RIBBLE VALLEY BOROUGH COUNCIL

APPROVAL OF RESERVED MATTERS CONTINUED

APPLICATION NO. 3/2016/0324 DECISION DATE: 08 March 2017

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RIBBLE VALLEY BOROUGH COUNCIL
Department of Development
Council Offices, Church Walk, Clitheroe, Lancashire, BB7 2RA
Telephone: 01200 425111 / Fax: 01200 414488 / Planning Fax: 01200 414487
Town and Country Planning Act 1990
APPROVAL OF RESERVED MATTERS
APPLICATION NO: / 3/2016/0324
DECISION DATE: / 08 March 2017
DATE RECEIVED: / 13/04/2016
PARTICULARS OF PLANNING PERMISSION RESERVING DETAILS FOR APPROVAL
APPLICATION NO:
APPLICANT: / AGENT:
Taylor Wimpey Manchester
1 Lumsdale Road
Stretford
Manchester
M32 0UT / Mr Richard Barton
HOW Planning LLP
40 Peter Street
Manchester
M2 5GP
Development Proposed: / Phase 01 Reserved Matters application (access, layout, scale, external appearance and landscaping) for the erection of 229 dwellings pursuant to outline consent 3/2015/0895.
AT: / Land at Pendle Road Clitheroe
Ribble Valley Borough Council hereby give notice that approval has been granted in respect of details referred to above for the purposes of the conditions imposed on the grant of planning permission referred to above and subject to the following condition(s):
1 / Unless explicitly required by condition within this consent, the development hereby permitted shall be carried out in complete accordance with the proposals as detailed on drawings:
Documentation:
Energy Report - Award Energy - April 2016
Design and Access Statement - Rev: E
Design Code - Rev: D
Landscape Design Statement - Rev: C
Layout Details:
TW/PRC/PSL/01 - Rev: X - Proposed Planning Layout - B&W
TW/PRC/PSCL/01 - Rev: A - Proposed Planning Layout - Colour
TW/PRC/ML/05 - Rev: A - Proposed Materials Layout
TW/PRC/BTP/04 - Rev: B - Proposed Boundary Treatments Layout
TW/PRC/WM/02 - Rev: A - Proposed Waste Management Layout
TW/PRC/SH/03 - Rev: A - Proposed Storey Heights Layout
TW/PRC/CA/01 0 - Proposed Character Areas
TW/PRC/AHP/01 - Adopted Highways Plan
/Continued………….
1 Cont/.. / Dwelling Types:
16176 (Fe) 101-1B - Rev: B - PA24 (Lanes)
16176 (Fe) 102-1B - Rev: B - PB35 (Lanes)
16176 (Fe) 102-2B - Rev: B - PB35 (Village)
16176 (Fe) 103-1B - Rev: B - PT38 (Lanes)
16176 (Fe) 103-2B - Rev: B - PT38 (Village)
16176 (Fe) 104-1B - Rev: B - PA30 (Lanes)
16176 (Fe) 104-2 - PA30 (Village)
16176 (Fe) 106-1B - Rev: B - PA411 (Lanes)
16176 (Fe) 106-3B - Rev: B - PA411 (Development Edge)
16176 (Fe) 106-4 - PA411 (Village)
16176 (Fe) 107-1B - Rev: B - PD412 (Lanes)
16176 (Fe) 107-2B - Rev: B - PD412 (Village)
16176 (Fe) 107-3A - Rev: A - PD412 (Development Edge)
16176 (Fe) 108-1B V1 - Rev: B - PA42 V1 (Lanes)
16176 (Fe) 108-1B V2 - Rev: B - PA42 V2 (Lanes)
16176 (Fe) 108-2B - Rev: B - PA42 (Village)
16176 (Fe) 108-3B - Rev: B - PA42 (Development Edge)
16176 (Fe) 109-1B - Rev: B - PT42 (Lanes)
16176 (Fe) 109-2B V1 - Rev: B - PT42 V1 (Village)
16176 (Fe) 109-2B V2 - Rev: B - PT42 V2 (Village
16176 (Fe) 109-3 - PT42 (Development edge)
16176 (Fe) 110-2B - Rev: B - PT43 (Village)
16176 (Fe) 110-3B- Rev: B - PT43 (Development Edge)
16176 (Fe) 111-1B- Rev: B - PT44 (Lanes)
16176 (Fe) 111-2B V1- Rev: B - PT44 V1 (Village)
16176 (Fe) 111-2B V2- Rev: B - PT44 V2 (Village)
16176 (Fe) 111-3B- Rev: B - PT44 (Development Edge)
16176 (Fe) 112-2B- Rev: B - PA48 (Village)
16176 (Fe) 112-3B- Rev: B - PA48 (Development Edge)
16176 (Fe) 112-4 - PA48 (Lanes)
16176 (Fe) 114-1B- Rev: B - PT310 (Lanes)
16176 (Fe) 114-2B- Rev: B - PT310 (Village)
16176 (Fe) 114-3B- Rev: B - PT310 (Development Edge)
16176 (Fe) 115-1A- Rev: A - PA34 (Lanes)
16176 (Fe) 115-2A- Rev: A - PA34 (Village)
16176 (Fe) 115-3A- Rev: A - PA34 (Development Edge)
16176 (Fe) 118-1A- Rev: A - SA22 (Lanes)
16176 (Fe) 119-1A- Rev: A - Type M Bungalow (Lanes)
16176 (Fe) 119-2 - Type 1 Bungalow (Development Edge)
16176 (Fe) 119-3 - Type 1 Bungalow (Lanes)
16176 (Fe) 119-3A- Rev: A - Type M Bungalow (Development Edge)
16176 (Fe) 130 - Apartment Block A (Village)
16176 (Fe) 131 - Apartment Block B (Village
/Continued………….
1 Cont/.. / Landscaping Details:
101 - Rev: E - Tree Retention Removal Plan 1 of 2
102 - Rev: E - Tree Retention Removal Plan 2 of 2
103 - Rev: H - Landscape Layout 1 of 2
104 - Rev: H - Landscape Layout 2 of 2
105 - Rev: B - Play Area Landscape Design
108 - Rev: E - Public Art Plan 1 of 2
109 - Detention Basin Landscape Proposal
110 - Rev: E - Public Art Plan 2 of 2
111 - Rev: A - Indicative Cross Section
201 - Rev: C - Planting Plan 1 of 6
202 - Rev: C - Planting Plan 2 of 6
203 - Rev: C - Planting Plan 3 of 6
204 - Rev: C - Planting Plan 4 of 6
205 - Rev: C - Planting Plan 5 of 6
206 - Rev: C - Planting Plan 6 of 6
Site Details:
TW/PRC/HT/Gar/7 - Proposed Bin & Cycle Store
TW/PRC/HT/Gar/1 - Single garage - Side gable plan & elevation
300-GD-NS-01 - Double shared garage - Non-standard side gable
300-GD-10 - Double shared garage - Staggered side gable
TW/RPC/HT/GAR/3 - Double garage - Standard
TW/PRC/SS/01 - Existing Site Section
TW/PRC/SS/02 - Rev: A - Proposed Site Section
TW/PRC/BT/01 - Rev: C - Boundary treatment details
TW/PRC/ESL/06 0 - Existing Slab Level Survey
6263/07-1- Rev: E - Proposed External Works - Sheet 1 of 3
6273/07-2- Rev: E - Proposed External Works - Sheet 2 of 3
6273/07-3- Rev: E - Proposed External Works - Sheet 3 of 3
Reason: For the avoidance of doubt since the proposal was the subject of agreed design improvements/amendments and to clarify which plans are relevant to the consent.
2 / Notwithstanding the submitted details, precise specifications or samples of all external surfaces including, door/window surrounds and window/door framing materials, fascia/barge boards and roofing/ridge materials including their colour and texture shall have been submitted to and approved by the Local Planning Authority before their use in the proposed development.
Reason: In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality in accordance with Policy DMG1 of the Ribble Valley Core Strategy.
/Continued………….
3 / Prior to their installation, the design and position of all external meter boxes shall be submitted to and agreed in writing by the Local planning Authority, for the avoidance of doubt the details shall indicate that no meter boxes will be located on the primary elevations of the proposed dwellings or on locations that that are afforded a high level of visibility upon the streetscene. The development shall be carried out in strict accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.
Reason: In order that the Local Planning Authority may ensure that the detailed design of the proposal is appropriate to the locality and results in acceptable standard of appearance in accordance with Policy DMG1 of the Ribble Valley Core Strategy.
4 / The landscaping proposals hereby approved shall be implemented in the first planting season following occupation or use of the development unless otherwise required by the reports above, whether in whole or part and shall be maintained thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. This maintenance shall include the replacement of any tree or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.
Reason: To ensure the proposal is satisfactorily landscaped and appropriate to the locality in accordance with Policy DMG1 of the Ribble Valley Core Strategy.
5 / Foul and surface water shall be drained on separate systems.
Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with Policy DME6 of the Ribble Valley Core Strategy.
6 / The drainage for the development hereby approved, shall be carried out in accordance with principles set out in the submitted Preliminary Phase 1 Drainage Layout 6263/SK02/ Rev E For the avoidance of doubt and unless otherwise agreed in writing by the Local Planning Authority, surface water must drain at existing greenfield runoff rates. No surface water will be permitted to drain directly or indirectly into the public sewer. The development shall be completed in accordance with the approved details.
Reason: To ensure a satisfactory form of development and to prevent an undue increase in surface water run-off and to reduce the risk of flooding in accordance with Policy DME6 of the Ribble Valley Core Strategy.
/Continued………….
7 / Prior to the commencement of the development a sustainable drainage management and maintenance plan for the lifetime of the development shall be submitted to the Local Planning
authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum:
a. The arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a Resident's Management Company; and
b. Arrangements concerning appropriate funding mechanisms for its ongoing maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as ongoing inspections relating to performance and asset condition assessments, operation costs, regular maintenance, remedial woks and irregular maintenance caused by less sustainable limited life assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.
The development shall subsequently be completed, maintained and managed in accordance with the approved plan.
Reason: To manage flooding and pollution and to ensure that a managing body is in place for the sustainable drainage system and there is funding and maintenance mechanism for the lifetime of the development in accordance with Policy DME6 of the Ribble Valley Core Strategy.
8 / The garage(s) hereby approved shall be kept available for the parking of vehicles ancillary to the enjoyment of the household(s) and shall not be used for any use that would preclude the ability for their use for the parking of private motor vehicles, whether or not permitted by the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any order amending or revoking and re-enacting that order.
Reason: To ensure to ensure that adequate parking provision is retained on site that limits the visual impact of the parked motor-vehicle upon the street scene/area in accordance with Policy DMG1 of the Ribble Valley Core Strategy.
9 / Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or any Order revoking and re-enacting that Order, the dwelling hereby permitted shall not be altered or extended, no new windows shall be inserted, no alterations to the roof shall be undertaken and no buildings or structures shall be erected within the curtilage of the dwellings hereby approved unless planning permission has first been granted by the Local Planning Authority.
Reason: To enable the Local Planning Authority to exercise control over development which could materially harm the character and visual amenities of the immediate area in accordance with Policy DMG1 of the Ribble Valley Core Strategy.
/Continued………….
10 / A minimum 8 metre vegetated buffer zone between Pendleton Brook and the proposed development and a minimum 5 metre wide vegetated buffer zone between every other watercourse/ditch and the proposed development shall be retained as part of the development. The buffer zones shall be measured from the top of the bank of the watercourse and shall be free of structures, hard standing and fences and it shall be planted with locally native plant species of UK genetic provenance. Domestic gardens shall not be incorporated into the buffer zones in order to avoid problems such as fragmentation of the buffer by fencing; the placing of garden rubbish near the bank; the introduction of non-native species into the buffer; and pressure for inappropriate bank retention works.
Reason To maintain the character of the watercourse and provide undisturbed refuges for wildlife using the river corridor in accordance with Policies DME6 and DME3 of the Ribble Valley Core Strategy.
Note(s)
1 / For rights of appeal in respect of any condition(s)/or reason(s) attached to the permission see the attached notes.
2 / The applicant is advised that should there be any deviation from the approved plan the Local Planning Authority must be informed. It is therefore vital that any future Building Regulation application must comply with the approved planning application.
3 / The Local Planning Authority operates a pre-planning application advice service which applicants are encouraged to use. Whether or not this was used, the Local Planning Authority has endeavoured to work proactively and positively to resolve issues and considered the imposition of appropriate conditions and amendments to the application to deliver a sustainable form of development.
4 / The applicant’s attention is drawn to the conditions attached to outline consent 3/2015/0895 which remain applicable and may require discharge prior to the commencement of development/works on site.
JOHN HEAP
DIRECTOR OF COMMUNITY SERVICES

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