Agenda item

Proposal:	Flood alleviation scheme
Location:	Land off Tull Way, Thatcham
Applicant:	Highways and Transport Department, West Berkshire Council
Recommendation:	To DELEGATE to the Head of Planning and Countryside to GRANT planning permission

 

(Councillor Pick declared that he had been lobbied on Agenda Item 4(2).)

1.       The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 15/03196/COMIND in respect of a flood alleviation scheme at land off Tull Way, Thatcham.

2.       In accordance with the Council’s Constitution, Councillor Richard Crumly, adjoining Parish Council representative, and Councillor Garth Simpson, Ward Member, addressed the Committee on this application.

3.       Derek Carnegie introduced the report to Members, which took account of all the relevant policy and other material considerations.  It had been brought to Committee as it was a major application that had been submitted by West Berkshire Council.  The area had been flooded in 2007 and the application was a resubmission of a previous permission with some amendments.  These related to a proposed access via a field to the north, parking for inspection vehicles after construction and a change to the materials for the headwall and wingwall within the bund.  

4.       The Update Report referred to the fact that the appellant wished to provide sheep netting and had therefore provided amended plans on the location and type of badger gate.

5.       In conclusion, the report stated that the proposal was acceptable and conditional approval was justifiable.  Therefore, officers recommended that the Committee grant planning permission subject to the inclusion of the additional conditions.

6.       Councillor Howard Bairstow asked if sheep would be able to climb up the slope to which Derek Carnegie responded that he was unable to provide a clear answer and would refer this to the appropriate officer.

7.       Councillor Garth Simpson referred to a condition relating to a requirement for wildflower grass planting and he questioned why this was required.  Derek Carnegie advised that he would clarify this with the case officer.

8.       Councillor Richard Crumly in addressing the Committee raised the following points:

·     Thatcham Town Council would benefit from the bund and gave its support to this application and the original one.

·     Florence Gardens had been flooded in 2007 and again in 2008.

9.       Councillor Garth Simpson in addressing the Committee raised the following points:

·     The amendment to the original allocation would provide improved access.

·     The public benefit was clear and most welcome.

·     The bund would be a large structure and visible to car users and some residents.

·     The landscaping would do much to soften the impact of the structure and he had no hesitation in recommending approval of the planning application.

10.   After considering the above application Councillor Anthony Pick proposed acceptance of the proposal which was seconded by Councillor Jeff Beck.

11.   Councillor Hooker invited the Committee to vote on the proposal of Councillor Pick, as seconded by Councillor Beck to accept Officers’ recommendation.  At the vote this was carried.

12.   RESOLVED that the Head of Planning and Countryside be authorised to grant planning permission subject to the following conditions:

 

13.   Conditions:

Time Limit

 

1.    The development shall be started within three years from the date of this permission and implemented strictly in accordance with the approved plans.

 

Reason:   To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004); to enable the Local Planning Authority to review the desirability of the development should it not be started within a reasonable time.

 

Plans

 

2.   The development hereby permitted shall be carried out in accordance with drawing numbers:

  3189-GA-100 Rev H, 3189-GA-01 Rev H and 81561-LD51-004 received on 17 February 2016;3189-SD-101 Rev G received on 20 January 2017; WBC/118/8K1/Rev E received on 11 July 2016;3189-ATR-01 Rev F,  3189-ATR-02 Rev E, 3189-ATR-03 Rev E, 3189-ATR-04 Rev E, 3189-GA-02 Rev F, 3189-GA-03 Rev E, 3189-RP-100 Rev E, 3189-RP-101 Rev E, 3189-RP-102 Rev D, 3189-SD-100 Rev D, 3189-SD-102 Rev D received on 28 August 2016; 3189-RP-01 Rev G and 3189-RP-02 Rev B received on 2 December 2015;

Geotechnical Interpretative Report by Geo Environmental Services received on 20 November 2015;

Geotechnical Lab Test Results Summary, documents GE10924-App6-1, GE10924 EWKSPEC and email received on 19 April 2016;

Cotswold Archaeology project ref 77022 received on 22 February 2016.

 

Reason:  To ensure that the development is carried out in accordance with the submitted details assessed against Policies ADPP1, ADPP2, ADPP3, CS13, CS14, CS16, CS17, CS18 and CS19 of the West Berkshire Core Strategy 2006 – 2026, TRANS.1 and OVS.5 of the West Berkshire District Local Plan Saved Policies 2007, the National Planning Policy Framework, and the Wildlife and Countryside Act 1981 (as amended) should it not be started within a reasonable time.

 

Access Construction

 

3.   As a first development operation the western access at Tull Way shall be constructed in accordance with the approved drawing 3189-ATR-03 Rev E received on 23 August 2016. The access at the site shall not be brought into use for construction until give way markings have been implemented across the entire access for the temporarily widened access during construction.

 

Reason: In the interest of road safety.  This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policy CS13 of the West Berkshire Core Strategy 2006-2026.

 

Construction Method Statement

 

4.   The development shall be carried out in accordance with the approved revised Technical Note and the revised Construction Method Statement received on 20 January 2017.  These documents provide for:

 

The parking of vehicles of site operatives and visitors;

Loading and unloading of plant and materials;

Storage of plant and materials used in constructing the development;

The erection and maintenance of security hoarding;

Wheel washing facilities;

Measures to control the emission of dust and dirt during construction.

 

Reason: To safeguard the amenity of adjoining land uses and occupiers and in the interests of highway safety.  This condition is imposed in accordance with the National Planning Policy Framework 2012, Policies CS5 and CS13 of the West Berkshire Core Strategy 2006-2026, Policy TRANS.1 of the West Berkshire District Local Plan Saved Policies 2007.

 

Materials

 

5.   Unless otherwise agreed in writing with the Local Planning Authority, the materials to be used in the development hereby permitted shall be as specified on the plans and supporting documents unless otherwise agreed in writing with the Local Planning Authority. The headwall and wingwall concrete finish shall be as per drawing 3189-SD-101 Rev G received on 20 January 2017. The bund shall be constructed in accordance with the details submitted within documents: Geotechnical Interpretative Report by Geo Environmental Services received on 20 November 2015; Geotechnical Lab Test Results Summary, documents GE10924-App6-1, GE10924 EWKSPEC and email received on 19 April 2016.

 

Reason: To ensure that the materials respond to local character and do not impact features of special interest for which the River Kennet Site of Special Scientific Interest is notified.  This condition is imposed in accordance with the National Planning Policy Framework 2012, Policies CS14, CS17, and CS 19 of the West Berkshire Core Strategy 2006-2026, and the Wildlife and Countryside Act 1981 (as amended).

 

Set Back of Gates

 

6.   Any gates to be provided at accesses where vehicles will enter or leave the site, shall open away from the adjoining highway and be set back a distance of at least five metres from the edge of the highway.

 

Reason: In the interest of road safety and to ensure that vehicles can be driven off the highway before the gates are opened.  This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policy CS13 of the West Berkshire Core Strategy 2006-2026.

 

Visibility Splays

 

7.    The use shall not commence until the visibility splays at both accesses on Tull Way have been provided in accordance with drawing number 3189-GA-100 Rev G received on 20 January 2017. The land within these visibility splays shall thereafter be kept free of all obstructions to visibility over a height of one metre above the carriageway level.

 

Reason: In the interests of road safety.  This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policy CS13 of the West Berkshire Core Strategy 2006-2026.

 

Parking Provision

 

8.   The vehicle parking and turning spaces shown on approved drawing number 3189-GA-100 Rev G received on 20 January 2017 shall be provided within four weeks of the bund becoming operational.  The parking and turning space shall thereafter be kept available for parking at all times.

 

Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework 2012, Policy CS13 of the West Berkshire Core Strategy 2006-2026 and Policy TRANS1 of the West Berkshire District Local Plan Saved Policies 2007.

 

Landscaping

 

9.   The hard and soft landscaping as detailed on drawing number WBC/118/SK1/RevE received on 11 July 2016 shall be implemented in full within the first planting season following the completion of the development.  Any trees, shrubs or plants that die or become seriously damaged within five years of the completion of the development shall be replaced in the next planting season by plants of the same size and species.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping and enhance the biodiversity of the area.  This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policies CS14, CS17 and CS19 of the West Berkshire Core Strategy 2006-2026.

 

Vegetation removal

 

10. No vegetation to be removed during the bird nesting season (1^st March – 30^th September) unless a report has been submitted and approved by the Local Planning Authority that shows there are no breeding birds present. Vegetation removal will be undertaken within 5 days of such approval.

 

Reason: To ensure the protection of species protected by law and to accord with Policy CS17 of the West Berkshire Core Strategy 2006-2026 and the National Planning Policy Framework 2012.

 

No Steep Sided Holes

 

11.  During the construction period no steep sided holes will be left over night without either being covered or having a means of escape such as the insertion of a scaffold plank in the hole.

 

Reason: To ensure the protection of species protected by law and to accord with Policy CS17 of the West Berkshire Core Strategy 2006-2026 and the National Planning Policy Framework 2012.

 

Sheep Netting and Badger Gate

 

12. The badger gate identified on drawings 3189-GA-100-H, 3189-GA-01-H and 81561-LD51-004 received on 17 February 2017 shall be installed next to the footpath on the line of the badger run prior to the completion and first use of the development hereby approved. No sheep netting shall be attached to site fencing until the badger gate has been installed.

 

Reason: To ensure the protection of species protected by law and to accord with Policy CS17 of the West Berkshire Core Strategy 2006-2026 and the National Planning Policy Framework 2012.

 

Boundary treatments

 

13. No operation of the development shall take place until the boundary treatments shown on drawing number WBC/118/SK1/RevE received on 11 July 2016 and 3189-RP-01 Rev G received on 2 December 2015 have been implemented in full.

 

Reason: To ensure that the boundary treatments are constructed in a timely manner following completion of the development. This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

 

Archaeological Watching Brief

 

14. The development shall be constructed in accordance with the Archaeological Watching Brief produced by Cotswold Archaeology and received on 22 February 2016.

 

Reason: To ensure that any significant archaeological remains that are found are adequately recorded.  This condition is imposed in accordance with the National Planning Policy Framework 2012 and Policies ADPP2, ADPP3 and CS14 of the West Berkshire Core Strategy 2006-2026.