The Head of Planning Services submitted a report concerning an application for planning permission for the erection of three storey apartment building comprising 3 no. apartments and associated basement car parking following demolition of existing dwelling.

It was moved and seconded that planning permission be granted.

The motion was put to the vote and declared carried.

            RESOLVED:  That planning permission be granted for the reasons given below and subject to the following conditions:-

            1.     The development must be begun not later than the expiration of three (3) years beginning with the date of this permission.

                    Reason:  Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

            2.         The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans:-

T12-48 01 RevD, T12-48 02 RevE, T12-48 03 RevG, T12-48 04 RevD, T12-48 06 RevF, T12-48 07 RevD, T12-48 10 RevC

unless otherwise agreed in writing by the Local Planning Authority.

Reason: To clarify the permission, having regard to Policies L7 and R1 of the Trafford Core Strategy.

            3.     Notwithstanding the details submitted, no development shall take place until samples of the materials to be used in the construction of the external surfaces of the building (including rainwater goods and joinery details of windows and doors) hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. 

                            Reason: To ensure a satisfactory external appearance in the interests of visual amenity, having regard to Policies R1 and L7 of the Trafford Core Strategy.

            4.     (a) No development or other operations shall commence on site until a scheme (hereinafter called the approved protection scheme) which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to the site has been submitted to and approved in writing by the Local Planning Authority; no development or other operations shall take place except in complete accordance with the approved protection scheme.

                    (b) No operations shall commence on site in connection with the development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening or any operations involving the use of motorised vehicles or construction machinery) until the protection works required by the approved scheme are in place.

                    (c) No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within any area designated as being fenced off or otherwise protected in the approved scheme are in place.

                    (d) The fencing or other works which are part of the approved protection scheme shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials have been removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained.

                    Reason:   To secure the protection, throughout the time that the development is being carried out, of trees, shrubs or hedges growing within or adjacent to the site which are of amenity to the area, having regard to Policies L4, L7, R1, R2 and R3 of the Trafford Core Strategy.

            5.     No trees, shrubs, or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without the previous written consent of the Local Planning Authority; any trees, shrubs or hedges removed without such consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the Local Planning Authority gives written consent to any variation. 

                    Reason:  To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and having regard to Policies L4, L7, R1, R2 and R3 of the Trafford Core Strategy.

            6.     (a) Notwithstanding the details submitted to date, no development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include any proposed changes to existing ground levels, means of enclosure and boundary treatment, hard surfaced areas and materials (including the use of permeable surfacing for areas of hard standing), planting plans specifications and schedules (including planting size, species and numbers/densities), existing plants to be retained, and shall show how account has been taken of any underground services.

                    (b) The landscaping works shall be carried out in accordance with the approved details within 12 months from the date when any building or other development hereby permitted is occupied or carried out as the case may be. 

                    (c) Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written consent to any variation. 

                            Reason:  To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and having regard to Policies L4, L7, R1, R2 and R3 of the Trafford Core Strategy.

            7.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no gates, walls, fences or other means of enclosure shall be erected within the curtilage of the development other than those expressly authorised by this permission, unless planning permission for such development has been granted by the Local Planning Authority. 

                    Reason:   To protect the visual amenities of the area having regard to Policies L7 and R1 of the Trafford Core Strategy.

            8.     The development shall not be brought into use until a bat method statement has been submitted to and approved in writing by the Local Planning Authority, such a statement shall detail the mitigation and compensation measures to be employed on site to safeguard protected species.  The measures shall be implemented in accordance with the agreed details including timescales for their implementation. 

                    Reason: In the interests of the conservation status of bats in the area having regard to Policy R2 of the Trafford Core Strategy.

            9.     Notwithstanding the submitted plans, before the development hereby approved is brought into use, car parking spaces and access/servicing arrangements shall be provided in accordance with a scheme which has been submitted to and approved in writing by the Local Planning Authority. The approved parking spaces shall not thereafter be used for any purpose other than the parking of vehicles. 

                    Reason: In the interests of highway safety and convenience and in accordance with Policies L4 and L7 of the Trafford Core Strategy and the Council's adopted Supplementary Planning Document 4: A Guide for Designing House Extensions and Alterations.

            10.   All areas for the movement, loading, unloading and parking of vehicles provided in accordance with this permission shall be made available for those purposes at all times when the premises are in use; notwithstanding the provisions of any General Development Order, no development (other than that carried out in accordance with this permission) shall take place on any of the areas so provided. 

                    Reason: To ensure that satisfactory provision is retained within the site for the accommodation of vehicles attracted to or generated by the proposed development, having regard to Policies L4 and L7 of the Trafford Core Strategy and the Council's adopted Supplementary Planning Document 4: A Guide for Designing House Extensions and Alterations.

            11.   Upon first installation, the windows in the north elevation of the development hereby permitted shall be fixed shut and/or fitted with and thereafter retained at all times in obscure glazing (which shall have an obscurity rating of not less than 4 in the Pilkington Glass Range or an equivalent obscurity rating and range) in accordance with details which shall first be submitted to and approved in writing by the Local Planning Authority. 

                    Reason:   To protect the privacy and amenity of the occupants of the adjacent dwellinghouse having regard to Policy L7 of the Trafford Core Strategy.

            Reason for Approval:  The proposal complies with the Development Plan and would improve the economic, social and environmental conditions of the area.  Furthermore the Planning Development Control Committee considered that the development would have no adverse impact on the character or appearance of the South Hale Conservation Area that could not be addressed by condition.