Councillor A Wright left the Chamber during the consideration of this matter, having declared a prejudicial interest.

The Development Management Manager presented the report of the Director of Regeneration and Place in relation to the above application for consideration.

On a motion by Councillor S Foulkes and seconded by Councillor K Hodson it was –

Resolved unanimously – that the application be approved subject to the following conditions.

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

Reason:  To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 (as amended).

The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 16 December, 2021, 13 May, 2022 and 17 May, 2022 and listed as follows:

B103 Rev.B (Proposed Ground Floor Plan), dated: 10 December, 2021;

B104 Rev.B (Proposed First Floor Plan), dated: 10 December, 2021;

B105 Rev.B (Proposed Second Floor Plan), dated: 10 December, 2021;

B106 Rev.C (Proposed Front and Street Scene Elevations), dated: 11 May, 2022;

B107 Rev.B (Proposed Right Side and Rear Elevations), dated: 10 December, 2021;

B108 REV.B (Propose Left Side and Rear (Golf Course Aspect) Elevations), dated: 10 December, 2021;

B109 Rev.F (Proposed Site Plan), dated: 17 May, 2022;

C140 Rev.A (Proposed Outbuildings); dated: 13 May, 2022;

C150 Rev.C (Proposed Footpath Crossing), dated: 17 May, 2022; and

C601 Rev.A (Proposed Window Details), dated: 11 May, 2022.

Reason: For the avoidance of doubt and to define the permission.

Before any construction commences, samples of the facing and roofing 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.

Reason: To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy CH2 of the Wirral Unitary Development Plan

The new windows and doors throughout the development shall be implemented in accordance with the approved full details received by the LPA on 13 May, 2022 and illustrated in drawing C601 Rev.A (Proposed Window Details), dated: 11 May, 2022, and shall remain thereafter.

Reason: To protect character and appearance of the Meols Drive Conservation Area to comply with Policy CH2 of the Wirral’s UDP

The construction of the new vehicle access from the highway and any amendments to the existing highway made necessary by this development, shall be completed in accordance with the approved full scheme of works received by the LPA on 17 May, 2022 and illustrated in drawing C150 Rev.C (Proposed Footpath Crossing), dated: 17 May, 2022, prior to occupation of the development. 

Reason: In the interests of highway safety and to accord with Policy TR9 in the in the Wirral Unitary Development Plan.

Prior to the commencement of works a Construction Environmental Management Plan detailing pollution control measures to be implemented during works on site to prevent any runoff into the adjacent designated area shall be submitted to and approved in writing by the Local Planning Authority. The provisions of the Construction Environmental Management Plan shall be implemented in full during the period of construction and shall not be varied unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of protecting designated sites and to accord with Policies NC1, NC3, NC5 and NC6 of the Wirral Unitary Development Plan.

The following Reasonable Avoidance Measures (RAMs) shall be undertaken during the construction phase:

1.  Existing vegetation on the site will be gradually cut and removed under ecological supervision to encourage any amphibians to move away from the affected areas;

2.  The working area, together with any storage areas, will be kept clear of debris, and any stored materials will be kept off the ground on pallets so as to prevent amphibians from seeking shelter or protection within them; and

3.  Any open excavations (e.g. foundations / footings / service trenches etc) will be covered with plywood sheeting (or similar) at the end of each working day. The edges of these sheets will be covered with a thick layer of topsoil or similar) to prevent amphibians from seeking shelter beneath them. Any excavation must be in-filled and made good to ground level with compacted stone or similar at the earliest opportunity, so as to remove any hazard to amphibians .

Reason: To protect amphibians during construction and to comply with Policy NC7 (Species Protection) in the Wirral Unitary Development Plan.

A residents information leaflet shall be provided to all new residents of the development advising them of the importance of the European sites and a responsible user code.

Reason:  In the interests of protecting designated sites and to accord with Policies NC1 of the Wirral Unitary Development Plan.

All exterior lighting shall be designed and used in accordance with the guidance of the Bat Conservation Trust.

Reason: To minimise the impacts on bats and their insect food from excessive light spill onto important habitats (e.g. linear bands of vegetation) in line with NPPF paragraph 180.

The development hereby permitted shall not be occupied until details of bird boxes to include number, type and location on an appropriately scaled plan as well as timing of installation, has been provided for approval and implemented in accordance with those details.

Reason: To mitigate the loss of bird breeding habitat and to comply with Policy NC7 in the Wirral Unitary Development Plan

No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policy WM8 of the Waste Local Plan

The new secure covered cycle parking/storage facilities, shall be provided in accordance with the approved details received by the LPA on 13 May, 2022 and illustrated in drawing C140 Rev.A (Proposed Outbuildings), dated: 13 May, 2022, and made available for use prior to the first use of the development hereby permitted and shall be retained for use at all times thereafter.

Reason: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car, having regard to Policy TR12 of the Wirral Unitary Development Plan.

The new external bin store shall be provided in accordance with the approved details received by the LPA on 13 May, 2022 and illustrated in drawing C140 Rev.A (Proposed Outbuildings), dated: 13 May, 2022, and made available for use prior to the first use of the development hereby permitted and shall be retained for use at all times thereafter.

Reason: To ensure a satisfactory appearance and adequate standards of hygiene

The off-street parking spaces, as shown on the proposed site plan (ref: B109 Rev.E) shall be provided for occupiers as shown prior to first occupation and shall be retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority

Reason: For the avoidance of doubt and to define the permission.