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EXTRAORDINARY PLANNING COMMITTEE

 

Minutes of a meeting held on 17th March, 2011.

 

Present:  Councillor H.J.W. James (Chairman); Councillors P. Church, Mrs. V.L. Ellis, A.M. Ernest, E. Hacker, A.D. Hampton, Mrs. V.M. Hartrey, N.P. Hodges, F.T. Johnson, R.P. Thomas, Mrs. M.R. Wilkinson, M.R. Wilson and Ms. M. Wright.

 

Also present:  Councillors C.P.J. Elmore and Mrs. M. Randall.

 

 

1035   APOLOGIES FOR ABSENCE -

 

These were received from Councillors R.J. Bertin, Mrs. M.E.J. Birch, J.C. Bird, Ms. B.E. Brooks, J. Clifford and Mrs. A.J. Preston.

 

           

1036   MINUTES -

 

RESOLVED - T H A T the minutes of the meeting held on 3rd March, 2011 be approved as a correct record.

 

 

1037   DECLARATIONS OF INTEREST -

 

No declarations were received.

 

 

1038   ARRANGEMENTS FOR CHARGING FOR PRE-APPLICATION PLANNING ADVICE (REF) (MIN. NO. C1229) -

 

Cabinet on 21st February, 2011 considered the introduction of fees for pre-application planning advice for specific types of development and were requested to review the hourly rate for providing general planning information and advice.

 

Section 93 of the Local Government Act 2003, which was enacted in Wales in 2006 provided power for authorities, as defined in the Local Government Act 1999, to charge for discretionary services.  Discretionary services were those services that an authority had the power but not a duty to provide.

 

Currently, the authority provided a free pre-application advice service to all.  In the financial year 2009/10 the Development Control Group received 500 requests for pre-application advice.  Requests for such advice were encouraged to be in writing to keep proper records, but advice was also provided by phone or in meetings.  The extent of advice provided was limited by the staff resources available and the need to complete programmed work, for which a planning fee had been paid, or to process appeals or enforcement complaints which had to be completed to set statutory deadlines.  Planning fees were paid for most planning applications, lawful development certificates, most prior notification submissions and High Hedge complaints.

 

Requests for advice on whether planning permission would be granted needed to be researched and detailed responses provided.  This is similar to part of the work involved in assessing a planning application (where a fee would have to be paid). 

 

Not all proposals that were the subject of pre-application discussions resulted in the submission of a planning application and associated fees.  It was not uncommon for a developer to propose a very major scheme and insist that it needed to be considered by senior officers at several different meetings but then not to progress with the proposal.  Furthermore, such advice could be totally ignored by developers.

 

Research had been undertaken into charging for pre-application advice by the Planning Advisory Service (PAS), a government funded organisation.  This research had found that Councils in England consider that charges have focussed the minds of agents they deal with.  Other Councils were particularly pleased that when they introduced pre-application charging there was an appreciable reduction in time wasting enquiries creating more time for officers to undertake more productive elements of their work. 

 

Cabinet noted that the trend for charging for pre-application advice was increasing in Wales with Bridgend, Carmarthenshire, Ceredigion, Denbighshire and Brecon Beacons National Park recently introducing pre-submission charging schemes. 

 

It was proposed that charges apply to major developments such as new residential developments, change of use of buildings over 1000m², new buildings and extensions over 1000m², mixed used developments over 1000m², other large scale/complex applications such as a small wind farm, and minor developments such as 1-9 dwellings, change of use of buildings under 1000m², new buildings and extensions to non-residential buildings between up to 1000m² in size, mixed use development less than 1000m² and advertisements.

 

Charges would not apply to the provision of advice relating to householder development, heritage proposals, Council proposals or partnership/joint venture enterprise, Town and Community Council proposals, developments necessitated as a consequence of permitted development rights being removed, District Valuers queries, Tree advice or a development for a known profit making community facility scheme by a registered charity or voluntary sector organisation.

 

Attached at Appendix B to the report was a random sample of other authorities which showed wide variations in the charges applied for pre-application advice.  The proposed fees for the Vale of Glamorgan would be towards the bottom end for written responses.  The fees for meetings was not as straight forward as several authorities calculated their fees as the 'written response' with an additional hourly rate for meetings as a combined service package for the service.

 

The current proposal would be based on the time and costs involved in responding to requests for written advice and a request for a meeting, which was likely to require written confirmation.  In the case of referring significant or strategic skills the ability to agree a charge 'up front' for a programme of pre-application advice over a period a time was built into the schedule.

 

The advantages of charging for pre-application advice were:

 

·                    Additional revenue stream to the authority to help safeguard and sustain the service provided, at a time of financial constraints.

·                    The maintenance of a pre-application advice service and an intention to provide an improve pre-application advice service to serious developers which in turn led to improved planning applications and better quality developments in the Council's area.  The provision of chargeable advice was preferred to the withdrawal of provision of advice.

·                    The elimination of many serial/time wasting enquiries creating more time for officers to undertake more productive elements of their work for the community.

 

Attached at Appendix A to the report was a draft pre-application charging advice note detailing the charging arrangements that the Council could use.  The advice also covered costs for undertaking research and planning histories and in respect of other information.

 

Finally, it was also recommended that the standard fee already charged for planning enquiries relating to searches or information provision to £50 per hour to reflect the work involved and the need to raise fee income to sustain the work of the Division. 

 

Cabinet had,

 

RESOLVED -

 

(1)       T H A T subject to consultation with the Planning Committee, the introduction of fees for pre-application planning advice in accordance with the principle and schedule attached at Appendix A to the report be approved.

 

(2)       T H A T the increase in the fees charged for general planning enquires relating to searches or information provision from £30 to £50 an hour be approved.

 

(3)       T H A T a progress report be brought before Cabinet in February 2012.

 

Reasons for decisions

 

(1)       To seek authorisation to commence charging fees for pre-planning application advice in accordance with the Local Government Act 2003.

 

(2)       To cover the costs of providing general planning information to companies and the public.

 

(3)       To review progress.

 

Having considered the decision of the Cabinet, it was

 

RESOLVED - T H A T the decision of Cabinet be endorsed.

 

Reason for decision

 

Having regard to the deliberations of the Cabinet.

 

 

1039   RHOOSE POINT - LAND TRANSFER MATTERS (REF) (MIN. NO. C1231) -

 

Cabinet on 21st February, 2011 received a report which:

 

·                    updated on issues relating to land transfer at Rhoose Point

·                    sought authority for the Director of Legal, Public Protection and Housing Services to complete the transaction to allow land at Rhoose Point to be transferred to the Council.

 

On 21st July, 2010, Cabinet had resolved as follows:

 

(1)       That the current position on land transfers and drainage and highway adoption at Rhoose Point be noted.

 

(2)       That delegated authority be granted to the Director of Environmental and Economic Regeneration, in consultation with the Cabinet Members for Visible and Building Services and Planning and Transportation, to negotiate and agree in principle, the terms and deeds of variation with the Administrator acting on behalf of the infrastructure developers at Rhoose Point (Crofton Ltd) for all outstanding land transfers on the development. 

 

(3)       That on acceptance of the 'agreement in principle' with the Company, the full terms of deeds of variation be reported to the Planning Committee for formal acceptance.

 

(4)       That delegated authority be granted to the Director of Environmental and Economic Regeneration and the Cabinet Members for Visible and Building Services and Planning and Transportation, to use all remaining funds from the planning Agreement at Rhoose Point, for matters related to the development at Rhoose Point.

 

A key issue in the progression of matters relating to Drainage and Highway Adoption at Rhoose Point related to the need to transfer the land, including the lagoon to this Council.

 

Since reporting the matter in July 2010, and the consideration of the matters by Planning Committee and the Scrutiny Committee (Economy and Environment), negotiations had continued between legal advisers acting on behalf of the Administrator and the Council, and it had been recently confirmed that the land transfer now needed to be settled to allow the transfer to be completed. 

 

The Administrators had indicated that the Company (Cofton Land and Property (Cardiff) Limited and Cofton Land and Property (Projects) Limited) were unable to transfer land to the Council under the terms of the existing Section 106 Agreements as the liability represented an unsecured claim.  Cabinet had been advised that with variations to the terms of these Agreements, it was possible that transfers could be progressed. 

 

To this end, officers had made a without prejudice offer to the Company of £20,000 in view of all outstanding Section 106 obligations to compensate the Council for obligations that had not yet been discharged.  The transfer document as now drafted made reference to this sum and the fact that the Council could exercise discretion in how it used the £55,000 previously paid towards the cost of constructing changing rooms at the site.

 

In terms of making progress, the Director of Legal, Public Protection and Housing Services was now required to seal the transfer documents and provide authorisation to Eversheds (the solicitors acting on behalf of the Council) to progress the matter to conclusion.  Although the provision of £20,000 was a reduction in the monies that should be payable under the remaining clauses of the Section 106 Agreement (which stood at circa £35,000), it nevertheless represented a very reasonable settlement in order to allow progress to transfer the land.  Indeed, there was very little prospect of seeing anything other than a very small percentage of that owed should the matter progress through other legal channels. 

 

The transfer documents as drafted would therefore set out the Council's acceptance of £20,000 in lieu of the outstanding Section 106 payments and would set out the Administrators willingness to allow the Council flexibility in how it used the £55,000 already received under the terms of the Section 106 Agreement.  This represented a cost effective and efficient means of progressing this matter and a reasonable way forward to the Council and to the residents. 

 

The £75,000 (£55,000 and £20,000) would be held in the Section 106 obligation budget to be used for matters relating to Rhoose Point. 

 

Cabinet had

 

RESOLVED -

 

(1)       T H A T the current position regarding land transfer at Rhoose Point be noted.

 

(2)       T H A T subject to consultation with Planning Committee, the Director of Legal, Public Protection and Housing Services be authorised to conclude the transfer of land to the Council, in accordance with land transfer documents now completed.

 

Reasons for decisions

 

(1)       To ensure Cabinet is appropriately informed.

 

(2)       To allow the land to be transferred into the ownership of the Council as envisaged under the terms of the Section 106 Agreement dated 27th March, 1996.

 

Having considered the decision of the Cabinet, it was

 

RESOLVED - T H A T the decision of Cabinet be supported.

 

Reason for decision

 

Having regard to the deliberations of Cabinet.

 

(Note: Councillors Mrs V.M. Hartrey and M.R. Wilson asked that it be recorded that they had abstained from voting on this matter).

 

 

1040   SITE INSPECTIONS (DLPPHS) -

 

RESOLVED - T H A T the attendance of the following Councillors at the sites indicated below on 3rd March, 2011 be noted:

 

Apologies for absence were received as follows:  Councillors R.J. Bertin, A.D. Hampton and Mrs. A.J. Preston and Councillors P. Church (Sites (a) and (b)), J. Clifford (Sites (b) to (f)), Mrs. V.L. Ellis (Sites (d) to (f)) and Mrs. M.R. Wilkinson (Sites (a) to (e)).

 

(a)       Land adjacent to 2 Eurgan Close, Llantwit Major

Councillor H.J.W. James (Chairman), Councillor J.C. Bird (Vice-Chairman), Councillors Mrs. S.M. Bagstaff, J. Clifford, Mrs. V.L. Ellis, E. Hacker, Mrs. V.M. Hartrey and R.P. Thomas.

 

(b)       Llanilltud Fawr School Site, Ham Lane East, Llantwit Major

Councillor H.J.W. James (Chairman), Councillor J.C. Bird (Vice-Chairman), Councillors Mrs. V.L. Ellis, E. Hacker, Mrs. V.M. Hartrey and R.P. Thomas.

 

(c)        2 The Verlands, Cowbridge

Councillor H.J.W. James (Chairman), Councillor J.C. Bird (Vice-Chairman), Councillors P. Church, G.A. Cox, Mrs. V.L. Ellis, E. Hacker, Mrs. V.M. Hartrey and R.P. Thomas.

 

(d)       Upalong House, Penyturnpike Road, Dinas Powys

Councillor H.J.W. James (Chairman), Councillor J.C. Bird (Vice-Chairman), Councillors P. Church, E. Hacker, Mrs. V.M. Hartrey, Mrs. M. Randall and R.P. Thomas.

 

(e)       10 Bron y Mor, Barry

Councillor H.J.W. James (Chairman),

Councillor J.C. Bird (Vice-Chairman), Councillors P. Church, E. Hacker, Mrs. V.M. Hartrey, R.P. Thomas and Ms. M. Wright.

 

(f)         Ysgol Gyfun Bro Morgannwg Site, Colcot Road, Barry

Councillor H.J.W. James (Chairman),

Councillor J.C. Bird (Vice-Chairman), Councillors P. Church, E. Hacker, Mrs. V.M. Hartrey, Mrs. K.A. Kemp, R.P. Thomas, Mrs. M.R. Wilkinson and Ms. M. Wright.

 

 

 

1041   PLANNING APPLICATIONS (DEER) -

 

Having considered the applications for planning permission and, where necessary, the observations of the interested parties

 

RESOLVED - T H A T in pursuance of powers delegated to the Committee, the following applications be determined as indicated and any other necessary action taken.

 

2010/01016/OUT     Received on 22 September 2010

(P.1)

Fitz Project Management, 63, Colcot Road, Barry, Vale of Glamorgan, CF62 8HL

Fitz & Co. Architect & Engineers, 63, Colcot Road, Barry, Vale of Glamorgan, CF62 8HL

 

1, White's Cosy Corner, Plymouth Road, Barry

 

Proposed demolition of bungalow known as 1, Cosy Corner, Plymouth Road, Barry Island and erection of six one bed starter homes with gardens and eight car park spaces.

 

RESOLVED - T H A T subject to the interested person(s) first entering into a Section 106 Legal Agreement or submitting a Unilateral Undertaking to include the following necessary planning obligations:

 

·                    The developer shall pay the sum of £6,000 to contribute towards the enhancement of public open space in the area.  This is calculated in accordance with the formula in the Planning Obligations Supplementary Planning Guidance which requires £1,000 per person for off site public open space contributions.

 

·                    The Legal Agreement will include the standard clause requiring the payment of a fee to monitor and implement the Legal Agreement (£150 in this case).

 

APPROVED subject to the following condition(s):

 

1.         Approval of the details of the layout, scale, appearance, access and landscaping of the development (hereinafter called `the reserved matters`) shall be submitted to and approved by the Local Planning Authority before any development is commenced.

 

            Reason:

           

            To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

2.         Application for approval of the reserved matters hereinbefore referred to must be made not later than the expiration of three years beginning with the date of this permission.

           

            Reason:

           

            To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

3.         The development to which this permission relates must be begun not later than whichever is the later of the following dates:

           

            (a)        The expiration of five years from the date of this permission.

           

(b)       The expiration of two years from the date of the final approval of the reserved matters or, in the case of approval on different dates the final approval of the last such matters to be approved.

           

            Reason:

           

            To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

4.         Plans and particulars of the reserved matters referred to in Condition No. 1 above shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

           

            Reason:

           

            The application was made for outline planning permission and to comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

5.         This consent shall relate to the plans registered on the 22 September 2010 other than where amended by the amended 1:200 layout plan, received on the 29 November 2010.

           

            Reason:

           

            To ensure a satisfactory form of development and for the avoidance of doubt as to the approved plans.

 

6.         The reserved matters application referred to in Condition No. 2 of this planning permission shall include details of the finished levels of the dwellings and site, relative to the existing site ground levels and levels of the highway outside the site.

           

            Reason:

           

            To ensure that the visual amenity of the area is safeguarded, and to ensure the development accords with Policies ENV27 and HOUS8 of the Unitary Development Plan.

 

7.         Notwithstanding the submitted plans, full engineering details of the vehicular and pedestrian access to the site, incorporating turning facilities and vision splays, and including sections, street lighting and surface water drainage, shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development. The development shall be implemented thereafter in accordance with the agreed details.

           

            Reason:

           

            In the interests of highway safety in accord with Policies ENV27 and HOUS8 of the Unitary Development Plan.

 

8.         The reserved matters application referred to in Condition No. 2 shall ensure that access to the parking area serving No. 2 Cosy Corner is maintained, along with turning facilities to enable egress from the site in a forward gear.

           

            Reason:

           

            In order to ensure that the development does not prohibit off street parking to serve the neighbouring dwelling, and to ensure compliance with Policies ENV27 and HOUS8 of the Unitary Development Plan.

 

9.         The implemented drainage scheme for the site should ensure that all  foul and surface water discharges separately from the site and that land drainage run-off shall not discharge, either directly or indirectly, into the public sewerage system.

           

            Reason:

           

            To prevent hydraulic overloading of the public sewerage system, pollution of the environment and to protect the health and safety of existing residents and ensure no detriment to the environment and to comply with the terms of Policy ENV27 of the Unitary Development Plan.

 

10.      The developer shall ensure that a suitably qualified archaeologist is present during the undertaking of any ground disturbing works in the development area so that an archaeological watching brief can be conducted. The archaeological watching brief shall be undertaken to the standards laid down by the Institute of Field Archaeologists. The Local Planning Authority shall be informed in writing at least two weeks prior to the commencement of development on site of the name and address of the said archaeologist and no work shall commence on site until the Local Planning Authority has confirmed in writing that the proposed archaeologist is suitable. A copy of the watching brief shall be submitted to the Local Planning Authority within two months of the fieldwork being completed by the archaeologist.

           

            Reason:

           

            To identify and record any features of archaeological interest discovered during the works, in order to mitigate the impact of the works on the archaeological resource, and to ensure compliance with Policies ENV18 and ENV19 of the Unitary Development Plan.

 

11.      Each new dwelling hereby permitted shall be constructed to achieve a minimum Code for Sustainable Homes Level 3 and achieve a minimum of 1 credit under category ‘Ene1 - Dwelling Emission Rate’ in accordance with the requirements of Code for Sustainable Homes: Technical Guide November 2010. The development shall be carried out entirely in accordance with the approved assessment and certification.

           

            Reason:

           

            To ensure the development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

12.      Construction of any dwelling hereby permitted shall not begin until an ‘Interim Certificate’ has been submitted to the Local Planning Authority, certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under ‘Ene1 - Dwelling Emission Rate’, has been achieved for that individual dwelling or house type in accordance with the requirements of the Code for Sustainable Homes: Technical Guide November 2010.

           

            Reason:

           

            To ensure the development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

13.      Prior to the occupation of the individual dwelling hereby permitted, a Code for Sustainable Homes ‘Final Certificate’’ shall be submitted to the Local Planning Authority certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under ‘Ene1 - Dwelling Emission Rate’, has been achieved for that dwelling in accordance with the requirements of the Code for Sustainable Homes: Technical Guide November 2010.

           

            Reason:

           

            To ensure the completed development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

 

2010/01306/FUL      Received on 26 January 2011

(P.16)

Mr Alan Charles, 365, Barry Road, Barry, Vale of Glamorgan, CF62 8HG

Mr Alan Charles, 365, Barry Road, Barry, Vale of Glamorgan, CF62 8HG

 

365, Barry Road, Barry

 

Retention of attic conversion as constructed

 

DEFERRED  for site visit.

 

 

2010/01355/FUL      Received on 23 December 2010

(P.22)

Newydd Housing Association, Ty Cadarn, 5, Village Way, Tongwynlais, Cardiff, CF15 7NE

Mr. David Davies, Davies Llewellyn & Jones LLP., 114, The Maltings, East Tyndall Street, Cardiff, CF24 5EA

 

Land between 66 and 86, Merthyr Street, Barry

 

Residential development comprising 1 no.  2 person 1 bed disabled flat and 11 no. 3 person 2 bed flats and relocation of existing access road

 

RESOLVED - T H A T subject to the interested person(s) first entering into a Section 106 Legal Agreement to include the following necessary planning obligations:

 

·                    The Developer shall pay the sum of £27,360 to provide or enhance public open space in the vicinity of the site.

 

·                    The Developer shall pay the sum of £24,000 to provide or enhance sustainable transport facilities serving the site.

 

·                    The Developer will provide public art on site to a value of at least 1% of the build costs of the development or provide a financial contribution to the same value in lieu of on site provision for the Council’s public art fund.

 

·                    The Legal Agreement will include the standard clause requiring the payment of a fee to monitor and implement the Legal Agreement (£1027.20 in this case).

 

APPROVED subject to the following condition(s):

 

1.         The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

           

            Reason:

           

            To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

 

2.         This consent shall relate to the plans registered on 23 December 2010 other than where amended by plans reference (90) 002C, 003B and 004B received on 27 January 2010.

           

            Reason:

           

            To ensure a satisfactory form of development and for the avoidance of doubt as to the approved plans.

 

3.         Notwithstanding the submitted drawings, prior to the commencement of any works on site, full engineering drawings of the proposed vehicular access and turning area (which shall be to adoptable standards and include lighting and drainage)  and full details of the parking areas, shall be submitted to and approved in writing by the Local Planning Authority, and no part of the development shall be occupied until such time as the new access has been constructed in full accordance with the agreed engineering details.

           

            Reason:

           

            To ensure the provision on safe access and internal layout within the site to serve the development in the interests of highway safety, and to ensure compliance with the terms of Policies ENV27 and TRAN10 of the Unitary Development Plan.

 

4.         Other than those works explicitly required by this condition, no development shall take place on site until such time as the proposed new access through the site (that area annotated on drawing ref. (90)002C received on 27 January 2011 as the extent of adopted vehicular access with herringbone finish) has been constructed up to and including a new base course to the satisfaction of the Local Planning Authority.

 

            Reason:

           

            In order to ensure that public access through the site to serve the properties to the north is maintained during the course of development

 

5.         The access, turning and parking areas and footpaths shall be fully laid out on site prior to the first beneficial occupation of any unit hereby approved, unless the Local Planning Authority gives prior written consent to any variation, and such parking provision shall thereafter be retained at all times to serve the development hereby approved.

                       

            Reason:

                       

            To ensure acceptable vehicular and pedestrian access and parking is provided to serve the development in the interests of highway and pedestrian safety, and to ensure compliance with Policies HOUS8 and TRAN10 of the adopted Unitary Development Plan.

 

6.         Prior to the commencement of development, a Method Statement for the clearance of the site and construction, including details of mitigation measures to deal with noise and dust and the hours of work, shall be submitted to and approved in writing by the Local Planning Authority. All measures as may be agreed shall be fully carried out during the redevelopment of the site.

           

            Reason:

           

            To ensure a safe and satisfactory form of development.

 

7.         If during the undertaking of any earthworks, contamination is found development, a scheme to deal with the contamination shall be submitted to and approved in writing by the Local Planning Authority and the scheme for remediation shall be fully implemented in accordance with the agreed details.

           

            Reason:

           

            In the interests of public safety, and to ensure compliance with Policy ENV27 of the Unitary Development Plan.

 

8.         The implemented drainage scheme for the site should ensure that all foul and surface water discharges separately from the site and that land drainage run-off shall not discharge, either directly or indirectly, into the public sewerage system.

 

            Reason:

           

            To prevent hydraulic overloading of the public sewerage system, pollution of the environment and to protect the health and safety of existing residents and ensure no detriment to the environment. and to comply with the terms of Policy ENV27 of the Unitary Development Plan.

 

9.         Prior to their use in the construction of the development hereby approved, samples of all external facing materials and hard surfacing materials shall be submitted to and approved in writing by the Local Planning Authority and the development shall thereafter be carried out in accordance with the approved details.

           

            Reason:

           

            To ensure a satisfactory standard of development and to ensure compliance with Policy ENV27 of the Unitary Development Plan.

 

10.      All means of enclosure associated with the development hereby approved, including railings and close boarded fencing and gates shall be in accordance with a scheme which shall first have been submitted to and agreed in writing by the Local Planning Authority, and the means of enclosure shall be implemented in accordance with the approved details prior to the development being put into beneficial use.

           

            Reason:

           

            To safeguard local visual amenities, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

11.      The development hereby approved shall be in full accordance with the submitted levels.

           

            Reason:

           

            In the interests of visual and neighbouring amenity in accord with Policy ENV27 - Design of New Developments of the Unitary Development Plan.

 

12.      Details of a scheme of landscaping shall be submitted to the Local Planning Authority for their approval in writing.

           

            Reason:

           

            In the interests of the visual amenities of the area and to ensure compliance with Policy ENV27 of the Unitary Development Plan.

 

13.      All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in 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 satisfactory maintenance of the landscaped area to ensure compliance with Policies ENV11 and ENV27 of the Unitary Development Plan.

 

14.      Each new dwelling hereby permitted shall be constructed to achieve a minimum Code for Sustainable Homes Level 3 and achieve a minimum of 1 credit under category ‘Ene1 - Dwelling Emission Rate’ in accordance with the requirements of Code for Sustainable Homes: Technical Guide November 2010. The development shall be carried out entirely in accordance with the approved assessment and certification.

           

            Reason:

           

            To ensure the development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

15.      Construction of any dwelling hereby permitted shall not begin until an ‘Interim Certificate’ has been submitted to the Local Planning Authority, certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under ‘Ene1 - Dwelling Emission Rate’, has been achieved for that individual dwelling or house type in accordance with the requirements of the Code for Sustainable Homes: Technical Guide November 2010.

           

            Reason:

           

            To ensure the development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

16.      Prior to the occupation of the individual dwelling hereby permitted, a Code for Sustainable Homes ‘Final Certificate’’ shall be submitted to the Local Planning Authority certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under ‘Ene1 - Dwelling Emission Rate’, has been achieved for that dwelling in accordance with the requirements of the Code for Sustainable Homes: Technical Guide November 2010.

 

            Reason:

           

            To ensure the completed development attains the sustainable building standards required by Planning Policy Wales and TAN22 - Planning for Sustainable Buildings.

 

17.      Full details of a cycle parking facility shall be submitted to and approved in writing by the Local Planning Authority and the approved cycle parking facility shall be fully implemented on site prior to the first beneficial occupation of the development hereby approved and thereafter kept free of obstruction and available for the parking of cycles associated with the development, unless otherwise agreed in writing by the Local Planning Authority.

           

            Reason:

           

            To ensure that satisfactory parking for cycles is provided on site to serve the development, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

(Note: Councillor C.P.J. Elmore spoke on this application with the consent of the Committee.)

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