HEDGE END, WEST END & BOTLEY Monday 16 April 2007 Case Officer Rachel Illsley SITE: 1 & 2 Gaters Mill, Mansbridge Road, Southampton, SO18 3HW Ref. C/07/59322 Received: 19/02/2007 (17/04/2007) APPLICANT: Simon & Derek Bartlett PROPOSAL: Alterations & extensions to roof with addition of front & rear facing dormers to create 2 bed flat with 3 storey rear extension to provide staircase access & associated parking provision (amended scheme) AMENDMENTS: None RECOMMENDATION: Subject to: i) the satisfactory provision of developers' contributions towards social and recreational facilities, off-site public open space and transportation infrastructure in the local area. If these contributions are not secured within one month of the date of committee, the 16th May 2007, it is recommended that planning permission be refused on these grounds. PERMIT CONDITIONS AND REASONS: (1) The development hereby permitted must be begun within a period of three years beginning with the date on which this permission is granted. Reason: To comply with Section 91 of the Town and Country Planning Act 1990. (2) Details and samples of all external facing and roofing materials must be submitted to and approved in writing by the Local Planning Authority before development commences. The development must then accord with these approved details. Reason: To ensure that the external appearance of any building is satisfactory. (3) Details of Contractor's site hut location and any areas designated for the storage of building materials must be submitted to and approved in writing by the Local Planning Authority before development commences. The development must then accord with these approved details. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 site huts and building materials must not be stored elsewhere on the site without the prior written permission of the Local Planning Authority. Reason: To ensure that natural features are not damaged. (4) Details of the proposed treatment of the site boundaries must be submitted to and approved in writing by the Local Planning Authority and the approved measures must be implemented by a date to be agreed with the Local Planning Authority. Reason: In the interest of amenity. (5) During the construction period no storage of building materials or parking of vehicles shall take place underneath the crown spread of the tree(s) to be retained on the site. Reason: To protect the health of the trees to be retained on the site. (6) Before development commences, a plan must be submitted to and approved in writing by the Local Planning Authority showing a line of protective fence around all trees, hedges and other natural features to be retained. Fencing shall be with chestnut pale minimum 1.2 metres high or other fencing approved in writing by the Local Planning Authority. No excavation shall commence on the site until the fencing has been erected and the fencing must be maintained during the course of works on the site. No access by vehicles or placement of goods, fuels or chemicals, soil or other materials shall take place inside the fencing area. Note: The card accompanying this notice should be sent to the Development Control Section when the protective fencing is in place and development must not commence until the fencing has been inspected and the card signed by the inspecting officer. Reason: To ensure the natural features are protected from damage throughout the construction period. (7) The burning of materials obtained by site clearance or from any other source must not take place on this site or adjoining land. Reason: To protect the health of the trees to be retained on site. (8) Before the development commences, or by such later date as the Local Planning Authority may determine, a landscape scheme comprising planting, details of hard surfacing and means of enclosure must be submitted to, and approved in writing by the Local Planning Authority. Such a scheme must include a planting specification and schedule, and shall indicate the position, size, number, planting density and species of shrubs and trees. A seed or turf specification must be provided for areas to be grassed. The planting scheme must include details of phasing, timing and provision for management and maintenance during the first ten years from the date of planting. Reason: To ensure that the appearance of the development is satisfactory. (9) The landscape scheme must be completed within 12 months from the completion of the last building shell, or by such later date as the Local Planning Authority may determine. Any trees or plants which die, are removed or become seriously damaged or diseased during the first five years must be replaced during the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. Reason: To ensure that the appearance of the development is satisfactory. (10) No construction or demolition work must take place except between the hours 0800 to 1800 Mondays to Fridays or 0900 to 1300 on Saturdays and not at all on Sundays or Bank Holidays. Reason: To protect the amenities of the occupiers of nearby dwellings. (11) The development hereby permitted must not be brought into use until the areas shown on the approved plan for the parking of vehicles and on-site turning shall have been made available, surfaced and marked out, and the areas must be retained in a condition to the satisfaction of the Local Planning Authority, and reserved for that purpose at all times. Reason: In the interests of highway safety. (12) The layout plan showing provision for a temporary car park within the site to accommodate operatives and construction vehicles during the construction and fitting -out period must be submitted to and approved in writing by the Local Planning Authority and shall indicate the eventual use of that area. The development must accord with these details. Reason: To avoid obstruction of the adjoining highway. (13) Measures to be submitted to and approved in writing by the Local Planning Authority, to prevent mud being deposited on the public highway by vehicles leaving the site must be implemented during the whole of the construction period. No vehicle shall leave the site unless its wheels have been sufficiently cleaned to prevent mud being deposited on the public highway. Reason: In the interests of highway safety. (14) Prior to the commencement of the development hereby permitted, full details of the cycle and bin storage areas to serve the new unit shall be submitted to and approved in writing by the Local Planning Authority. Implementation shall be in accordance with the approved details and provision made on site prior to the first occupation of the new unit. Reason: To ensure satisfactory on-site provision. (15) Prior to the commencement of the development hereby permitted, details of the proposed car park construction, surface treatment and the measures for the disposal of surface water from the car park shall be submitted to and approved in writing by the Local Planning Authority. Implementation shall be in accordance with the approved details and provision made on site prior to the first occupation of the new unit. Reason: To protect the River Itchen SSSI/cSAC and retained trees. Note to Applicant: It is considered that, subject to compliance with the conditions and any obligations attached to this permission, the proposed development is acceptable because it will not materially harm the character of the area, the amenity of neighbours or highway safety, and it is in accordance with the policies and proposals of the development plan, as listed below, and after due regard to all other relevant material considerations the local planning authority is of the opinion that permission should be granted. The following development plan policies are relevant to this decision and the conditions attached to it: Hampshire County Structure Plan 1996 - 2011 [ C1, E16 ] Eastleigh Borough Local Plan Review 2001-2011 [ 1.CO, 2.CO, 22.NC, 24.NC, 59.BE, 101.T, 104.T, 147.OS, 169.LB, 191.IN ] Notes to Applicant: The applicant is advised that should bats be discovered at any stage during the works, all work must stop immediately and Natural England contacted for further advice, (1). The applicant should ensure that appropriate pollution prevention measures are taken to avoid any contamination to the watercourse. There should be no discharge of silty or dirty water to any watercourse or surface water drain during the proposed works. Any construction or demolition activities should be carried out in accordance with the Environment Agency's Pollution Prevention Guidelines No.6 - Working at Construction and Demolition sites. The risk of pollution can significantly be reduced by providing secondary containment measures as detailed in the Environment Agency Pollution Prevention Guidelines No2 (Above Ground Oil Storage Tanks). The guidelines stipulate requirements for the standard of tanks, pipework and secondary containment, including bund walls. Pollution Prevention Guidance: To minimise the environmental impact of this development pollution prevention measures should be incorporated wherever appropriate. Guidance specific to this development can be found in the following Environment Agency Pollution Prevention Guidance: PPG 01: General guide to the prevention of pollution PPG 02: Above ground storage tanks PPG 05: Works in, near or liable to affect watercourses PPG 06: Construction and demolition. The Environment Agency website is www.environment- agency.gov.uk/netregs/resources/278006, or contact the Customer Contact Team on 01962 764867. Conservation Area Report: This application has been referred to Committee for determination by Members as the proposals represent a departure from the policy framework contained within the development plan. The site and its surroundings Description of application 1. The application seeks permission for alterations and extensions to the roof of the existing building, to create an additional 2-bed flat within the roof space, which would be served by front and rear facing dormer windows.