Planning Application No: 62/2016/16587
7 Day Notice: NO
1.
Proposal
1.1
The proposal seeks to discharge conditions 3, 4, 6, 10 & 11 of planning approval
62/2015/16161. The conditions reads as follows:-
1.2
3.Prior to the first use of external building materials on site samples of the external
materials, windows, doors, railings and roofing materials (including stone, colour of
render, finish of window/doors and railings) to be used in the construction shall be
submitted to and approved by the Local Planning Authority. Development shall be
carried out in accordance with the approved details.
1.3
Reason for decision: To ensure a satisfactory appearance to the development.
1.4
4. Notwithstanding any details shown on the approved plans, the site’s internal and
external boundaries shall be enclosed in accordance with a detailed scheme and
programme of implementation which shall first have been submitted to and
approved by the Local Planning Authority. The programme shall ensure that the
approved boundary treatments for each dwelling are completed prior to the
occupation of that dwelling, and the approved boundary treatments for the whole
site are completed prior to the occupation of the last dwelling.
1.5
Reason for decision: To ensure a satisfactory appearance to the development.
1.6
6. Prior to the first occupation of the dwellings hereby approved full details of both
hard and soft landscape works shall be submitted to and approved in writing to the
Local Planning Authority. These details shall include hard surfacing materials,
schedules of new trees and shrubs to be planted (noting species, plant sizes and
numbers/densities), the identification of any existing trees and shrubs on the site to
be retained (noting species, location and spread), and an implantation programme.
1.7
Reason for decision: To ensure the implementation of appropriate landscaping
which will improve the environmental quality of the development.
1.8
10. No development shall be commenced on site until a method statement for the
construction of the development and the demolition of the church has been
submitted to and approved by the Local Planning Authority. This method statement
shall include full details of any excavations and earthworks and details of how the
dwellings would be constructed. The development shall then be constructed in
accordance with the approved details.
1.9
Reason for decision: To protect the integrity of the railway which lies a short
distance to the east of the application site.
1.10
11. All materials forming part of the building to be demolished shall be carefully
removed, stored, protected and preserved in a location to be agreed with the Local
Planning Authority. Such materials shall be subsequently used in the construction
of the buildings hereby approved.
1.11
Reason for decision: For the avoidance of doubt and to ensure a satisfactory and
appropriate standard of finish to the development.
2.
Planning History
2.1
62/2014/14911 – Demolition of existing church and construction of 4no. Terraced
houses and car spaces (Outline – access, layout and scale) – Approved September
2014.
2.2
62/2013/13657 Application submitted for construction of new worship space and
entrance with revisions to car parking layout at St Johns Methodist Church Hall –
Approved August 2013.
2.3
62/2013/13653 - Demolition of part of existing church and outline application for
construction of 4 no. houses and car spaces. Approval sought for access, layout
and scale details – Approved August 2013.
2.4
62/2009/10226 (26/1/10) Permission granted for single storey side extension to
provide WC accommodation and construction of external ramp and steps for wheel
chair access Officer’s Note: This permission does not appear to have been
implemented and has now expired.
2.5
5/62/212 (27/1/81) Permission granted for extension to St. John’s Methodist Church
to house cloakrooms
3.
Planning Policy Background
3.1
The National Planning Policy Framework – NPPF.
3.2
Planning Practice Guidance – PPG.
3.3
Saved Policies H3 and T2 of the Craven District (outside the Yorkshire Dales
National Park) Local Plan.
4.
Parish/Town Council Comments
4.1
N/A
5.
Consultations
5.1
6.
Representations
6.1
N/A
7.
Summary of Principal Planning Issues
7.1
Whether the submitted details are sufficient to meet the requirements of the
conditions.
8.
Analysis
8.1
Condition 3
8.2
Prior to the first use of external building materials on site samples of the external
materials, windows, doors, railings and roofing materials (including stone, colour of
render, finish of window/doors and railings) to be used in the construction shall be
submitted to and approved by the Local Planning Authority. Development shall be
carried out in accordance with the approved details.
8.3
Assessment.
8.4
The applicant via the agent has submitted a detailed material sample list. The
details include information on the proposed masonry stone, roof tiles, flag stones,
windows, doors, patio doors, hard standing, rainwater goods, velux, fencing, gates
and boundary walls. In addition, supportive images have been included.
8.5
Based on the information submitted it is considered that the details provided are
sufficient to meet the requirements of the condition subject to implementation.
8.6
Condition 4
8.7
Notwithstanding any details shown on the approved plans, the site’s internal and
external boundaries shall be enclosed in accordance with a detailed scheme and
programme of implementation which shall first have been submitted to and
approved by the Local Planning Authority. The programme shall ensure that the
approved boundary treatments for each dwelling are completed prior to the
occupation of that dwelling, and the approved boundary treatments for the whole
site are completed prior to the occupation of the last dwelling.
8.8
Assessment.
8.9
The applicant via the agent has submitted a colour coded plan indicated the
location of the boundary treatments and also a detail boundary treatments sheet. It
is considered that this information is sufficient to meet the requirements of the
condition subject to implementation.
8.10
Condition 6
8.11
Prior to the first occupation of the dwellings hereby approved full details of both
hard and soft landscape works shall be submitted to and approved in writing to the
Local Planning Authority. These details shall include hard surfacing materials,
schedules of new trees and shrubs to be planted (noting species, plant sizes and
numbers/densities), the identification of any existing trees and shrubs on the site to
be retained (noting species, location and spread), and an implantation programme.
8.12
Assessment
8.13
The applicant has submitted a colour coded plan to demonstrate the proposed soft
and hard landscaping. Proposed hard landscaping comprises of tarmac and
natural paving flags. The soft landscaping would comprise of grass lawn area with
beech shrub planting measuring between 450 – 600mm in double staggered rows.
It is considered that the information is sufficient to meet the requirements of the
condition subject to implementation.
8.14
Condition 10
8.15
No development shall be commenced on site until a method statement for the
construction of the development and the demolition of the church has been
submitted to and approved by the Local Planning Authority. This method statement
shall include full details of any excavations and earthworks and details of how the
dwellings would be constructed. The development shall then be constructed in
accordance with the approved details.
8.16
Assessment
8.17
The applicant via the agent has submitted a construction phase plan (Demolition), a
construction phase health & safety plan and a COSHH Risk Assessment. Base on
the information contained within the documents it is considered that the details are
sufficient to meet the requirements of the condition subject to implementation.
8.18
Condition 11
8.19
All materials forming part of the building to be demolished shall be carefully
removed, stored, protected and preserved in a location to be agreed with the Local
Planning Authority. Such materials shall be subsequently used in the construction
of the buildings hereby approved.
8.20
Assessment.
8.21
The applicant via the agent has submitted a plan showing the location for storing
materials. It is considered sufficient to meet the requirements of the condition
subject to implementation.
9.
Recommendation
9.1
That the information subject to implementation is satisfactory to meet the
requirement of conditions 3, 4, 6, 10 & 11.
Conditions
1.
N/A