Borough Council Planning Application 2/2017/0016

Proposed Erection of a further 25 dwellings, extension to approved site Development: 2/2012/0311 Location: Land off Moor Road Stainburn Applicant: Mr Adam McNally Story Homes Recommendation: APPROVE

Summary/Key Issues

Issue Conclusion

Principle of The scale of the development proposed for this site in the Principal Development centre of Workington is considered acceptable, forming a sustainable location and complies with the provisions of Policies S2, S3 and S5 of the Allerdale Local Plan (Part 1). Design, Layout and The layout and appearance of the site is acceptable and in Materials keeping the character of the surrounding area. Affordable Homes The applicant is agreeable to provide 20% affordable units in line with the requirements of Policy S8 of the Allerdale Local Plan (Part 1). Highway Issues Taking into account the minor changes to the traffic flow this application will create, the already committed highway improvements and the potential impact of the additional traffic on existing highway network, it is considered that the impact of this development is acceptable.

Proposal

Planning permission is sought for the extension to a residential development that is partly constructed and occupied. The current application seeks to erect a further 25 dwellings including 5 affordable dwellings, public open space and associated infrastructure.

Site

The 1.03 ha. site is located approximately 1.6km east of Workington town centre, and to the south east of Stainburn and is adjacent to existing development, Cairn Chase, but outside the settlement boundary of Stainburn. Stainburn is included within the development area of Workington. The site is semi-improved agricultural grass land comprising no real landscape features of note. This green field site is currently used for agricultural grazing, with a single stable on the site.

The site is consistently sloping in nature from its highest point at the south east side of the site, sloping down circa 10 metres in level difference to the lowest point at the north west boundary (shared with Story Homes existing Cairns Chase development).

Existing hedges with gaps are situated at the north west boundary and Moor Road boundaries. To the south and west, the predominant backdrop to the site is a relatively immature broad leaved woodland plantation located on an embankment down onto the A66. The tree belt was planted around 10 years ago as part of the landscape scheme associated with the construction of the Stainburn and Bypass.

Relevant Policies

National Planning Policy Framework Building a strong, competitive economy Meeting the challenge of climate change, flooding and coastal change Conserving and enhancing the natural environment Delivering a wide choice of high quality homes Requiring good design

Allerdale Local Plan (Part 1) Policy S1 - Presumption in favour of sustainable development Policy S2 - Sustainable development principles Policy S3 - Spatial Strategy and Growth Policy S4 - Design principles Policy S5 - Development Principles Policy S7 - A mixed and balanced housing market Policy S8 - Affordable Housing Policy S21 – Developer Contributions Policy S22 – Transport Principles Policy S29 - Flood Risk and Surface Water Drainage Policy S30 – Reuse of Land Policy S32 – Safeguarding Amenity Policy S35 – Protecting and Enhancing Biodiversity and Geodivisity Policy DM14 - Standards of Good Design Policy DM17 – Trees, Hedgerows and Woodland

Relevant Planning History

2/2012/0311 Residential development of 150 dwellings including 30 affordable dwellings, public open space and associated infrastructure – Approved.

2/2014/0077 Variation of condition to on planning approval 2/2012/0311, alterations to house designs and floor levels – Approved.

2/2016/0558 Variation of condition 2 on planning approved 2/2012/0311, amendments to plot types and access road to boundary – Approved. Representations

Call In – The application has been called in by Councillor Mark Fryer and Councillor Mark Jenkinson on the grounds of traffic and road safety.

Workington Town Council – The committee reviewed the location of the site and considered the surrounding access via Moor Road. A number of councillors were concerned that the quality and the width of the road is insufficient for the proposed development alongside the current properties.

It was noted that the developer has provided the highways authority with funding to support improvements to the highways, however these improvements have not been carried out. The committee recommends refusal of this application as the current standard of the highways network does not support the increased traffic. It is recommended to begin once the necessary improvements to the highway are completed.

Cumbria Highways – No objections, subject to conditions attached.

Local Lead Flood Authority – The attenuation measures are acceptable to this authority, however there needs to be an acceptance from United Utilities that the previously developed section has allowed capacity to tank extra water from the proposed attenuation tanks, the FRA provided alludes to this.

Environmental Health:

Land Contamination - A Preliminary Investigation report and a Geoenvironmental Appraisal have been submitted with the application. We agree with the methodology used and the conclusions reached. No further investigations or remediation is necessary.

Noise Assessment report – We agree with the methodology used and the conclusions reached.

Construction Management Plan – In order to protect the amenity of neighbouring properties during construction, we ask that a condition is attached seeking a Construction Method Statement be provided.

Fire Officer – No reply to date.

Cumbria Wildlife – No reply to date.

Cumbria Constabulary – It is apparent that crime prevention has been considered as part of the design of this development and consequently demonstrates compliance with the Allerdale Local Plan.

The Coal Authority – If this proposal is granted planning permission, it will be necessary to include The Coal Authority Standing Advise within the decision.

United Utilities – No objections subject to conditions. Housing Services – Affordable provision on this development should met the requirements specified in Policy S8 of the Allerdale Local Plan (2014).

The application has been advertised on site and in the local paper. Adjoining owners have been notified. 11 letters of objection have been received. There concerns relate too:

 The original application for the 150 houses was strongly objected to by many residents of Stainburn, primarily due to road traffic issues, i.e. the road is not wide enough, too busy, too much extra traffic, too may heavy plant movements.  The proposed development will mean a continuation of the destruction of Moor Road, an increase in the number of cars using the road which is already insufficient for the value of traffic, the mud, dirt and dust on the existing properties on Moor will continue and increase and the danger caused by the speed, number and type of vehicles using the road will continue.  The junction at the Briery is far too narrow to support the volume of traffic.  The works have damaged the condition of Moor Road.  The infrastructure of the area around the area of the proposed new housing is inadequate.  Devalue house prices.

Main Issues:

The National Planning Policy Framework (NPPF) requires that local planning authorities identify sufficient deliverable sites to provide five year supply of housing against their housing requirements. The Annual Monitoring Report for 2015/2016 demonstrates the Local Planning Authority has a 5.7 year supply of housing which includes a 20% buffer allowance due to a record of under-delivery and shortfalls from 2011. Demonstration of a five year supply of deliverable housing sites means the policies for the supply of housing contained within the Local Plan are considered to be up-to-date, in accordance with paragraph 49 of National Planning Policy Framework. The policy framework for the supply of housing within the plan area is set out in Policy S3 - Spatial Strategy.

Policy S3 establishes that provision will be made for at least 5471 new dwellings in Allerdale in the period ending in 2029. This amounts to an annual average of 304 dwellings. Policy S3 also seeks to concentrate the necessary new development in identified towns and villages in a settlement hierarchy. Workington is identified as a the Principal Centre and is expected, in accordance with Policy S3, to accommodate sites for up to 35% of the new dwellings required in the period up to 2029.

The Site Allocations Development Plan Document which will be Part 2 of the Local Plan is currently out for consultation. This will identify allocations within the top three tiers of the settlement hierarchy and where necessary revise development boundaries for the top four tiers. At this stage this has no weight in considering current proposals.

To be able to provide the level of housing required in Workington, development sites will often be large scale. The proposal site is considered to be reasonably well located in terms of its proximity to existing development and would be a logical extension of development at Stainburn that would not adversely impact on the character of the wider landscape.

Policy S2 of the Allerdale Local Plan (Part 1) focuses on the promotion of sustainable development. There are existing buses that run in Stainburn with a stop within walking distance of the site, easy access to the highway connections surrounding the area. The site is considered to be sustainable and in accordance with Policy S2 and S3 of the Allerdale Local Plan.

With all this in mind it is considered that the proposed development complies with Policies S2, S3 and S5 of the Allerdale Local Plan (Part 1) and the National Planning Policy Framework and principle of residential development on the site is acceptable.

Design, Layout and Materials

A key objective of the Local Plan is to achieve high quality design for all development. Good design relates not only to the appearance of a development but to how it functions within its location and to how it contributes towards a sustainable community.

The development proposes a residential development consisting of 25 dwellings sited around an area of open space. A single access will serve these dwellings from Moor Road and then through the existing development Cairns Chase which is still under construction.

The proposed scheme comprises of a mix of 2, 3, 4, and 5 bed 2 storey dwellinghouses. The dwellings will be constructed from a mix of render and brick to match those on Cairns Chase. The house types are in line with those constructed adjacent and will tie in with the area.

The layout itself achieves acceptable separation distances throughout the proposed scheme with each dwelling having parking within the curtilage with a number of visitor spaces located around the site. A proportionate amount of private amenity space has been provided for each unit.

Due to the change in land levels throughout the site the application has provided an existing topographical survey and proposed land and floor levels. These plans indicated that on some of the plots there would be a retaining wall of approximately 2.5m with a 1.8m fence above, resulting in a boundary treatment of over 4m in height. Officers considered this would result in an unneighbourly development. The applicant has amended the levels of the land as part of the application, however officers are still not satisfied that these would achieve a neighbourly development. As officers are satisfied that acceptable levels throughout the site can be achieved it is considered that the submission of the levels are reserved by condition which the applicant is agreeable to.

The proposed housing layout, house designs and public open space details are considered to be satisfactory. The site is considered to be within a sustainable location and the layout proposed is considered to develop the site efficiently. The proposed layout achieves appropriate separation distances to existing approved properties and the scheme is considered well related to existing development and the site provides satisfactory accessibility and connectivity and as such the proposal is deemed to accord with the approach towards promoting sustainable development. Officers consider the proposal is compliant with Policy S2, S4, S7 and DM14 of the Allerdale Local Plan (Part 1), Adopted July 2014.

Affordable Homes

The delivery of affordable homes is a key objective of the local plan and priority of the council plan. The majority of affordable housing that is built in the plan area is delivered as part of new development. Therefore, planning policy has a central role in helping to deliver low cost homes.

Policy S8 Affordable Housing states that developments within the Principal Service centre should provide 20% affordable housing for schemes over 10 units, with the tenure split 75% social rented and 25% intermediate affordable units.

The findings from the 2016 housing study show that the need for affordable housing in Workington and its adjoining parishes of Camerton, Great Clifton, Seaton and Winscales is mostly for four bed properties, followed by three bed properties suitable for older persons.

Choice based letting (CBL) shows how many bids are received for social housing by property type. These results show there were a high level of bids for 2 bed bungalows, 1 bed flats, 2 bed flats, 2 bed houses, and 3 bed houses.

The Housing Service reply states developers should have regard for the evidence presented from CBL and tailor their affordable provision accordingly.

The applicant is proposing 5 affordable dwellings in total, 3 x 3 bed houses for intermediate affordable units and 2 x 2 bed houses for social rent. The tenure is compliant with Policy S8 of the Local Plan. Whilst the 2016 housing study shows a greater need for 4 bed units this conflicts with the evidence presented from CBL. Officers consider the evidence shows a need for 2 and 3 bed units in line with what is proposed and therefore the proposal is in line with Policy S8. The deliverability of the affordable units will be secured via a unilateral undertaking.

Landscaping

A landscaping scheme is provided throughout the site, whereby existing hedgerows to the south east, south and south west boundary will be retained. To the east boundary adjacent to Moor Road an existing hedgerow is in place however, there is a section of this hedge that is missing. The proposed landscaping plan will see the existing hedge retained with a new hedge planted within the gap. Tree and shrub planting will be provided throughout the public space area and within housing areas. It is considered the retention of the hedgerows will safeguard the ecology value and landscape features.

Ecology and Hedgerow/Trees

The existing site is managed principally as agricultural grazing with the notable featured being hedgerow. An ecological appraisal has been submitted with the application. The report highlights that whilst bats, nesting birds and red squirrels are known to occur in the local area, there was no conclusive evidence of any specifically protected species regularly occurring on the site or the surrounding areas which would be negatively affected by site development following the mitigation proposed.

The vegetation to be cleared has a low ecological significance in the local area; the trees close to but outside the development area generally of low quality.

It is considered that the landscaping of the site as part of the development will promote structural diversity and may encourage a wider variety of wildlife to use the site than already occurs.

The only trees on the site are within hedgerow H3 (northwest boundary), and the development proposal necessitate the removal of a small section of what is considered low value hedgerow to accommodate the access to this part from the approved Cairns Chase development. The submitted Preliminary Arboricultural Appraisal and Arboricultural Impact Assessment and Method Statement demonstrate the need for tree protection fencing to erected and its design and location.

A planning condition could secure mitigation for protected species and trees in accordance with the recommendations set out in the Ecology Appraisal and the Arboricultural reports.

It is officers opinion that matters with regard to the protection of species protected by law has been suitably addressed in the submitted documents and is compliant with Policy S35 and DM17 of the Allerdale Local Plan (Part 1), Adopted July 2014.

Highways Issues

The scheme is accessed off Moor Road and through the existing Cairns Chase housing development that is still under construction. These access points have been approved through the earlier applications 2/2012/0311 and 2/2016/0558. A single access point will serve the proposed 25 dwellings. The visibility splays associated with the access of Moor Road were assessed as part of the original application and were considered to be acceptable.

A high level of parking provision is within the curtilage area for the properties. The agent acknowledges that a number of garages do not meet the highways requirements of 21 square metres and these have not been included as part of the parking provision. The parking layout plan shows a number of visitor spaces and communal parking can be provided around the site. The level of parking provided is considered acceptable and in line with the Parking Guidelines.

The closest existing bus stop is located at the Stainburn – Moor Road junction and is approximately 660m walk from the site. The stops are served by services linking Stainburn to Workington and Cockermouth. The first application for 150 dwellings 2/2012/0311 provided a layout that could accommodate a bus route.

There is local concern over the capacity of Moor Road due to its width and the fact that cars park on it and it serves existing driveways. Furthermore the junction at the Briery is considered to be poor and there is a lack of footpaths near it and if there are more vehicle movements from the housing development this would adversely affect pedestrian safety.

The applicant has submitted a Transport Statement with the application. It is accepted that a development of this scale does not need to produce a Transport Statement. This type of traffic assessment is only required for development of 50+ dwellings, however the inclusion of the document is welcomed by Highway Officers.

The impact on the highway and pedestrian safety was fully considered as part of application 2/2012/0311. This scheme for 150 dwellings was approved subject to a S106 agreement that includes a requirement for Story Homes to provide financial contributions to Highway works. This has been received by Cumbria County Council and they have confirmed the work should be carried our Spring/early summer months. The works that this money will provide is:

 a gateway point for traffic entering Stainburn from the south;  2 no. chicanes; and  New footway extension on Moor Road from the junction at Stainburn Road/Moor Road and junction alterations and the installation of double yellow lines extending from the junction at the Briery down Moor Road on both sides.

Cumbria Highways have assessed the current application and considering the minor changes to the traffic flow this application will create, the already agreed highway improvements and the potential impact of the additional traffic on the existing highway network, it is considered that the impact of this development is acceptable.

Officers consider the proposal to be acceptable in terms of highway and pedestrian safety and no further contributions are required.

Drainage

A Flood Risk Assessment and Drainage Statement have been submitted with the application. Land off Moor Road is located outside the flood risk zones in Stainburn and the site is therefore in the lowest flood risk area.

Foul sewage will be disposed of to the mains sewerage system, in line with the accepted practice on application 2/2012/0311 and United Utilities raise no objections to this means of disposal.

It has been confirmed that surface water will discharge to the mains surface water sewerage system but at an attenuated rate. The applicant has demonstrated that the existing underground SUDS storage attenuation tanks constructed as part of the larger Cairns Chase development can accommodate the surface water associated with this development.

United Utilities have confirmed that they have reviewed the submitted Flood Risk Assessment and Drainage Statement, dated 16 December 2016 and confirm the proposal is acceptable and they will accept the surface water drainage to the surface water sewer. The implementation of the drainage system and maintenance can be secured by condition and on this basis the proposal is considered acceptable in relation to drainage and complies with Policy S29 of the Allerdale Local Plan (Part 1), Adopted July 2014.

Other Issues:

Neighbours concerns relating to noise and disturbance during the construction phase can be appropriately dealt with by a condition securing construction management procedures.

Neighbour concerns relating to house values and loss of view are not a material planning consideration.

Local Financial Considerations

Having regard to S70 (2) of the Town and Country Planning Act the proposal will benefit from New Homes Bonus and future Council Tax Revenue.

Conclusion

Officers consider the development of this site is in line with Policy S3 and will support the spatial growth required within Workington. The NPPF promotes the delivery of sustainable housing development. Although this is a greenfield site, it is considered to be well related to existing development in the locality. The siting of the development achieves a satisfactory extension to the built format of Stainburn and will not significantly impact on the character and landscape of this part of the town.

The site is in walking distance of Stainburn secondary school, a shop/garage and bus routes. The scheme also provides an area of open space with existing Cairns Chase development housing a large area of open space which includes a play area. The site is also well related to employment area with god links to strategic highway networks.

It is officer’s opinion that the development reflects and protects the character of the site and its surroundings, and that the density, siting materials and design of the proposed houses is appropriate to the location.

The highway safety issues relating to Moor Road have been adequately considered as part of application 2/2012/0311 with improvements to the area secured via a S106 legal agreement and the CCC have confirmed these works should be taking place spring/early summer months.

The proposal is considered to be acceptable and the individual constraints on the site as highlighted above have been fully addressed. Approval is recommended subject to conditions and the agreement of a unilateral agreement to secure the affordable dwellings and maintenance of the public open space. Annex 1

Conditions/Reasons

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In order to comply with Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out solely in accordance with the following plans: SL123.90.9.LP Revision a – Location Plan (amendment received 24 February 2017) SL123.90.9.DL Revision b – Detail Layout (amendment received 24 February 2017) SL123.90.9.PL Revision b – Parking Layout (amendment received 24 February 2017) SL123.90.9.BTL Revision b – Boundary Treatments (amendment received 28 February 2017) SL123.90.9.ML Revision a – Management Layout (amendment received 24 February 2017) SL123.90.9.ETL Revision b – Elevation Treatments Layout (amendment received 24 February 2017) BD-02 – 1200mm High fence (amendment received 28 February 2017) BD-03 Revision A – 1800mm High Fence (amendment received 28 February 2017) BD-15 – High brick Wall (amendment received 28 February 2017) Email received 3 March 2017 – Wall materials BD-45 2000mm Acoustic Fencing (amendment received 28 February 2017) 11289_LO1 Revision P02 – General Arrangment (amendment received 24 February 2017) 11289_L03 Revision P02 – Soft landscape Plan (amendment received 24 February 2017) 11289_L02 Revision P02 – Hard Landscape Plan (amendment received 24 February 2017) 11289_L05 Revision Po1 – Landscape Supporting Notes 01 – Proposed Engineering Layout excluding land levels (amendment received 24 February 2017) WAR-PLE1/4 – The Warick v3 Elevations WAR-PLP1 – The Warick v3 Floor Plans WEL-PLE1/4 Revision A – The Wellington v3 Elevations WEL-PLP1 – The Wellington v3 Floor Plans DUR-PLE1/9 – The Durham v4 Elevations DUR-PLP1 – The Durham v4 Floor Plans MAY-PLE1/9 – The Mayfair v3 Elevations MAY-PLP1 – The Mayfair v3 Floor Plans GSF-PLE1/1 – The Gosforth v4 Elevations GSF-PLP1 – The Gosforth v4 Floor Plans OXF-PLP1/3 – The Oxford v4 Elevations OXF-PLP1 – The Oxford v4 Floor Plans HAW-PLE2/2 – The Hawthorn Elevations HAW-PLP2 – The Hawthorn Floor Plans YOR-PLE1/4 – The York v3 Elevations YOR-PLP1 – The York v3 Floor Plans HAS-PLE1/2 Revision A – The Hastings v3 Elevations HAS-PLP1-1 The Hastings v3 Floor Plans 12 Issue P2 – Road and Drainage Sections Sheet 2 of 2 21 Issue P1 – Proposed Surface Finishes and Kerb Layout 53 Issue P1 – Drainage Construction Details Sheet 3 of 3 31 Issue P1 – Manhole Schedules 11 Issue P2 – Road and Drainage Sections Sheet 1 of 2 51 Issue P1 – Drainage Construction Details Sheet 1 of 3 52 Issue P1 – Drainage Construction Details Sheet 2 of 3 41 Issue P1 – Highway Constuction Details Flood Risk Assessment and Drainage Statement Ecological Appraisal Preliminary Arboricultural Appraisal (PPA) Arboricultural Impact Assessment & Method Statement Noise Assessment Report Preliminary Investigation Report (Desk Study) Geoenvironmental Appraisal Reason: In order to ensure that the development is carried out in complete accordance with the approved plans and any material and non-material alterations to the scheme are properly considered.

3. Notwithstanding the proposed submitted levels prior to works commencing on site details of all proposed ground floor levels including finished floor levels of the building, levels of any paths, drives, garages, and parking areas and materails of any retaining walls shall be submitted to the Local Planning Authority. The works shall be carried out in accordance with the approved works. Reason: To ensure that works are carried out to a suitable level in relation to the adjoining properties and highways and in the interest of visual amenity.

4. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. Development on the part of the site affected must be halted and a risk assessment carried out and submitted to and approved in writing by the Local Planning Authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the Local Planning Authority. These shall be implemented prior to the development (or relevant phase of development) being brought into use. All works shall be undertaken in accordance with current UK guidance, particularly CLR11. Reason: To minimise any risk arising from any possible contamination from the development to the local environment in compliance with the National Planning Policy Framework and Policy S30 of the Allerdale Local Plan (Part 1), Adopted July 2014.

5. No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall include the following: (a) Traffic Management Plan to include all traffic associated with the development, including site and staff traffic, off site parking, turning and compound areas; (b) Procedure to monitor and mitigate noise and vibration from the construction and demolition and to monitor any properties at risk of damage from vibration, as well as taking into account noise from vehicles, deliveries. All measurements should make reference to BS7445. (c) Mitigation measures to reduce adverse impacts on residential properties from construction compounds including visual impact, noise, and light pollution. (d) A written procedure for dealing with complaints regarding the construction or demolition;

(e) Measures to control the emissions of dust and dirt during construction and demolition (including any wheel washing facilities); (f) Programme of work for Demolition and Construction phase; (g) Hours of working and deliveries; (h) Details of lighting to be used on site. (i) Highway signage / Haulage routes The approved statement shall be adhered to throughout the duration of the development. Reason: In the interests of safeguarding the amenity of the occupiers of neighbouring properties during the construction works of the development hereby approved, in compliance with the National Planning Policy Framework and Policy S32 of the Allerdale Local Plan (Part 1), Adopted July 2014 and in the interests of highway safety.

6. No dwellings shall be occupied until the estate road, including footways and cycleways to serve such dwellings, has been constructed in all respects to base course level and street lighting where it is to form part of the estate road has been provided and brought into full operational use. Reason: In the interests of highway safety of the occupiers of residential units hereby approved.

7. The use shall not be commenced until the access and parking requirements have been constructed in accordance with the approved plan. Any such access and or parking provision shall be retained and be capable of use when the development is completed and shall not be removed or altered without the prior consent of the Local Planning Authority. Reason: To ensure that proper access and parking provision is made and retained for use in relation to the development.

8. The drainage for the development hereby approved, shall be carried out in accordance with principles set out in the submitted Flood Risk Assessment and Drainage Statement, dated 16 december 2016, report number: 1669-01 Revision A which was prepared by Coast Consulting Engineers Ltd. For the avoidance of doubt and unless otherwise agreed in writing by the Local Planning Authority, surface water should drain to the surface water sewer at the restricted rate of predevelopment greenfield runoff rate. The development shall be completed in accordance with the approved details. Reason: To ensure a satisfactory form of development and to prevent an undue increase in surface water run-off and to reduce the risk of flooding.

9. Prior to the occupation of the development a sustainable drainage management and maintenance plan for the lifetown of the development shall be submitted to and approved in writing by the Local Planning Authority. The sustainable drainage management and maintenance plan shall include as a minimum:

(a) Arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident's management company; and

(b) Arrangements for inspection and ongoing maintenance of all elements of the sustainable drainage system to secure the operation of the surface water drainage scheme throughout its lifetime.

The development shall subsequently be completed, maintained and managed in accordance with the approved plan. Reason: To ensure that management arrangements are in place for the sustainable drainage system in order to manage the risk of flooding and pollution furing the lieftime of the development. This condition is imposed in light of policies within the NPPF and NPPG.

10. The approved means of enclosure dated 28 February 2017 shall be constructed prior to the approved building(s) being occupied. All means of enclosure so constructed shall be retained and no part thereof shall be removed without the prior consent of the Local Planning Authority. Reason: To ensure a satisfactory standard of development which is compatible with the character of the surrounding area and safeguard the amenity of neighbouring properties.

11. The works shall be implemented solely in accordance with the mitigation/recommendations outlined in Section 7 of the Ecology Appraisal dated November 2016. Reason: To safeguard the habitat of bats in compliance with the National Planning Policy Framework and Policy S35 of the Allerdale Local Plan (Part 1), Adopted July 2014.

Proactive Statement

Application Approved Following Revisions

The Local Planning Authority has acted positively and proactively in determining this application by identifying planning policies, constraints, stakeholder representations and matters of concern within the application (as originally submitted) and where appropriate negotiating, with the Applicant, acceptable amendments and solutions to the proposal to address those concerns. As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

Notes to Applicant:

The Coal Authority Standing Advice.