Agenda item

APP/18/01002: Girtrell Court, 5 WOODPECKER CLOSE, UPTON, CH49 4QW - Three-storey Extra Care development (Use Class C3) comprising of 78no. one and two bed affordable apartments, 195m2 office space, 59no. car parking spaces to the east of the site, and landscaped areas to the south.

Minutes:

Having previously declared a prejudicial interest in respect of this item, Councillor G Davies left the room during consideration.

 

The Corporate Director for Delivery Services submitted the above application for consideration. Members heard how the conditions had been amended following publication of this agenda to include and additional condition as follows:

 

“Before any apartment in the development hereby approved is first occupied, a scheme of works to provide waiting restrictions on Woodpecker Close at the exit from the proposed refuse bay shall be submitted to and agreed in writing by the Local Planning Authority and implemented in full.”

 

A Ward Councillor addressed the Committee

 

It was moved by Councillor I Lewis and seconded by Councillor Elderton that the application be refused on the following grounds:

 

“The application by size of its size, depth, width, height and massing would have an unacceptably and significantly adverse impact on the amenities of the properties immediately adjacent to the site and the surrounding area by reason of overlooking, loss of privacy and visually overbearing impact and therefore is contrary to Wirral UDP Policies HS4 and HS7.”

 

The motion as put and lost (4:8)

 

It was them moved by Councillor R Abbey and Councillor S Kelly and

 

Resolved (8:4) that the application be approved subject to the following conditions (as amended):

 

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

 

2. The development hereby permitted shall be carried out in accordance with the following plans:

 

Site Location Plan (drawing no. 4823-01_1100);

Ground and First Floor Plans (drawing no. 4823-01_1200 A);

Second Floor and Roof Plans (drawing no. 4823-01_1201 A);

Communal Facilities and Office (drawing no. 4823-01_1202 A);

Elevation Sheet 1 (drawing no. 4823-01_1350);

Elevation Sheet 2 (drawing no. 4823-01_1351);

Site Layout Plan (drawing no. 4823-01_1800 B);

Bin, Scooter, Plant and Maintenance Stores (drawing no. 4823-01_1900 A);

General Landscape Arrangement (drawing no. 001-ND084-D-01).

 

3. Before the development hereby approved is first commenced a datum for measuring land levels shall be agreed in writing. Full details of existing and proposed ground levels and proposed finished floor levels shall be taken from that datum and submitted to and approved in writing by the Local Planning Authority, notwithstanding any such detail shown on previously submitted plan(s). The development shall be carried out in accordance with the approved details and retained as such thereafter.

 

4. Before the development hereby approved is first commenced, details of the facing/roofing/windows and door materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

 

5. Before the development hereby approved is first commenced, a scheme for the protection and enhancement of biodiversity within the development site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the following elements:

 

·  A bat box that shall be installed on a suitably mature tree or on the extra care building;

·  Bird nesting boxes  (indicating the number, type and location on an appropriately scaled plan);

·  An external lighting scheme that protects ecology and does not result in excessive light spill onto habitats, and;

·  A timetable for the implementation of the biodiversity protection and enhancement.

 

The scheme shall thereafter be implemented in full accordance with the approved details and timetable.

 

6. No tree felling, scrub clearance or hedgerow removal is to take place during the period 1 March to 31 August inclusive. If it is necessary to undertake works during the bird breeding season then all trees, scrub and hedgerows are to be checked first by an appropriately experienced ecologist to ensure no breeding birds are present. If present, details of how they will be protected are required to be submitted and approved prior to the commencement of such works.

 

7. Before the development hereby approved is completed or occupied, whichever is the soonest, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority and shall include the following:

 

a) a scheme of landscaping, which shall include indications of existing trees to be retained, together with measures for their protection in the course of development;

b) a schedule of proposed native tree species, plant species, size and density and planting locations; and

c) an implementation programme. 

 

All planting, seeding or turfing comprised in the approved landscaping details shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the soonest.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless, the Local Planning Authority gives written consent to any variation.

 

8. Before the development hereby approved is completed or occupied, whichever is the soonest, details of all the means of enclosure on the site boundaries shall be submitted to and approved by the Local Planning Authority.  Thereafter, the means of enclosure shall be provided in accordance with the approved details before the approved development is occupied.

 

9. No part of the development shall be occupied until the facilities for bicycle parking have been provided in accordance with the approved plans. These facilities shall thereafter be retained for bicycle parking.

 

10. Before the development hereby approved is first commenced, the final detailed sustainable drainage design for the management and disposal of surface water from the site based on the principles and details identified in the Proposed Drainage Strategy Document (16.08.18 / Ref 1437/ Shape Consulting Engineers) and Drainage Strategy Plan (30.04.2018 / Rev P04/ Project No 1437/ Shape Consulting Engineers) shall be submitted to and approved in writing by the Local Planning Authority.

 

11. The development hereby approved, including all components of the sustainable drainage system, shall be carried out in accordance with the approved final Sustainable Drainage Strategy and maintained in perpetuity in accordance with an Operation and Maintenance Plan approved by the Local Planning Authority as required by Condition 10.

 

The approved scheme shall be fully constructed prior to occupation in accordance with the approved details and timetable embodied within the approved Sustainable Drainage Strategy, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

 

Also prior to the occupation of any properties the applicant must submit 'as built' drainage design/layout drawings and an Operation and Maintenance Plan detailing how any communal elements of the sustainable drainage system, not adopted by the Water and Sewerage Company will be maintained in perpetuity.

 

12. Foul and surface water shall be drained on separate systems.

 

13. The affordable housing shall be provided within the development in accordance with the submitted Affordable Housing Statement (Version 2. October 2nd 2018 - alpha).

 

14. Before the development hereby approved is first commenced, a Construction and Environmental Management Plan (CEMP), which shall also include a Site Waste Management Plan, shall be submitted to and approved in writing by the Local Planning Authority.  The approved CEMP shall be adhered to for the duration of the construction of the development.

 

15. Before the development hereby approved is first commenced and further to the recommendations of the Combined Phase 1 & Preliminary Phase 2 Geo-Environmental & Geotechnical Site Assessment Report (Shape Consulting Engineers dated May 2018) included with the application, an intrusive site investigation should be undertaken and submitted to the local planning authority for approval.  In the event that remediation or risk management works are required, a Remediation Strategy shall be submitted to and approved in writing by the local planning authority.  Thereafter, the development shall be carried out in accordance with the approved details and a Verification Report shall be submitted to the local planning authority that confirms that the development has been implemented in accordance with the agreed remediation measures.

 

If, during the course of development, unacceptable land contamination risks are found which have not been previously identified, or have not been adequately addressed in the remediation/risk management strategy, the local planning authority shall be informed and additional measures for the remediation of the land shall be submitted to and approved in writing by the local planning authority. The remediation of the site shall incorporate the approved additional measures and these shall be included in the above Verification Report to be submitted to and approved by the local planning authority.

 

16. Before any apartment in the development hereby approved is first occupied, a scheme of works to provide waiting restrictions on Woodpecker Close at the exit from the proposed refuse bay shall be submitted to and agreed in writing by the Local Planning Authority and implemented in full.

 

 

Supporting documents: