and the two new dwellings to the rear of 40 & 46 Gladys Avenue, including roads): 23.3 units/ha.

26 - 36 (evens) Gladys Avenue - Area 0.43ha, 6 dwellings : 13.9 units/ha .

37 - 51 (odds) Gladys Avenue - Area 0.35ha, 8 dwellings: 22.8 units/ha

Kendal Close (No's 2-19) - Area 0.68ha, 18 dwellings : 26.4 units/ha

Dorrita Avenue (No's 3-12) - Area 0.40ha, 10units : 25.0 units/ha

The proposed density at 22.2units/ha is considered comparable to existing development and site coverage compares to the recently constructed dwellings in the cul-de-sac.

(iii) Effect on neighbouring properties

7.5 The proposed dwellings would be 11m from the rear boundary which backs onto a landscaped area and habitable window to window distances with existing properties beyond this landscaped area at over 60m would be well in excess of the usual minimum expectations of 21m. The closest new dwelling would also be 4.5m from the side boundary of No. 36 Gladys Avenue and the only first floor window serves a bathroom. In light of these relationships the proposal is not considered to result in an unreasonable impact on neighbouring amenity, subject to a restriction withdrawing permitted development rights for first floor windows in the side elevation of plot 1 adjacent No. 36 Gladys Avenue.

7.6 The proposal will result in an increase in vehicle movements and general activity, but given the previous appeal decision which did not support refusal on these grounds, and that the proposal reflects the form of the existing development in the cul-de-sac, the relationship with neighbouring properties is considered acceptable in this respect.

(iv) Highways and traffic

7.7 One parking space and a garage is provided for each of the 2 dwellings. The submitted plans indicate 3 bedrooms and a study. The parking requirement for a 3 bed dwelling is 2 spaces and for a 4 bed (assuming the study could be used as a bedroom) is 3 spaces. The study measures approx 2.6m by 1.6m which is considered inadequate to constitute a bedroom and 2 spaces per dwelling is considered to satisfy the parking requirement. The Development Engineer does not raise objection.

7.8 In response to the Committee’s request at the 17 th November meeting, sections 7.8 – 7.10 explain how the transport contribution has been calculated.

The proposal would normally give rise to a transport contribution of £3745 per dwelling based on the Hampshire County Council’s Transport Contributions Policy which was adopted by Borough Council in 2008. According to this policy the financial contribution is calculated based on an assumption that each new dwelling will generate seven new daily round-trips by a range of modes, i.e:

- 4no car trips - 1no. walking trips - 1 cycle trip - 1 bus trip

Each of the seven trips equates to a contribution value of £535. The total financial contribution (£3745) reflects and expectation that the additional impacts can be offset by highway improvements related to each of these trip modes.

7.9 However two recent appeal decisions tested the applicability of this approach in the case of two new houses proposed to the rear of nos. 26 to 30 Gladys Ave in 2010 (see Appendix J - Inspector's decision). At that time the Inspector noted that whilst the Borough Council could show that there were intended cycle improvements in the local area, this only dealt with one mode of transport and he therefore questioned whether the full contribution sought by the Council was reasonable.

7.10 The current application is very close to the appeal site and so the 2010 appeal decision is a material consideration in assessing the question of the financial contribution. In this case, whilst the assumption remains that seven new trips per dwelling would arise from the proposal, the range of offsite highway schemes to which it could contribute is as follows:

• Upgrade London Rd / Pandnell Avenue crossing to Toucan, • Introduce bus priority signalisation at London Road / Park Lane, • Bus priority improvement at Milton Road / Hambledon Road junction • Cycle route to Technology College. • Gladys Avenue to Milton Road Cycle route.

These schemes would address bus, cycle and foot trips, which account for only three of the seven trips referred to at para 7.8 above. This gives a total of (3 x £535) £1605 per dwelling. Following the Inspector's appeal decision it is considered that in this particular location and at this point in time, there is precedent for a reduced contribution. Accordingly a total contribution of (2 x £1605) £3210 has been sought for the current proposal.

(v) Effect on surrounding trees and wildlife

7.11 There are a number of trees on the site and the application is supported by an Arboricultural Impact Assessment. The trees are predominantly small or young ornamental species and have limited public amenity value. The submitted plans indicate that all but 2 of the trees will be retained, with only a 5m high Palm tree and a 7m high Norway maple shown to be felled. Both trees are considered to be of insufficient stature and importance to justify a TPO and the Arboriculturalist has raised no objection. The proposed dwellings are considered to be sufficiently far enough from the retained trees to allow adequate light to both the dwellings and the gardens.

7.12 Having regard to the need to maintain wildlife and biodiversity potential, as stated above all but 2 of the trees on the site are to be retained, and additionally it is recommended that any permission be subject to a condition requiring the prior approval of measures to be implemented to support wildlife and bio diversity such as bat boxes and log piles. It is considered that the proposed gardens are sufficient to allow for these provisions, which will help maintain the wildlife and biodiversity of the site.

(iv) Flood risk and drainage

7.13 Following the Committee request of 17 th November, further information has been obtained regarding foul and surface water drainage. This comprises additional information from the applicant at Appendix I, which includes reference to the privately owned foul water pump which serves the four new houses to the rear of 40-46 Gladys Avenue, and which would serve the two houses currently proposed.

7.14 An expanded comment from the Council’s Drainage Engineer is also contained at section 5 above. This concludes that the proposed foul water system, linking to that of the recently constructed (4no) new houses, is adequate. He is also satisfied that the proposed surface water drainage system, including the calculations of capacity and understanding of ground conditions, meets required standards. He points out that off-site highway drainage works may be needed to highway gullies in Gladys Avenue to deal with existing highway surface water following the recent adoption of the cul-de-sac serving the 4no. new houses. This would be for the Highway Authority to undertake.

7.15 The Building Control officer has also confirmed at section 5 above, that the existing foul and surface water system installed for these new houses was been inspected and found to comply with relevant building regulations.

7.16 The current application is accompanied by a detailed Hydrological Report and sustainable surface water drainage proposals with similar measures to those approved and provided for the existing dwellings in this cul-de-sac. Water from all impermeable areas would be piped into 2No. large combined storage/soakaway tanks designed to store storm water whilst it soaks away. The Council’s drainage engineer is satisfied with this arrangement here. His expanded explanation following the Committee request of 17 th November, is contained at section 5 above.

7.17 Under the requirements of Planning Policy Statement 25, a developer is only obliged to ensure that the proposed development does not exacerbate any existing drainage issue surrounding the proposed site. There is no obligation on a developer to solve any existing drainage issues in the area.

7.18 The use of infiltration tanks and permeable paving as proposed is considered an appropriate means of surface water disposal and to satisfy the drainage requirements for the development, such that it should not exacerbate any existing drainage issues surrounding the proposed site.

8 Conclusion

8.1 The proposed development is considered to accord with the recently constructed development in this cul-de-sac and would comply with the requirements of the Development Plan and the provisions of National Policy including those in Planning Policy Statement 3. Proposed drainage is considered to be adequate to serve the proposed development.

Approval is recommended subject to the satisfactory provision the level of transport contribution by means of a s.106 obligation.

RECOMMENDATION:

That the Executive Head of Planning and Built Environment be authorised to:

(A) GRANT PERMISSION for application for APP/11/01275 subject to:

(i)The completion of binding arrangements in a form satisfactory to the Solicitor to the Council to secure a contribution of £3210 towards the Council’s adopted Transport Contributions Policy and;

(ii)The following conditions:

1 The development hereby permitted shall be begun before the expiration of 3 years from the date on which this planning permission was granted. Reason: To comply with Section 51 of the Plann ing and Compulsory Purchase Act 2004.

2 Construction of the building(s) hereby permitted shall not commence until samples and details of all external facing and roofing materials shall be submitted to and approved by the Local Planning Authority. There after only such approved materials and finishes shall be used in carrying out the development. Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS16 of the Havant Borough Core Strategy 2011 which form p art of the Local Development Framework and Planning Policy Statements 1.

3 Notwithstanding the provisions of any Town and Country Planning General Permitted Development Order, no additional windows or other openings shall be constructed within the south (side) elevation of plot 1 at first floor level without the prior written approval of the Local Planning Authority. Reason: In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Bor ough Core Strategy 2011 which forms part of the Local Development Framework and Planning Policy Statement 1.

4 No development hereby permitted shall be commenced until a more detailed soft landscaping scheme for all open parts of the site not propose d to be hardsurfaced has been submitted to and approved in writing by the Local Planning Authority. Such scheme shall specify the proposed finished ground levels in relation to the existing levels, the distribution and species of ground cover to be plante d, the positions, species and planting sizes of the trees and shrubs to be planted and/or retained, and timing provisions for completion of the implementation of all such landscaping works. Reason: To ensure the appearance of the development is satisfacto ry and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

5 The implementation of all such approved landscaping referred to in condition 4 shall be comple ted in full accordance with such approved timing provisions. Any tree or shrub planted or retained as part of such approved landscaping scheme which dies or is otherwise removed within the first 5 years shall be replaced with another of the same species a nd size in the same position during the first available planting season. Reason: To ensure the appearance of the development is satisfactory and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

6 No development hereby permitted nor any related site clearance shall commence until plans and particulars specifying the finished levels (above ordnance datum) of both the ground floors of the proposed buildings and the surrounding ground levels in relation to existing ground levels have been submitted to and approved by the Local Planning Authority. Reason: To safeguard the amenities of the locality and in the interests of traffic safety and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

7 The development hereby permitted shall not commence until plans and particulars specifying the provision to be made for external lighting of the same has been submitted to and approved in writing by the Local Planning Authority. There shall be no external lighting on the site other than as thereby approved. Reason: To safeguard the amenities of the locality and in the interests of traffic safety and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

8 No development hereby permitted shall commence until a specification of the materials to be used for the surfacing of all open parts of the site proposed to be hardsurfaced has been submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall not be brought into use until th e implementation of all such hardsurfacing has been completed in full accordance with that specification. Reason: In the interests of the amenities of the locality and having due regard to policies CS16 of the Havant Borough Core Strategy 2011 which forms part of the Local Development Framework and Planning Policy Statements 1 and 25.

8 The dwellings shall not be occupied until works for the disposal of sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure satisfactory drainage and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

9 The dwellings shall not be occupied until the installation of a surface water drainage scheme has been completed in accordance with the plans and specification contained in the Hydrological Study Report by the Cowan Consultancy. Reason: To ensure satisfactory drainage and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

10 No development hereby permitted shall commence until plans and particulars specifying the alignment, type, height and, where appropriate, construction materials and design of all proposed screen walls, fences, hedges and other means of enclosure have been submitted to and approved in writing by the Local Planning Authority. Unless agreed otherwise in writing by the Authority, the development hereby permitted shall not be brought into use prior to the completion of the installation of all screening provision as is thus approved by the Authority. At all times thereafter, all of that screening provision shall be retained in a wholly sound and effective condition. Reason: To safeguard the amenities of the occupiers of neighbouring property and having due regard to policy CS16 of the Havant Borough Core Strategy 2011 which forms part of the Local Development Framework and Planning Policy Statement 1.

11 In this condition, “retained tree” means an existing tree which is to be retained in accordance with the plans and particulars set out in the letter and appendices dated 16 May2011, from Jonathan Helen Brown of Alderwood Consulting. Paragraphs (i) and (ii) below shall have effect until the expiration of 1 year from the date of the occupation of the building for its permitted use on that particular plot.

i) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work).

ii) If any retained tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.

iii) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with plan JF1 before any equipment, machinery or materials are brought onto the site for the purpose of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition, and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written approval of the Local Planning Authority.

Reason: To ensure the appearance of the development is satisfactory and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1.

12 No development shall take place, including any works of 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) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate v) wheel washing facilities 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

Development sha ll only take place in strict adherence with the details thus approved.

Reason: To ensure satisfactory development and having due regard to CS16 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 1..

13 The development shall not be brought into use until space for the loading, unloading and parking of vehicles has been provided within the site, surfaced and marked out in accordance with the approved details. Such areas shall thereafter be retained and used solely for those purposes. Reason: In the interests of highway safety and having due regard to policy DM13 of the Havant Borough Core Strategy 2011 which forms part of the Local Development Framework and Planning Policy Guidance 13.

14 Demolition, clearance, excavation, road or construction works shall take place only between the hours of 0800 and 1800 hours on Mondays to Saturdays and not at all on Sundays and all recognised public holidays. Reason: To protect the amenity of adjoining residents and having due regard to policy CS16 of the Havant Borough Core Strategy 2011 which forms part of the Local Development Framework and Planning Policy Statement 23.

15 The development hereby permitted shall not be commenced until an Interim Certificate of Compliance with the Code for Sustainable Homes has been submitted to and approved in writing by the Local Planning Authority. The Certificate shall demonstrate that the development will attain a minimum standard of Level 3 in accordance with the Code. The development shall be carried out only in accordance with the details the subject of the Certificate. Reason: To ensure that the development is carried out in accordance with Policy CS14 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 22.

16 Prior to the occupation of the development a Post Construction Certificate shall be submitted to the Local Planning Authority. The Certificate shall state that the development has attained a minimum standard of Level 3 of the Code, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the development is carried out in accordance with Policy CS14 of the Havant Borough Core Strategy 2011 which form part of the Local Development Framework and Planning Policy Statement 22.

17 Prior to the commencement of the development hereby approved, the following details, including a timetable for their implementation shall be submitted to and approved in writing by the Local Planning Authority:

a) Log piles to act as a refuge for insects, reptiles and amphibians, and b) Bat boxes

Development shall only be undertaken in accordance with the details and timetable thus approved. Reason: in the interests of biodiversity in accordance with saved Policy NC5 of the Havant Borough District Wide Local Plan 1996-2011, which forms part of the Havant Borough Council Local Development Framework, and Planning Policy Statement 9.

18 The development shall only be carried out in accordance with the following approved plans and documents: • Location Plan • Site layout GA10/01 • Floor plans GA 10/03 • Elevations GA10/04 • Streetscene GA10/02 • Block plan GA10/05 • Section GA10/06 • Design and Access Statement • Alderwood Tree Report • Hydrological study Report and Sustainable Surface Water Drainage Proposals. Reason: To ensure provision of a satisfactory development.

Appendices:

(A) Location Plan (B) Block Plan (C) Site Plan (D) Floor plans (E) Elevations (F) Streetscene (G) Further representations received following 17 November committee. (H) Extracts in respect to drainage comments from representations received prior to the 17 November 2011. (I) Further comments from applicant (J) Appeal decision for 26- 30 Gladys Ave (K) Addenda/corrigenda (if appropriate)