Plympton Pathfields, Planning Conditions
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Plymouth
City Council Conditions
98/1329 (Area A&C)
- Conditions applied to garage details; Section 106 Agreement
related to the transfer of land; hard and soft landscaping details including all
surface materials, traffic calming features, street furniture and demarcation of highway;
details of all means of enclosure and screening, including Devon Banks, hedge planting,
stone walls and other boundary treatments; external materials; window details, door and
porch details, details of roof ridges, verges and eaves/soffits, and details of rainwater
goods. Details of the materials to be used in the construction of this footway shall be
submitted to and approved in writing by the Local Planning Authority before work commences
on its construction in the interests of public safety and convenience.
No work shall commence on plots 30 or 31 until the site
frontage to Dark Street Lane has been set back and a 2 metre wide footway constructed
along this frontage. - Details of the vertical alignment and surface water drainage
arrangements for the new street areas shall be submitted to and approved in writing by the
Local Planning Authority before any work commences on site, to ensure that an appropriate
and safe access is provided.
-
- No driveway shall be steeper than 1 in 10 at any point, to
ensure that usable off-street car parking facilities are provided.
- Each dwelling shall be constructed in accordance with its
'preliminary DPC level shown on plan 923:04C [lodged and available to view at Plymouth
City Council Civic Centre 'First Stop'], unless the Local Planning Authority has given its
written agreement to an alternative DPC level, to ensure an acceptable form of development
in relation to adjoining properties and land.
- INFORMATIVE. The Environment Agency advises that any
culverting of a watercourse requires their prior written approval under the terms of the
Land Drainage Act 1991 or Water Resources Act 1991. The Agency advises that it
resists culverting on conservation and other grounds, and consent for such works will not
normally be granted except for access crossings.
- INFORMATIVE. The Council's Technical
Consultancy (Drainage) advises that consultation is required with them in respect of
connection to a public sewer and construction over, or affecting access to, a public
sewer. They also advise that all surface water drainage from car parking areas and
private access roads should pass through a suitable petrol/oil interceptor before
discharging to a public sewer or watercourse.
98/1330 (Area B, watermeadow)
- Standard 5 year commencement condition.
- Conditions related to garage details; hard and soft
landscaping details, including all surfacing materials, traffic calming features, street
furniture, demarcation of highway and the focal point at the junction of the estate access
road to Dark Street Lane; details of all means of enclosure and screening, including Devon
Banks, hedge planting, stone walls and other boundary treatments; external materials;
window details, door and porch details, details of roof ridges, verges and eaves/soffits,
and details of rainwater goods.
- No development shall commence on site until the alterations to
Dark Street Lane shown on the plan 923:04C [lodged and available to view at Plymouth City
Council Civic Centre 'First Stop'] have been completed to the satisfaction of the Local
Planning Authority, in the interests of public safety and convenience.
- None of the dwellings hereby approved shall be occupied until
bus boarders have been provided at the two nearest bus stops in Dark Street Lane, to the
satisfaction of the Local Planning Authority, in the interests of public safety and
convenience.
- Each dwelling shall be constructed in accordance with its
'preliminary DPC level shown on plan 923:04C [lodged and available to view at Plymouth
City Council Civic Centre 'First Stop'], unless the Local Planning Authority has given its
written agreement to an alternative DPC level, to ensure an acceptable form of development
in relation to adjoining properties and land.
- Before development commences on site, information shall be
submitted to and approved in writing by the Local Planning Authority to show that the risk
of flood upstream of the site, demonstrated for a range of flood flows up to and including
the once-in-100 year flood flow, will not be increased as a result of raising ground
levels on the site, to prevent an increase in flood level risk upstream as a result of the
raising of ground levels.
- Ground floor levels must be at least 600mm higher than the
flood water level in the adjoining watercourses with a return period of once in 100
years. Ground levels shall be raised by infilling to at least the flood water level
in the adjoining watercourses with a return period of once in 100 years, to reduce the
flood risk to the development.
- No part of the development hereby approved shall be commenced
until arrangements have been made, to the satisfaction of the Local Planning Authority.
with a bona fide organisation (approved by the Local Planning Authority) to
undertake a programme of archaeological work in accordance with the written scheme which
has been submitted to and approved in writing by the Local Planning Authority, to enable
archaeological assessment in accordance with Planning Policy Guidance 16. [refer to
Plympton Pathfields Preservation Group regarding the archaeological survey].
The dwelling on plot 16 shall not be enlarged at any time.
- INFORMATIVE. The Environment Agency advises:
Replacement of the Longbrook culvert will require the formal
written approval of the Agency under Section 23 of the Water resources Act 1991; similar
consent will be required for the works in the watercourses such as surface water
headwalls, diversions, etc.
Raising ground levels on site to reduce the flood risk to the
development must not be done at the expense of increasing the flood risk upstream by
obstructing out-of-bank flows.
The watercourse within the site should be diverted to the
western [should read eastern] side of the proposed Devon Bank/Hedge; this measure seeks to
retain the watercourse as an open feature that has ecological amenity and aesthetic value,
and will remove any associated maintenance problems that may arise by it flowing through a
garden. The plan and section of the new watercourse should: mirror existing feature,
or; be non-uniform (i.e. with variation in bank slopes and incorporating meanders), or;
include banks with a broken profile to form ledges, thus creating a two-stage channel.
The diverted channel should be of the same area as the
existing, preferably larger. The Agency recommends the relocation of any aquatic
vegetation from the existing channel to the newly excavated feature (their Conservation
Officer will advise if required). The watercourse should be retained as an open
feature and the bank left in an unengineered form; the aesthetic and ecological aspects of
the riverbank can be enhanced by the adoption of positive landscaping measures. The
use of native species is preferable for this, as they tend to have greater conservation
value. The Environment Agency can be contacted on 01208-78301.
- INFORMATIVE. The Council's Technical Consultancy
(Drainage) advises that consultation is required with them in respect of connection to a
public sewer and construction over, or affecting access to, a public sewer - contact N
Taylor (tel. 01752 304238). They also advise that all surface water drainage from
car parking areas and private access roads should pass through a suitable petrol/oil
interceptor before discharging to a public sewer or watercourse.
What
Plymouth City Council have said.....
"We [Local Planning Authority]
would not agree to the raising of dwelling levels if this would result in significantly
higher levels than those stipulated on the plans." Paul
Westrope, Principal Planner, Plymouth City Council, letter dated 21st October 1999.
"The Council will expect no
development to take place before all necessary conditions have been complied
with." Paul Westrope, Principal Planner, Plymouth
City Council, letter dated 21st October 1999.
"The developers are in regular
liaison with Officers of the Council and are fully aware of the requirements of the
conditions attached to the planning permissions which require certain works to be carried
out in advance of development on site commencing. In the event of development
commencing prematurely, the matter would of course be re-assessed and appropriate action
taken which could include the serving of a Breach of Condition Notice or Enforcement
Notice. I confirm that the Section 106 Agreement was signed prior to outline
planning permission reference 1848/89 being issued in November 1998. The remaining
Pathfields land is to be offered to the City Council two weeks after the commencement of
development on site." Paul Westrope, Principal
Planner, Plymouth City Council, letter dated 2nd June 2000.
Pathfields Preservation Group note
- Beazer Homes have confirmed to Plymouth City Council that construction work began on
Monday 7th August 2000 without the Council's knowledge. This means that legal
proceedings to secure the adjacent 7 acres of land to be owned by Plymouth City Council
should begin on Monday 21st August 2000 - this is likely to take several months to
complete.
Environment
Agency Conditions
98/1329 (Area A&C)
- The existing Section 106 agreement on this site shall still
apply. This requires a sum to be paid to the Environment Agency for improving the
river channel downstream [£30,000], to improve the river channel flow capacity.
- Ground floor levels must be at least 600mm higher than the
flood water level in the adjoining watercourses with a return period of once in 100 years,
to reduce the risk of flooding in buildings.
- INFORMATIVES: Any culverting of a watercourse requires the
prior written approval of the Agency under the terms of the Land Drainage Act 1991 or
Water resources Act 1991. The Agency resists culverting on conservation and other
grounds, and consent for such works will not normally be granted except for access
crossing.
98/1330 (Area B, watermeadow)
- The applicant must satisfy the Local Planning Authority that
the flood risk upstream of the site is not increased as a result of raising ground levels
on the site. This must be demonstrated for a range of flood flows up to and
including the once-in-100 year flood flow, to prevent an increase in flood risk upstream
as a result of the raising of ground levels.
- Ground floor levels must be at least 600mm higher than the
floodwater levels in the adjoining watercourse with a return period of once in 100 years,
to reduce the flood risk to the development.
- The watercourses within the application site should be
diverted to the western [should read eastern] side of the proposed Devon bank/hedge.
This measure seeks to retain the watercourse as an open feature that has ecological
amenity and aesthetic value. It will also remove any associated maintenance problems
that may arise by it flowing through a garden.
- The plan and section of the new watercourse should:
- Mirror existing feature, or
- Be non-uniform (i.e. with variation in bank slopes and
incorporating meanders), or
- Include banks with a broken profile to form ledges, thus
creating a two-stage channel.
The diverted channel should be of the same area as the
existing, preferably larger. We recommend the relocation of aquatic vegetation from
the existing channel to the newly excavated feature. Our [Environment Agency]
Conservation officer is available for advice if required.
As there is no significant nature conservation value in the
bank top vegetation adjacent to the watercourse, we cannot justify requesting our normal 7
metre 'buffer zone' alongside the watercourse at this site.
However, we wish to see the watercourse retained as an open
feature and the bank left in an unengineered form, and would look favourably on any
attempt made by the developer/landowner to enhance the aesthetic and ecological aspects of
the river bank by the adoption of positive landscaping measures. The use of native
species is preferable for this, as they tend to have a greater conservation value.
What
the Environment Agency have said.....
"This site lies in the floodplain of the
Longbrook. We would normally object to development in the floodplain but we understand the
site has an existing valid planning approval which could be implemented if this current
application is refused.
If this is the case we prefer not to object
to this application on floodplain grounds but to ask for certain conditions to be applied
to any approval.
The Longbrook is already culverted through
the site. The proposal to replace the culverting will require the formal written
approval of the Environment Agency under Section 23 of the Water Resources Act 1991.
Similar consent will be required for other works on the watercourses such as surface water
headwalls, diversions etc.
Raising ground levels on the site to
reduce the flood risk to the development must not be done at the expense of increasing the
flood risk upstream by obstructing out-of-bank flows." Judith
Hill, Planning Liaison Team Leader, Environment Agency, Bodmin, letter to Plymouth City
Council 4th August 1999.
