Minutes:
The consultation procedure undertaken was outlined in the report together with background information in respect of the site.
These three applications were for the same sites, Daresbury Hall, so were considered by the Committee under a single report. Members agreed that the applications be approved subject to the conditions listed below.
RESOLVED: That delegated authority is given to the Operational Director – Planning, Policy and Transportation, in consultation with the Chairman or Vice Chairman to:
a) approve the application, subject to conditions based on those listed below;
b) agree the recommended Section 106; and
c) notwithstanding that the application may be called in by the Secretary of State.
1.
The development
hereby permitted shall be begun before the expiration of three years from the
date of this permission.
Reason:- In order to comply with Section 91 of the
Town and Country Planning Act 1990.
2.
Prior
to the commencement of development, a sample, full detailed drawings and a
detailed specification of the external finishing materials to be used in the
construction of all new development (including hard surfaced areas), shall be
submitted to and approved in writing by the Local Planning Authority.
Reason:- In the interests of visual amenity, and to
comply with Policy BE2 of the Halton Unitary Development Plan.
3.
Prior
to the commencement of development, details of all drainage works shall be
submitted to and approved in writing by the Local Planning Authority. Such
details as are approved shall be implemented to the satisfaction of the Local
Planning Authority prior to the completion of development and shall be
maintained at all times thereafter.
Reason:- To ensure adequate drainage provision and as
the submitted application is deficient with respect to these details and to
comply with Policy PR5 of the Halton Unitary Development Plan.
4.
Prior
to the commencement of development, full details of the location, height,
design and illumination levels for any proposed external lighting and street
lighting shall be submitted to and approved in writing by the Local Planning
Authority.
Reason:- In order to ensure that these are designed to
retain the rural character of the Green Belt and the setting of the Listed
Building in accordance with Policies BE9 of the Halton Unitary Development
Plan.
5.
Prior
to the commencement of development, an updated arboricultural
report shall be submitted and approved in writing by the Local Planning
Authority. This report should demonstrate full compliance with British Standard
5837 and include a full tree survey, a woodland management plan, a tree
protection plan and a method statement to ensure the continued healthy
existence of all trees shown to be retained on the approved plan.
Reason:-In order to avoid the damage to the trees on site, in the interests of
visual amenity and in accordance with the provisions of Section 197 of the Town
and Country Planning Act 1990.
6.
Prior
to the commencement of development, details of the treatment of all site
boundaries shall be submitted to and approved in writing by the Local Planning
Authority. The treatments so approved shall then be provided in full prior to
the occupation of the dwellings and apartments; and shall thereafter be retained
to the satisfaction of the Local Planning Authority.
Reason:- In order to secure the satisfactory
development of the site in the interests of visual amenity, and to comply with
Policy BE2 of the Halton Local Plan.
7.
Prior
to the commencement of development, details of the new entrance gate piers
shall be submitted to and agreed in writing with the Local Planning Authority.
Reason:- In the
interests of visual amenity and to protect the historical and architectural
character of the Listed Building and its grounds and to comply with Policy BE10
of the Halton Unitary Development Plan.
8.
Prior to
the commencement of
development, a sample
and full detailed drawings and a detailed specification of the
external finishing materials to be used in the repair, alteration and extension
of the existing buildings that are to be retained, shall
be submitted to and approved in
writing by the
Local Planning Authority.
Reason:- In the interests of visual amenity, and to
comply with Policy BE2 of the Halton Local Plan.
9.
Prior
to the commencement of the development hereby approved details of wheel
cleansing facilities for heavy commercial and site vehicles shall be submitted
for the approval of the Local Planning Authority. Such details as are approved
shall be implemented, maintained and used throughout the construction period of
the development.
Reason:- To ensure that satisfactory measures are in
force so as to alleviate any impact dust and dirt may have on the local
environment, and to comply with Policy BE1 of the Halton Unitary Development
Plan.
10. Prior to commencement of development, the
visibility splays shown on plan 4166/S/L/1 shall be provided. The approved
details shall be maintained at all times to the satisfaction of the Local
Planning Authority.
Reason:- In the interest of highway safety and to
comply with Policies BE1 and TP17 of the Halton Unitary Development Plan.
11. Prior to the commencement of development,
details of the provisions made for barn owls, shall be submitted, together with
details of the timing of the works to the satisfaction of the Local Planning
Authority.
Reason:- In order not to deter the roosting of barn
owls, a species protected by the Wildlife and Countryside Act 1981 and to
comply with Policy GE21 of the Halton Unitary Development Plan.
12. No work on site (including the
pre-construction delivery of equipment or materials) shall commence until the
Local Planning Authority has been notified in writing of the proposed date of
commencement and has confirmed that the protective fencing around the trees has
been erected to its satisfaction.
Reason:- In order to avoid the damage to the trees on
site, in the interests of visual amenity and in accordance with the provisions
of Section 197 of the Town and Country Planning Act 1990.
13. No development shall take place until the
applicant, or his agent or successors in title, has secured the implementation
of a programme of archaeological work in accordance with a written scheme of
investigation which has been submitted by the applicant and approved by the
planning authority.
Reason:- To ensure the proper investigation of the
site due to its historic importance and to comply with Policy BE6 of the Halton
Unitary Development Plan.
14. No development shall take place until full
details of a scheme and programme for the restoration of the pond within the
site, including details of the timing of the works, have been submitted to and
approved in writing by the Local Planning Authority.
Reason:- In the interests of enhancing the habitat and
the amenity value of the pond and to comply with Policy BE1 and BE2 of the
Halton Unitary Development Plan.
15. Before any site works commence, robust
temporary fencing shall be erected to adequately protect all existing trees shown
to be retained. The location and specification of this fencing shall be in
accordance with British Standard 5837 "Trees in relation to
construction".
Reason:- In
order to avoid damage to the trees on the site, in the interests of visual
amenity and in accordance with the provisions of Section 197 of the Town and
Country Planning Act 1990.
16. All roadways within the site shall be to the
width and in the location as shown on the approved plans. There shall be no alterations to the existing
roads, including re-surfacing, until full details of the proposed hard surface
and construction specification have been submitted to and approved in writing
by the Local Planning Authority.
Reason:- In the interests of visual amenity and in accordance with the Council’s,
duty under Section 197 of the Town and Country Planning Act 1990 and in
accordance with Policy BE1 of the Halton Unitary Development Plan as the
construction and alteration of roadways is likely to have an adverse impact on
the trees on the site unless adequately controlled.
17. Within the protective zones surrounding each
tree, as defined by the fencing, there shall be no raising or lowering of
levels, no storage of soil, debris or building materials, no installation of
underground services, kerbing, or any kind of hard surfacing, no passage of
vehicles or any other sort of site activity without prior consultation with the
Council's Tree Officer.
Reason:- In order to avoid damage to the trees on the
site, in the interests of visual amenity
and in accordance with the provisions of Section 197 of the Town and Country
Planning Act 1990.
18. Any tree that suffers serious injury during
the period of construction, or dies within three years of completion of the
development, shall be felled and replaced with a tree (or trees) of suitable
size and species, to the satisfaction of the Local Planning Authority in the
first available planting season thereafter.
Reason:-
To ensure the satisfactory landscaping of the site in the interests of
visual amenity and in accordance with the provisions of Section 197 of the Town
and Country Planning Act 1990.
19. Where it is necessary to install underground
services in proximity to retained trees and the routes are clearly shown on the
approved plans, the work shall be carried out strictly in accordance with NJUG
(National Joint Utilities Group) Guidelines for the planning, installation and
maintenance of utility apparatus in proximity to trees.
Reason:- In order to avoid damage to the trees on the
site, in the interests of visual amenity and in accordance with the provisions
of Section 197 of the Town and Country Planning Act 1990.
20. Where it is necessary to construct hard
surfacing such as paths or driveways in proximity to retained trees and these
are clearly shown on the approved plans, the work shall be carried out in
accordance with Arboricultural Practice Note 12
"Through the trees to development' and supervised on site by a qualified arboriculturalist.
Reason:- In order to avoid damage to the trees on the
site, in the interests of visual amenity and in accordance with the provisions
of Section 197 of the Town and Country Planning Act 1990.
21. Prior
to the occupation of the premises
hereby approved the vehicle access, service and parking areas shall be laid out and
surfaced to the satisfaction of the Local
Planning Authority in accordance
with the approved plans, and shall be retained
at all times thereafter within the curtilage of the site
for use exclusively in connection
with the development hereby approved.
Reason:- To ensure the satisfactory development of the
site in the interests of highway safety, and to comply with Policy BE1 of the
Halton Unitary Development Plan.
22. Notwithstanding the provisions of the Town
and Country Planning General Permitted Development Order 1995 (or any order
revoking and re-enacting that order) no enlargement of a dwelling-house nor the
provision of any building or enclosure within the curtilage of the
dwelling-house, as permitted by Classes A, B, C, D, E, G and H of Part 1 of
Schedule 2 of that Order shall be allowed without the prior written consent of
the Local Planning Authority.
Reason:- In order that the Local Planning Authority
may exercise control over any proposed future extensions or the provision of
any buildings or enclosures in the interests of residential amenity as the
exercise of permitted development rights is likely to reduce private amenity
space below the standard normally considered acceptable by the Local Planning
Authority, and to comply with Policy BE1 and BE10 of the Halton Unitary
Development Plan.
23. Notwithstanding the
provisions of the
Town and Country Planning General Permitted
Development Order 1995 (or any order revoking and re-enacting that order) no hard surfacing
other than that hereby approved, or the erection or construction of a gate, fence, wall or other means of
enclosure, as permitted by Class F of Part 1 of Schedule 2 of that Order shall
be allowed forward of a dwelling-house fronting a highway without the prior written consent of the Local
Planning Authority.
Reason:- In order that the Local Planning Authority
may exercise control over any proposed future hard surfaced areas, or the
erection or construction of a gate, fence, wall or other means of enclosure
forward of a dwelling fronting a highway, which would otherwise constitute
permitted development in the interests of visual amenity, and to comply with
Policy BE1 and BE10 of the Halton Unitary Development Plan.
24. The roof finish of all new development shall
be natural slate and lead unless otherwise agreed in writing with the Local
Planning Authority.
Reason:- In the
interests of visual amenity and to reflect the character of Daresbury Hall and
to comply with Policy BE10 of the Halton Unitary Development Plan.
25. Rainwater goods on all new development shall
be cast metal unless otherwise agreed in writing with the Local Planning
Authority.
Reason:- In the
interests of visual amenity and to reflect the character of Daresbury Hall and
to comply with Policy BE10 of the Halton Unitary Development Plan.
26. Windows on all new development shall be
timber, paint finish and set back from the face of the outer wall by a minimum
of 100mm.
Reason:- In the
interests of visual amenity and to reflect the character of Daresbury Hall and
to comply with Policy BE10 of the Halton Unitary Development Plan.
27. Stone dressings in all new development are
to be natural and not artificial or reconstructed stone.
Reason:- In the
interests of visual amenity and to reflect the character of Daresbury Hall and
to comply with policy BE10 of the Halton Unitary Development Plan.
28. The cobbled surface to the stable courtyard
is to be retained and reinstated in accordance with an approved plan and
specification.
Reason:- In the
interests of visual amenity and to protect the setting of the Listed Buildings
and retain the historical character of the stables and to comply with Policy
BE10 of the Halton Unitary Development Plan.
29. The works shall be carried out in accordance
with the bat survey submitted unless otherwise agreed in writing by the Local
Planning Authority.
Reason: To ensure no damage to wildlife and to comply with Policy GE21 of the
Halton Unitary Development Plan.