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1 Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/1123 Grid Ref: 325136.19 313261.37 Communit

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1 Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/1123 Grid Ref: 325136.19 313261.37 Communit Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/1123 Grid Ref: 325136.19 313261.37 Community Welshpool Valid Date: Officer: Council: 10/11/2016 Kate Bowen Applicant: Mr David Haddock, , Suit A Zone 3, c/o Unit 9 Rednall Industrial Estate, Oswestry, Shropshire, SY11 4HS Location: Wern View, Varchoel Lane, Pool Quay, Welshpool, Powys, SY21 9LQ Proposal: Demolition of dwelling and erection of replacement dwelling Application Application for Full Planning Permission Type: Reason for Committee determination The site is partially located within the C2 Flood Zone and as such is a departure from the development plan. Site Location and Description Wern View is located approximately 1.7km to the south of the southernmost settlement boundary of Arddleen and 2.9km to the north east of the settlement boundary of Guilsfield and on the south east side of Varchoel Lane (U2201 highway) and to the north of the dwelling known as Rose Villa. The property has prefabricated post war panels to the walls under an asbestos slate roof. It is proposed to replace the existing dwelling of Wern View with a new detached, two bedroomed, two storey dwelling. The submission indicates that the existing dwelling has a floor area of 108 square metres and a built footprint of 117 square metres. The proposed dwelling would have a combined (ground and first floors) floor area of 132 square metres (measuring approximately 11m x 11m maximum and 7m in height to the ridge). The dwelling would be finished with cream rendered walls under a slate roof. The development would accommodate a parking and turning area, using the existing access off Varchoel Lane. Consultee Response Welshpool Town Council No response received. PCC Highway Authority In view of the like for like replacement we have no objection in principle, however if the hedge adjacent to the highway was relocated 2 metres behind the visibility line then that would significantly improve highway safety. 1 In view of the above please attach the following conditions:- HC6 Within 5 days from the commencement of the development clear visibility shall be maintained above a height of 0.26 metres above carriageway level over the full frontage of the developed site to the U2201 road effective over a bandwidth of 2.0 metres measured from the edge of the adjoining carriageway. Nothing shall be planted, erected or allowed to grow on the areas of land so formed that would obstruct the visibility and the visibility shall be maintained free from obstruction for as long as the development hereby permitted remains in existence. HC8 Prior to the occupation of the dwelling, provision shall be made within the curtilage of the site for the parking of not less than 1 car per bedroom (maximum of 3) excluding any garage space provided together with a turning space such that all vehicles serving the site may both enter and leave the site in a forward gear. The parking and turning areas shall be retained for their designated use for as long as the development hereby permitted remains in existence. PCC Building Control Building Regulations application required. Severn Trent Water (STW) As the proposal has no impact on the public sewerage system I can advise we have no objections to the proposals and do not require a drainage condition to be applied. PCC Rights of Way Public footpath 240 passes close to the proposed planning boundary. Whilst the footpath is not directly affected by the main proposal we would caution that interference or obstruction (no matter how temporary), during, and after any development is taken seriously. Rubble mounds, building materials, parked vehicles etc. during development and more permanent associated development such as fencing (including electric) will be viewed as an obstruction. This also includes landscaping i.e. changing levels of ground, planting etc. It is therefore strongly advised that the applicant checks the definitive line of the public rights of way on their land to ensure that they understand where they are located. The applicants can apply to the Authority to temporarily close the public footpath during development if they feel that they need the space and cannot guarantee the safety of the public. PCC Land Drainage Thank you for consulting the LLFA regarding the above mentioned application. The LLFA would make the following comments/recommendation. 2 Land Drainage / Flood Risk: Comment: The Authority holds no historical flooding information relating to the site, although Varchoel Lane has on occasion been affected by floodwater. The site is located within the Powysland Internal Drainage District and would therefore recommend Natural Resources Wales be consulted, particularly with reference to flood risk. Surface Water Run-off: Observation: Reference to surface water disposal is mentioned under Item 13 Assessment of Flood Risk, where it indicates surface water is to be disposed to soakaway. No further surface water drainage details or drawings have been submitted. Comments: Proposed surface water flows should be equivalent to existing Greenfield run-off in accordance with the principles of TAN15 – Development and Flood Risk and good practice drainage design. The use of soakaways should be investigated in the first instance for surface water disposal. Porosity tests and the sizing of the soakaways should be designed in accordance with BRE Digest 365 to cater for a 1 in 100 year return storm event plus an allowance for climate change. No surface water run-off shall flow onto the existing public highway. The Applicant will need to demonstrate how surface water will be prevented from flowing on to the public highway. Recommendation: No development shall commence until a scheme for the surface water drainage of the site has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed before any dwelling is occupied. Reason: To ensure that the proposed drainage system for the site is fully compliant with regulations and is of robust design. Natural Resources Wales (NRW) Thank you for consulting Natural Resources Wales (NRW) about the above, which was received on 21/11/2016. We recommend that you should only grant planning permission if you attach the following conditions. These conditions would address significant concerns that we have identified and we would not object provided you attach them to the planning permission. Summary of requirements: Condition 1 – The finished floor levels must be raised to at least 600mm above existing ground levels. Flood Risk: The application site lies within a ‘dry island’ of DAM Zone C2 as defined by the Development Advice Map (DAM) referred to under Technical Advice Note 15: Development and Flood Risk (TAN15) (July 2004). Our Flood Map information, which is updated on a quarterly basis, confirms the site to be within/part within the 1% (1 in 100 year) and 0.1% (1 in 1000 year) 3 annual probability fluvial flood outlines of the River Severn and its tributaries, primarily the Guilsfield Brook. In accordance with TAN15, the development category is regarded as highly vulnerable. The TAN states that such developments should not be permitted within zone C2. However, given the nature of the proposed development, i.e. like for like replacement (and in the absence of a flood consequence assessment) we consider the risk could be acceptable subject to the developer being made aware of the potential flood risks, and advised to install additional flood-proofing measures as part of the development. We acknowledge the intention to raise floor levels at least 600mm above existing ground levels and greater than this in the case of the lounge area. We endorse the opportunity to achieve betterment in this instance, recognising that there is a current dwelling in place which has an established use. A suitably worded condition ensuring the minimum finished floor level is at least 600mm above existing ground level should be imposed as part of any approval. This is to help protect the proposed development during severe flood events. The proposed does not increase the number of units and there does not appear to be an intensification of use. Natural Resources Wales holds flood level data for the confluence area. However, detailed information does not extend beyond the canal and so no suitable information is available which could further inform setting of floor levels, say. Additional guidance on flood proofing measures and insurance advice can be found at http://naturalresources.wales/flooding/?lang=en We suggest the Planning Authority consults other professional advisors (e.g. Emergency Planners, Emergency Services, Building Control) on the acceptability of proposals and on matters we cannot advise on, such as, emergency evacuation plans, procedures and measures to address structural damage that may result from flooding. Please note, we do not normally comment on or approve the adequacy of flood emergency response and procedures accompanying development proposals, as we do not carry out these roles during a flood. Our involvement during a flood emergency would be limited to delivering flood warnings to occupants/users. With regards to assessment of residual risks, including impacts on access, NRW is not the appropriate body to comment upon the operational effectiveness of access routes. It is for the LPA, in consultation with other appropriate bodies, to satisfy themselves that escape/evacuation is feasible. Please do not hesitate to contact us if you require further information or clarification on any of the above. Our comments above only relate specifically to matters that are included on our checklist “Natural Resources Wales and Planning Consultations” (March 2015) which is published on our website: (https://naturalresources.wales/planning-and-development/planning-and- 4 development/?lang=en). We have not considered potential effects on other matters and do not rule out the potential for the proposed development to affect other interests, including environmental interests of local importance.
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