Cyngor Sir CEREDIGION County Council Huw Williams Pennaeth
y Gwasanaethau
Ffordd o Fyw /
Head of lifestyle Services Neuadd
Cyngor Ceredigion,
Penmorfa,
Aberaeron,
SA46 OPA
www.rorcdlgion.gov.uk
PLANNING DECISION Town and Country Planning Act 1990
OUTLINE PLANNING PERMISSION Applicant:
Agent
Cymdeithas Tai Cantref c/o Agent
Part 1 - Particulars of application Date of application 11/02/2014
Mr O Roberts Geraint John Planning Ltd Sophia House . 28 Cathedral Road CARDIFF CF11 9LJ
Application No.
A140117
Particulars and location of development Proposed mixed affordable and open market residential re-development, including demolition of existing buildings and associated access, parking, infrastructure, landscaping, and other ancillary works (Amlinellol/Outline) Plas Morolwg, Pen Yr Angor, Aberystwyth Grid reference:
258129
280949
Part 2 - Particulars of decision Cyngor Sir Ceredigion hereby give notice in pursuance of the provisions of the Town and Country Planning Act 1990 that OUTLINE PLANNING PERMISSION HAS BEEN GRANTED for the carrying out of the development referred to in Part 1 hereof in accordance with the application and plans submitted subject to the following conditions:1.
The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is the later.
2.
The development hereby permitted shall be carried out only in accordance with detailed drawings (hereinafter called lithe reserved matters") the approval of which shall be gained from the Local Planning Authority before development is begun. Such detailed drawings shall show: a) the design and external appearance of the proposed buildings; b) their siting and layout; c) the materials of which they are to be constructed; d) the means of access from public highways and areas for vehicle parking; e) the arrangements for landscaping the site, inclusive of surface treatments, providing details of all planted areas and the number and species to be provided.
Application num ber A 140117 continued:
3.
Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this permission.
4.
Before the development is brought into use, a scheme for the provision of a pedestrian / cycle / wheelchair link to the site from the existing footway adjacent to the nearby property known as Awelon on Penyrangor Road shall be submitted to and approved by the Local Planning Authority. The approved scheme chall be implemented before first occupation of any residential unit.
5.
Details of the proposed arrangements for future management and maintenance of the proposed estate road, turning areas and footways within the development shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Authority. The estate road shall be maintained in accordance with the approved management and maintenace details.
6.
Foul water and surface water discharges must be drained separately from the site.
7.
No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system, unless otherwise approved in writing by the Local Planning Authority.
8.
Land drainage run-off shall not be permitted to discharge, either directly or indirectly, into the public sewerage system.
9.
A Landscape Visual Impact Assessment shall be submitted with any application for reserved matters. The assessment shall consider the design and implications of the proposed buildings on the landscape of the area.
10.
The development hereby permitted shall not be commenced until such time as a scheme to dispose of surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved.
11.
Permeable paving or gravel/pebble shall be used for any proposed drives, turning and parking areas, patios and garden paths to reduce the impact of the development on the natural environment in response to the Technical Advice Note TAN 15.
12.
The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul water has been submitted to and approved in writing by the Local Planning Authority. The scheme-shall be implemented as approved.
13.
No development approved by this permission shall be commenced until a Method Statement detailing all necessary pollution prevention measures for the construction phase of the development is submitted to and approved in writing by the Local Planning Authority.
14.
The owner / developer shall layout and set aside an area of communal . accessible natural green space and equipped natural play space to be maintained as such either by the owners / managers of the buildings. Details of the provision shall be submitted as part of the application for reserved matters.
15.
No demolition work shall be undertaken other than within the hours of 08:00 to 17:00 Monday to Friday and 08:00 to 13:00 on Saturday only.
16.
The development shall provide spaces for bats, house martins, house sparrows and swifts. The details of how these spaces will be accommodated within the design of the new development are to be agreed in writing with the LPA before development commences.
Application number A140117 continued:
17.
Any exterior security or decorative lights shall be less than 3 m from the ground, and fitted with hoods to direct the light below the horizontal plane, at an angle of less than seventy degrees, and shall not be fixed to, or directed at bat roost access points or gables or eaves. Lighting must be less than 3 lux at ground level and no light splay along building, eaves or roof or adjacent gardens.
18.
If bats are encountered during works then work should stop immediately and NRW should be contacted immediately.
19.
If birds are creating or using nests on either building and/or other effected structure before or during works then works must stop until the bird breeding season is completed or they have left the nest and there is no evidence of them returning.
Reasons: 1, 2, 3.
To ensure compliance with Section 92(2) of the Town and Country Planning Act 1990.
4, 5.
In the interest of road user safety, and the free flow of traffic. To secure provision of adequate means of access to serve the development and to encourage walking, cycling and the use of public transport as alternatives to use of private cars. To ensure satisfactory development of the site and to ensure the estate road is managed and maintained therefater to a suitable and safe standard.
6.
To protect the integrity of the public sewerage system.
7.
To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.
8.
To prevent hydraulic overload of the public sewerage system and pollution of the environment.
9.
In order to assess the likely impact of the development on the immediate landscape of the area.
10.
To prevent the increased risk of flooding and to improve and protect water quality and prevent any potential deterioration in Water Framework Directive Classification.
11 .
To prevent the increased risk of flooding and to prevent any deterioration in water quality. .
12.
To protect water quality and prevent any deterioration in water quality and any potential deterioration in Water Framework Directive Classification.
13.
To protect water quality and prevent any potential deterioration in Water Framework Directive Classification.
14.
In the interest of providing open space in association with the development.
15.
In order to safeguard the amenities of neighbouring properties.
16.
To provide enhancements for bats and birds and mitigate for the loss of potential roosts and nest sites on the existing buildings.
17.
To maintain the current Continuing Ecological Functionality for European Protected Species (bats) potentially using the area.
18.
To prevent effects on European Protected Species (bats) potentially using the area.
19.
To prevent effects to breeding birds.
Application number A140117 continued:
NOTES TO APPLICANT: The comments of the Head of Assets and Transportation Services, Natural Resources Wales and Dŵr Cymru / Welsh Water are set out below. The Local Planning Authority would expect any development to be designed with these requirements in mind and will use them in assessment of any application for reserved matters. The internal estate road(s) shall be designed and laid out in accordance with the 'All Wales Estate Development Highways Design Guide' and to the requirements of the Director of Highways, Property and Works of Cyngor Sir Ceredigion. (NB. The scheme should be laid out and constructed in accordance with the All Wales Estate Development Highways Design Guide, suitable for adoption purposes by the Local Planning Authority, in accordance with the requisite standards applicable under Section 38 of the Highways Act 1980 and should incorporate a turning head to allow for a refuse vehicle to turn around.) Improved visibility splays at the junction of the estate road with Penyrangor Road shall be provided to the satisfaction of the Local Planning Authority before the proposed development is brought into use. (NB. In-line with Manual for Streets, visibility splays measuring 2.4m (min 'x' distance) by 25m (min y' distance for speeds in the region of 20mph) should be provided; the height within the visibility envelope shall be measured at 1.05m (height above road level) at the 'x' distance point, to 0.26m (height above road level) at the 25m 'y' distance points on the nearside carriageway edge). The access road, visibility splays and turning area shall be substantially completed and available for use before building operations commence. Prior to the first occupation of the development hereby permitted the proposed onsite car and cycle parking areas shall be laid out, surfaced" drained and demarcated in accordance with approved plan(s) and retained thereafter available for that specific use. The development shall include any necessary adjustment of any public utilities apparatus, highway drains, street lights, traffic signs or road markings arising from the works, that may include the full cost of introducing any traffic order at the developers expense. (N.B. All works within highway limits have to be supervised. and carried out by persons qualified to do so by the Secretary of State under The New Roads & Street Works Act 1991). All incidental works within the highway limits shall be carried out to the Local Planning Authority's satisfaction. The access shall be constructed and drained to the satisfaction of the Local Planning Authority before any other operations commence. Surface water shall be trapped and disposed of so as not to flow from/on to the adjoining highway. No surface water from any part of the development shall be connected into the existing highway surface water drain. The proposed soakaway shall be set back at least 6m from the adjoining highway. Provision shall be made for parking and turning vehicles in accordance with plans approved by the Local Planning Authority.
Application number A140117 continued:
The proposed parking facilities shall be completed before the development is brought into use. The Method Statement as recommended by Natural Resources Wales shall identify the following as a minimum:·Storage facilities for all fuels, oils and chemicals. ·Details on any water features on the site and how they will be protected. ·Details of surface water drainage arrangements to be installed to intercept and treat contaminated surface water run-off. ·Details of measures to ensure no polluting discharge from disturbed areas. ·Details of the nature, type and quantity of materials to be imported on to the site. ·Measures for dealing with any contaminated material (demolition waste or excavated waste). ·Details on waste types that will be produced and how they will be managed. ·Details on any invasive species on site and how they will be managed. -ldentiflcation of any buried services, such as foul sewers, so that they are protected. -Details of emergency contacts, for example Natural Resources Wales' Pollution hotline 0800 807 060. The Method Statement should then be efficiently communicated to all contractors and sub-contractors (for example, via toolbox talks) and any deficiencies rectified immediately The proposed development is crossed by a public sewer with the approximate position being marked on the attached Statutory Public Sewer Record. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. No part of the building will be permitted within 3 metres either side of the centreline of the public sewer.
Date:
07 October 2014
Neuadd Cyngor Ceredigion, Penmorfa, Aberaeron, Ceredigion, SA460PA
Huw Williamsr Pennaeth y Gwasanaethau Ffordd o Fyw Head of Lifestyle Services
The development plan covering Ceredigion is the Local Development Plan 2007 2022 (LOP). The following LOP policies were relevant to the consideration of this application. DM06
High Quality Design and Placemaking
DM15
Local Biodiversity Conservation
LU02
Requirements Regarding All Residential Developments
LU04
Meeting a Range of Housing Needs
LU08
Replacement of Existing Dwellings
Application number A140117 continued:
S01
Sustainable Growth
S02
Development in Urban Service Centres (USCs)
S05
Affordable Housing
Note: This permission refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment byelaw, order or regulation.
Appeals to The National Assembly for Wales If you are aggrieved by the decision of your local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the National Assembly for Wales under section 78 of the Town and Country Planning Act 1990. If you want to appeal, then you must do so within six months of the date of this notice, using a form which you can get from the Planning Inspectorate at Cathays Park, Cardiff. CF1 3NQ. The National Assembly for Wales can allow a longer period for giving notice of appeal, but it will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal. The National Assembly for Wales need not consider an appeal if it seems to it that the local planning authority cound not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of the development order and to any other directions given under a development order. In practice, the National Assembly for Wales does not refuse to consider appeals solely because the local planning authority based their decision on a direction given by it.
Purchase notices If either the local planning authority or the National Assembly for Wales refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted. In these circumstances, the owner may serve a purchase notice on the County Council in whose area the land is situated. This notice will require the Council to purchase his interest in the land in accordance with the provisions of Part IV of the Town and Country Planning Act 1990.
Compensation In certain circumstances compensation may be claimed from the local planning authority if permission is refused or granted subject to conditions by the National Assembly for Wales on appeal or on reference of the application to him. These circumstances are set out in section 114 and related provisions of the Town and Country Planning Act 1990.
