Summary - Sefton...Approved 29.9.17 DC/2017/01091 Approval of details reserved by condition numbers 4,9,10,13,15,16,18 and 22 attached to planning application …

Report to: PLANNING COMMITTEE Date of Meeting: 17th October 2018

Subject: DC/2018/00023Land Off Green Lane Maghull

Proposal: Erection of 15 no dwellings with garages and associated parking

Applicant: Redrow Homes Limited Agent: Mr Paul SedgwickSedgwick Associates

Ward: Park Ward

SummaryThis is a full application submitted by Redrow Homes Ltd to construct an additional 15 dwellings on land within the Parkhaven Trust estate. Planning permission has previously been granted for 57 dwellings on adjacent land also within the estate and this development is currently under construction.

The main issues to consider are the principle of the development, its design and visual impact and impact on heritage assets, residents’ living conditions and highway safety. Other issues include affordable housing, trees, flood risk and ecology.

It is concluded that the proposal satisfies all relevant policies and the recommendation is for planning permission to be granted subject to conditions and the completion of a Section 106 legal agreement.

Recommendation: Approve with Conditions subject to the completion of a Section 106 Legal Agreement to secure affordable housing and education contributions.

Case Officer Mrs Diane Humphreys

Email [email protected]

Telephone 0345 140 0845 (option 4)

Application documents and plans are available at:http://pa.sefton.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=P20ZTYNWL0100

mailto:[email protected]

Site Location Plan

The SiteThe application site is located in the north-western corner of the Parkhaven Trust site and takes access from Green Lane through the residential development of 57 dwellings currently under construction. The site is overgrown and contains a number of trees.

To the north of the site are residential properties which front onto Hinchley Green and South Meade whilst land to the east is currently being developed for residential purposes. Parkhaven Trust land lies to the south and there is open land to the west.

HistoryDC/2018/00902 Approval of details reserved by condition 13 attached to planning permission DC/2016/01043 approved on 26/05/2017. Current.

DC/2017/01228 Approval of details reserved by conditions 5, 6, 14, 20 and 21 attached to planning permission DC/2016/01043 approved on 26/05/2017. Approved 29.9.17

DC/2017/01091 Approval of details reserved by condition numbers 4,9,10,13,15,16,18 and 22 attached to planning application DC/2016/01043 (granted 26/05/2017). Approved 28.9.17

DC/2016/01043 Construction of a residential development comprising 57 dwellings, new highway access from Green Lane and relocation of existing growing plots. Approved 26.5.17

ConsultationsLocal Planning ManagerThe proposal is subject to Local Plan policy HC7 ‘Education and Care Institutions’. It is accepted that the site is best described as being in former use as part of the care facility and part 3 of policy HC7 applies. This allows in principle development for an alternative use which is compatible with the surrounding area.

The proposal must provide affordable homes that equate to 30% of the scheme calculated by bedspaces (policy HC1) and split by 80% social rented/affordable rented and 20% intermediate housing. Whilst there is little demand across the borough for 4 bed affordable homes, information has been provided to show that a registered provider is interested in acquiring the 4 bed units.

The plan indicates a landscaped setting. All on-site open space must be subject to a management and maintenance plan and any trees lost shall be replaced at a ratio of 1:1.

Every new dwelling with one or more dedicated parking spaces should be provided with one outdoor, weatherproof electric vehicle charging point.

Under policy IN1 ‘Infrastructure and Developer Contributions’ a financial contribution towards local primary education provision is required at a rate of £2129.15 per home (2018/2019 prices).

The site is within a Mineral Safeguarding Area. The submitted minerals statement demonstrates that it is impracticable and unviable to extract the minerals prior to development and therefore the requirements of policy NH8 have been met.

The site is within the area covered by the emerging Maghull Neighbourhood Plan and Maghull Town Council should be notified.

Highways ManagerA Transport Note has been submitted and the TRICS database has been used to determine the likely traffic generation for a development of this size and type. This equates to less than one additional vehicle trip movement every five minutes during the weekday morning and afternoon peak hours. As such, it is considered that the proposal will have minimum impact on the local highway network in terms of traffic generation.

The layout of the access road and footways is generally acceptable and tracking drawings have been supplied to demonstrate that refuse and delivery vehicles can manoeuvre safely within the site. A detailed scheme of traffic calming designed to maintain vehicle speeds at 20mph or less on the proposed access road will be required.

The proposed provision of 38 car parking spaces for the 15 dwellings is acceptable.

The package of highway improvements for pedestrians and public transport users attached to the approval DC/2016/01043 for 57 dwellings will also improve the accessibility of pedestrians and public transport users within this additional development.

There are no highway safety implications subject to conditions requiring the car parking provision, a scheme of street lighting and a scheme of traffic calming, a Travel Plan and a Construction Traffic Management Plan.

Environmental Health ManagerNo objection with recommended informatives on piling works and construction activities.

Contaminated Land TeamDue to potential contamination associated with the site recommend standard conditions and informative are attached to any planning approval.

Conservation TeamNo comments to raise as the proposal is located some distance from the Scheduled Monument known as Maghull Manor Moated Site. Provided the materials are consistent with the approved new houses the impact on the setting of the scheduled monument and other heritage assets located further away should be minimal.

Merseyside Environmental Advisory ServiceThe applicant has submitted an ecological report and additional information which shows the bat roost potential of affected trees within the application site. A sufficient level of information has been submitted, the application can be determined without the requirement for any further bat surveys and the Council does not need to assess the proposals against the three tests (Habitats Regulations). A bat box was observed during the assessment but no evidence of usage by roosting bats was found. The ecologist’s recommendation that the bat box is inspected prior to the felling of tree 82T and re-located on a retained mature tree in the vicinity can be secured by condition.

Additional tree planting and habitat creation should be provided in the southern section of the site to compensate for loss of habitat. New landscaping should be with small seed bearing species which encourage red squirrels as the site is within the Sefton Coast Red Squirrel Refuge and Buffer Zone.

Great crested newts are unlikely to be affected by the proposals and the Council will not need to undertake the three test assessment (Habitats Regulations).

No evidence of water vole was recorded during the ecological survey however it is advised that a pre-commencement inspection for water vole is secured by condition.

Conditions are also recommended to protect breeding birds, to compensate for loss of bird breeding habitat and to secure a Construction Environment Management Plan.

Tree OfficerThe trees within the application site are not covered by a Tree Preservation Order and do not lie within a conservation area.

The submitted reports and plans identify large grouping areas of tree cover and it is clear that a large part of the tree growth is young pioneer species forming dense growth. Groups 94G and 95G are set away from the boundary from the backs of properties along South Meade and Hinchley Green. Their removal is required to accommodate the new dwellings and this is acceptable. The proposed removal of a further grouping of poorer tree cover 98G to the south of the new access road is also acceptable. The proposed access road requires minimal tree removal.

It is important that groups 96G and 97G are retained as shown as they provide a mature tree screening boundary to the south side of this part of the site and will be of high amenity value to any development.

Whilst the proposed scheme results in the loss of tree groupings this is largely young establishing and pioneer species and the proposal makes provision for the retention of trees of greater amenity value. Overall, the proposed scheme is acceptable in terms of proposed tree retention and loss.

Flooding and Drainage TeamNo objections to the proposals including the amended plans 4163/ENG010-5 Rev A, 4163/ENG010-4 Rev A received in October 2018 subject to conditions and an informative.

Fire and Rescue ServiceInformation provided on access for fire appliances and water supplies for fire-fighting purposes.

Maghull Town CouncilNo comments received.

Councillor Patrick McKinley (Sudell Ward Councillor)If it’s not in the local plan it shouldn’t go ahead.

Neighbour RepresentationsOriginal Proposal

The following representations were received in respect of the proposal as originally submitted.

A petition to speak at Planning Committee containing 27 signatures and endorsed by Councillor Sayers has been received in opposition to the development.

Individual written objections have also been received from residents in South Meade, Hinchley Green and Roedean Close, the main points of which are summarised below:

Proximity to existing properties on South Meade resulting in loss of privacy Loss of trees will reduce privacy further Why were trees along the boundary retained for the adjacent development but not

for this one? Concerned that the only tree being retained overshadows the existing property in

South Meade Concerned that the 3 storey terrace of 4 properties will be imposing and reduce

sunlight and privacy Lack of information regarding levels and existing house extensions not shown on

OS base so difficult to assess impact Main sewer will need to be removed causing disruption and smells Concerned that sewers will not be able to cope with the extra strain given previous

history of surface water and sewerage flooding Increased traffic problems in the area A pedestrian crossing should be provided on Green Lane close to the junction with

Shop Lane Lack of community facilities in the area Fail to see how 4 bed properties can be described as ‘affordable’ Loss of wildlife habitat New houses should be built further away from existing homes to aid drainage and

access and leave a corridor of wildlife habitat Loss of urban green space Green Belt land No shortage of homes in Maghull Loss of previously unobstructed views Clarification sought on proximity of new fence to existing fencing and access for

maintenance purposes Disruption during building work Poor visibility at the junction during building works Previous planning application in 1999 was withdrawn

Amended Proposal

Individual written objections have been received on the amended proposals from residents of South Meade and Hinchley Green and these reiterate some of the concerns summarised above.

Policy ContextThe application site lies within an area designated as an ‘Education and Care Institution’ in the Sefton Local Plan which was adopted by the Council in April 2017.

The Maghull Neighbourhood Plan is undergoing examination and currently has little weight.

Assessment of the ProposalThis is a full planning application seeking approval to build 15 homes in addition to the 57 new homes approved under planning reference DC/2016/01043.

The main issues to consider are the principle of the development, its design and visual impact and impact on heritage assets, residents’ living conditions and highway safety. Other issues include affordable housing, trees, flood risk and ecology.

Principle

The application site lies within an area designated as an ‘education and care institution in the urban area’. It is accepted that the site is in former use as a care institution and part 3 of Local Plan policy HC7 therefore applies. This states that development for an alternative use which is compatible with the surrounding area is acceptable in principle. The proposal for residential development is considered compatible with the surrounding area and therefore acceptable in principle.

The Maghull Neighbourhood Plan is undergoing examination and currently has little weight. Policy MAG4 sets out that development that respects the distinct characteristics in terms of the type, scale, design, open space provision and general layout and improves but does not detract from its surroundings in the Local Character Area in which it is located will be supported. The Maghull Character Assessment identifies the proposal is in the Parkhaven area which is characterised by a ‘green’ feel. It is considered the proposal meets policy MAG4.

Visual Impact

The proposed development, as amended, includes a mix of 3 and 4 bedroom homes. These are predominantly detached but include two pairs of semi-detached dwellings and all have hipped roofs and are two storeys in height.

The proposed dwellings are arranged in a single row running east to west with a frontage onto the new access road and their rear gardens backing onto the rear gardens of properties in South Meade and Hinchley Green.

The design and layout of the new dwellings are in character with the surrounding residential properties and the visual impact of the proposal is considered acceptable in line with Local Plan policy EQ2.

Heritage Assets

The proposed development is located some distance from heritage assets within the Parkhaven Trust site and the Conservation team have advised that any impact on these assets from the development will be minimal.

Living Conditions

The impacts on the living conditions of existing residents surrounding the site and future occupiers of the development both need to be assessed.

Existing Residents

The proposed houses are arranged in a single row and their rear gardens back onto the rear gardens of existing houses in South Meade and Hinchley Green. The new houses are all two storeys in height and the distance between the habitable room windows of the new homes and those of existing homes all meet or exceed the guideline distance of 21 metres set out in the ‘New Housing’ Supplementary Planning Document (SPD). In addition, the proposed rear gardens all exceed the SPD standard of 10.5 metres.

Plans have been provided showing existing and proposed ground levels as well as the finished floor levels of the proposed houses. These show that the finished floor levels of the new properties will be up to approximately 0.5 metres above the existing ground level at the boundary with the adjacent properties. This is considered an acceptable relationship and what would normally be expected for such a development.

Whilst adjacent residents have raised concerns about tree loss in this area, the Tree Officer has pointed out that a large part of this tree growth is young pioneer species forming dense growth and its removal is acceptable. In accordance with Local Plan policy EQ9 replacement tree planting is required at a ratio of 1:1 within the site and this can be secured by condition.

A 1.8 metre high close boarded fence will be erected along the northern boundary of the site which will protect the privacy of adjacent residents at ground floor level.

Future Occupiers

All of the new dwellings have either 3 or 4 bedrooms and their rear gardens range in size from over 70 sq.m to approximately 200 sq.m which exceeds the SPD guideline figure of 60 sq.m for homes of this size.

Based on the above, the development’s impacts on living conditions for existing and future residents are considered acceptable.

Highway Safety

The Highways Manager has raised no objections on highway safety grounds subject to conditions which are set out in the recommendation below. The proposed development of 15 extra houses is considered to have minimum impact on the local highway network in terms of its traffic generation and off-site highway improvements for pedestrians and users of public transport secured as part of the adjacent development for 57 houses will also improve accessibility for occupiers within the current development.

All of the new houses have at least two off-street parking spaces which is acceptable. In accordance with Local Plan policies IN1 (Infrastructure and developer contributions), EQ3 (Accessibility) and EQ7 (Energy efficient and low carbon design) one electric vehicle charging point is required per dwelling and this can be secured by condition.

Affordable Housing

Local Plan policy HC1 (Affordable and special needs housing) requires that 30% of the application scheme(measured by bedspaces) is provided as affordable housing and that 80% of this affordable housing is provided as social/affordable rented and 20% as intermediate housing.

The proposal, as amended, provides three social rented units and one shared ownership/intermediate unit. These are all 4 bed units and will provide 30% affordable housing as part of the development split roughly 80:20 between social rented and intermediate housing. The applicant has provided evidence that a registered provider is interested in acquiring the 4 bed units on this site.

The affordable housing will be secured via a Section 106 legal agreement which is to be completed before any planning approval can be issued.

Trees and Landscaping

The submitted plans show that many of the trees along the northern boundary of the site will be removed to facilitate the development and the Tree Officer has commented that this is acceptable given that a large part of the tree growth is young pioneer species forming dense growth. The proposal to fell a further group of young trees to the south of the new access road is also acceptable.

It is proposed to retain three individual trees around the site’s perimeter as well as two groups of mature trees to the south of the site. It is important that these groups are retained as they will provide a mature tree screening boundary to the south with high amenity value. In addition, this area of open space will need to be subject to a management and maintenance plan which can be secured by condition.

In accordance with Local Plan policy EQ9 replacement tree planting is required on a 1:1 basis and this can be secured by condition. The planting should be with small seed bearing species which encourage red squirrels due to the site’s location within the Sefton Coast Red Squirrel Refuge and Buffer Zone.

Flood Risk

Local Plan policy EQ8 advises that development must be located in areas at lowest risk of flooding and must not increase flood risk from within the site or elsewhere. Where possible, the causes and impacts of flooding should be reduced.

The application is accompanied by a Flood Risk Assessment and Drainage Management Strategy which explains that the majority of the application site (including all of the proposed dwellings) is located within Flood Zone 1 which includes areas with a low probability of flooding. A small portion on the western boundary of the site is located within Flood Zones 2 and 3 although no dwellings are proposed to be built in this area.

The Flooding and Drainage team have confirmed that the Flood Risk Assessment is an acceptable document.

Local residents have expressed concerns about drainage and flood risk. Amended plans have been received clarifying existing and proposed ground levels as well as finished floor levels for the plots. These show that the external ground levels at the rear of the new houses will be up to approximately 0.3 metres higher than the existing ground levels at the rear boundary of the plots meaning that the land will generally fall down away from the new houses towards the boundary with houses on Hinchley Green and South Meade. In order to mitigate the possibility of flood risk the amended plans show that a land drain will be installed along the rear boundary of the new properties. This will be a continuous run and will discharge into the watercourse to the west of the site.

The Flooding and Drainage team have raised no objections to the drainage proposals, as amended, subject to conditions being imposed and these are set out as conditions 23 to 27 in the recommendation below.

Ecology

The applicant has submitted ecological reports and Merseyside Environmental Advisory Service (MEAS) advise that no further surveys are required and the Council does not need to assess the proposals against the three tests (Habitats Regulations).

MEAS recommend that conditions are attached to any planning approval and these relate to the relocation of a bat box, additional tree planting and habitat creation in the southern part of the site, an inspection for water vole before works on the ditch are undertaken, protection of and mitigation for breeding bird habitat.

Other Issues

Education contributions

Under Local Plan policy IN1 (Infrastructure and developer contributions) a financial contribution towards local primary education provision is required at a rate of £2129.15 per home (2018/19 prices). This gives a total contribution for the dwellings of £31,937.25 at current prices which can be secured via the Section 106 Legal Agreement.

Minerals

The application site falls within a Mineral Safeguarding Area and the applicant has submitted a Minerals Statement which is considered to satisfy the requirements of Policy NH8 of the Sefton Local Plan.

Construction Environmental Management Plan

Merseyside Environmental Advisory Service (MEAS) recommend that a Construction Environmental Management Plan is prepared to manage and mitigate the main environmental effects during the construction phase of the development and this can be secured by a condition.

Non-Material Planning Considerations

Local residents have raised concerns about maintenance and access issues regarding the boundary fencing and also fears about disruption caused during construction activities. These are not material planning considerations which can affect the decision made on this application.

Conclusion

The proposed development is acceptable in principle and in terms of its design and visual impact and will not have a significant detrimental impact on heritage assets, residents’ living conditions and issues of highway safety. Other matters including affordable housing, trees, flood risk and ecology have been satisfactorily addressed.

It is therefore recommended that planning permission is granted subject to the conditions set out below and the completion of a Section 106 legal agreement.

Recommendation - Approve with Conditions subject to the completion of a Section 106 Legal Agreement to secure affordable housing and education contributions. Conditions

1) The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2) The development hereby granted shall be carried out strictly in accordance with the following details and plans:-

MP-LOC-02 Location Plan received 4 January 2018 MP/DSL/002 rev D Detail Site Layout received 13 September 2018 MP/AFF/002 rev B Affordable Homes Layout received 13 September 2018 MP/BDL/002 rev D Boundary Details Layout received 13 September 2018 EF_TWEE_SM.2.0 The Tweed House Type received 11 September 2018 EF_STRA_DM.7 The Stratford House Type received 4 January 2018 EF_WELW_DM.6 The Welwyn House Type received 4 January 2018 EF_CAMB_DM.5 The Cambridge House Type received 4 January 2018 EF_OXFO_DM.2 The Oxford House Type received 4 January 2018 EF_OXFOQ_DM.1 The Oxford Lifestyle House Type received 4 January 2018 001 rev A Single Garage received 4 January 2018 BDGT_001 Double Garage received 4 October 2018 MP/SS/001 Street Scene received 26 September 2018 4163/ENG010-4 rev A External Works Layout Sheet 4 received 4 October

2018 4163/ENG010-5 rev A External Works Layout Sheet 5 received 4 October

2018 5030.10 rev C Tree Protection Plan received 4 January 2018 (Tree details

only) 17RED140/DS Betts Geo Environmental Ltd (2017) Desk Study Report

received 4 January 2018 HYD232_MAGHULL.PARK_FRA&DMS revision 2.0 (September 2017) Betts

Hydro Consulting Engineers Flood Risk Assessment and Drainage Management Strategy received 12 March 2018

Reason: To ensure a satisfactory development.

3) Prior to commencement of development the approved scope of works for the investigation and assessment of contamination must be undertaken by competent persons and a written report of the findings must be produced. The report should include an appraisal of remedial options and identification of the most appropriate remediation option(s) for each relevant pollutant linkage. The report is subject to the written approval of the Local Planning Authority.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

4) Prior to commencement of development a detailed remediation strategy to bring the site to a condition suitable for the intended use by removing unacceptable risks and the relevant pollutant linkages identified in the approved investigation and risk assessment, must be prepared and is subject to the approval in writing of the Local Planning Authority.

a) The strategy must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and roles and responsibilities. The strategy must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 on completion of the development and commencement of its use.

b) In the event that the proposed remediation scheme involves the provision of a ground cover system a plan indicating the existing and proposed external ground levels on the application site shall be submitted for approval to the Local Planning Authority.

c) The development shall proceed in accordance with the external ground levels approved under (b) unless the Local Planning Authority gives its prior written approval to any variation.


5) a) The approved remediation strategy must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation.

b) Following completion of the remedial works identified in the approved remediation strategy, a verification report that demonstrates compliance with the agreed

remediation objectives and criteria must be produced, and is subject to the approval in writing of the Local Planning Authority, prior to commencement of use of the development.


6) a) In the event that previously unidentified contamination is found at any time when carrying out the approved development immediate contact must be made with the Local Planning Authority and works must cease in that area. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority.

b) Following completion of the remedial works identified in the approved remediation strategy, verification of the works must be included in the verification report required by Condition 5.


7) No part of the development shall be brought into use until areas for vehicle parking, turning and manoeuvring have been laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and these areas shall be retained thereafter for that specific use.

Reason: In the interests of highway safety.

8) a) The Development shall not be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority.

b) The provisions of the Travel Plan approved under (a) above shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority.


9) a) Prior to the commencement of development, full details of the proposed measures to ensure that mud and other loose materials are not carried on the wheels and

chassis of any vehicles leaving the site and measures to minimise dust nuisance shall be submitted to an agreed in writing with the Local Planning Authority.

b) The details approved under (a) above shall be implemented throughout the period of construction unless otherwise agreed in writing with the Local Planning Authority.


10) a) Prior to the commencement of development a Construction Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority.

b) The provisions of the Construction Traffic Management Plan approved under (a) above shall be implemented in full during the period of construction and shall not be varied unless otherwise agreed in writing with the Local Planning Authority.


11) Unless otherwise agreed in writing by the Local Planning Authority, no development shall take place until a detailed scheme of street lighting on the access road within the development site, has been submitted for the approval of the Local Planning Authority, the said scheme shall comply with the requirements of BS5489. The approved scheme shall be implemented in full prior to the development being brought into use.


12) Unless otherwise agreed in writing, no part of the development shall take place until a detailed scheme of traffic calming designed to maintain vehicle speeds at 20mph or less on the proposed access roads within the development has been submitted to the Local Planning Authority. No part of the development shall be occupied until the approved scheme has been implemented in full.


13) a) Prior to construction of any dwelling details of electric vehicle charging points (minimum one per dwelling) shall be submitted to and approved in writing by the Local Planning Authority.

b) No dwelling shall be occupied until the electric vehicle charging point for that dwelling has been installed and is operational in accordance with the approved details. The approved infrastructure shall be permanently retained thereafter.

Reason: To facilitate the use of electric vehicles and to reduce air pollution and carbon emissions.

14) a) Before any equipment, machinery or materials are brought onto site, a 1 metre high fence or other barrier as agreed in writing with the Local Planning Authority, shall be erected around the outer limit of the crown spread of all trees, hedges or woodlands shown to be retained on the approved plan.

b) The barrier/fencing approved under (a) above shall be maintained in a satisfactory manner until the development is completed. During the period of construction, no material shall be stored, fires started or trenches dug within these enclosed areas without the prior consent in writing of the Local Planning Authority.

Reason: To prevent damage to the trees/ hedges in the interests of visual amenity.

15) No tree which is to be retained shall be cut down, uprooted or destroyed, or have surgery undertaken, without the written approval of the Local Planning Authority, within 1 year from the completion of the development. Any such trees removed or dying shall be replaced with trees of a size and species to be agreed in writing with the Local Planning Authority in the next available planting season.

Reason: In the interests of visual amenity.

16) Before the development is commenced, a landscaping scheme covering the land subject of this application and to include one new tree for each tree lost as part of the development, habitat creation in the southern section of the site and replacement planting with small seed bearing species which encourage red squirrels, shall be submitted to and approved in writing by the Local Planning Authority, including:i) Existing and proposed levels or contoursii) Proposed and existing services above and below groundiii) Details of boundary treatments and hard surfacesiv) The location, size and species of all trees to be plantedv) The location, size, species and density of all shrub and ground cover plantingvi) A schedule of implementation.


17) a) The approved hard and soft landscaping scheme shall be carried out prior to the occupation of any part of the development or in accordance with a timetable to be agreed in writing with the Local Planning Authority.

b) Any trees or plants that within a period of five years after planting, are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective shall be replaced with others of a species, size and number as originally approved in the first available planting season unless the Local Planning Authority gives its written consent to any variation.


18) a) A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all on-site open space, shall be submitted to and approved by the Local Planning Authority prior to the occupation of the development.

b) The landscape management plan shall be carried out as approved under (a) above.

Reason: In the interests of visual amenity and conservation.

19) a) Prior to the commencement of development a Construction Environmental Management Plan shall be submitted to and approved in writing by the Local Planning Authority.

b) The provisions of the Construction Environmental Management Plan approved under (a) above shall be implemented in full during the period of construction and shall not be varied unless otherwise agreed in writing with the Local Planning Authority.

Reason: In order to minimise environmental impacts during the construction phase.

20) No tree felling, scrub clearance, hedgerow removal, vegetation management and / or ground clearance are to take place during the period 1 March to 31 August inclusive. If it is necessary to undertake works during the bird breeding season then all trees, scrub, hedgerows and vegetation are to be checked first by an appropriately experienced ecologist to ensure no breeding birds are present. If present, details of how they will be protected are required to be submitted for approval.

Reason: To protect breeding bird habitat.

21) a) Before development is commenced, a scheme for the enhancement of biodiversity within the development site, to include bird nesting boxes, a relocated bat box and a timescale for its implementation shall be submitted to and approved in writing by the Local Planning Authority.

b) This scheme shall then be implemented in accordance with the details approved under (a) above.

Reason: To secure biodiversity enhancement.

22) Before any works are undertaken on the ditch, the ditch habitat shall be inspected by an appropriately experienced ecologist to ensure no water voles are present. If present, details of how they will be protected are required to be submitted for approval.

Reason: To safeguard the conservation of species/habitats.

23) The development permitted by this planning permission shall be carried out in accordance with the approved site-specific Flood Risk Assessment (FRA) dated September 2017, reference number HYD232_MAGHULL.PARK_FRA&DMS-Revision 2.0 compiled by Betts Hydro and the mitigation measures detailed within.

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority in consultation with the Lead Local Flood Authority.

Reason: To reduce the risk of flooding by ensuring the satisfactory storage and disposal of surface water from the site, including during construction phase(s).

24) No development shall commence above slab level until details of the implementation, maintenance and management of the approved sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. Those details shall include:i) a phasing planii) a timetable for its implementation, andiii) a management and maintenance plan for the lifetime of the development which

shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage system throughout its lifetime. The sustainable drainage system shall be implemented and thereafter, managed and maintained in perpetuity in accordance with the approved details.

Reason: To promote sustainable development, in order to secure proper drainage and to manage risk of flooding and pollution for the lifetime of the development.

25) Prior to the construction of external elevations above finished floor level of the first 7 dwellings, the finished levels shall be subject to a topographical survey to be submitted to and approved in writing by the Local Planning Authority. The results of these surveys shall confirm that the finished floor levels (FFL) of those plots are constructed to the agreed levels as shown on plans 4163/ENG010-5 Rev A and 4163/ENG010-4 Rev A and no further construction above FFL of external elevations of dwellings on those plots shall take place until approval is given as required above. In the event that the submitted surveys fail to confirm the FFL correspond to the levels as approved, or are not within 100mm of those levels, a new planning application(s) shall be submitted for those plots to which the variation relates.

Reason: This matter is fundamental in order to safeguard the living conditions of nearby occupiers, to safeguard the character and appearance of the area and ensure satisfactory drainage.

26) Prior to the occupation of the first 7 dwellings the levels of gardens, adjacent highways and other public areas shall be subject to a topographical survey to be

submitted to and approved in writing by the Local Planning Authority. The results of these surveys shall confirm that the levels of those plots and adjacent areas are constructed to the agreed levels as shown on plans 4163/ENG010-5 Rev A and 4163/ENG010-4 Rev A. In the event that the submitted surveys fail to confirm the levels correspond to the levels as approved, or are not within 100mm of those levels, a new planning application(s) shall be submitted for those plots to which the variation relates.

Reason: This matter is fundamental in order to safeguard the living conditions of nearby occupiers, to safeguard the character and appearance of the area and ensure satisfactory drainage.

27) Prior to the occupation of any dwellings a validation report demonstrating that the drainage scheme has been carried out in accordance with the approved Flood Risk Assessment and Drainage Strategy (September 2017 Revision 2.0) shall be submitted to and approved in writing by the Local Planning Authority.

The approved works shall be retained as such thereafter.

Reason: To ensure adequate provision is made for the management of surface water.

Informatives

1) Unless otherwise agreed by the Local Planning Authority, development other thanthat required to be carried out as part of an approved scheme of remediation must not commence until conditions 3 to 6 above have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing, until condition 6 has been complied with in relation to that contamination. Contaminated land planning conditions must be implemented and completed in the order shown on the decision notice above.

2) The applicant is advised that the proposal will require the formal allocation of addresses. Contact the Development and Support team on 0151 934 4569 or E-Mail [email protected] to apply for a street name/property number.

3) Unless otherwise agreed in writing, no part of the development shall be occupied until a Traffic Regulation Order (TRO) for a 20mph speed limit on the proposed access roads within the development site has been implemented in full.

4) If any new roads or areas are proposed for adoption, an agreement pursuant to s38 of the Highways Act 1980 will be required. The applicant should contact the Highways Development Control team on 0151 934 4175 for further information.

mailto:[email protected]

5) If the proposed development is to incorporate piling in the foundation detail, the developer is advised to consult with Sefton Council Pollution Control (email [email protected]). This will reduce the chance of enforcement action which could occur if an unsuitable method of piling is chosen without appropriate consultation and which subsequently causes nuisance by way of noise and/or vibration.

6) The grant of planning permission by the Local Planning Authority does not mean that Land Drainage Consent will then be given. Where required, the applicant must obtain Land Drainage Consent from Sefton Council’s Lead Local Flood Authority before starting any works on site. Failure to do so may result in enforcement action.

7) This permission is subject to a Section 106 agreement to include affordable housing and education contributions.

Documents

Summary - Sefton...Approved 29.9.17 DC/2017/01091 Approval of details reserved by condition numbers 4,9,10,13,15,16,18 and 22 attached to planning application …