planning application number: p19/0352
TRANSCRIPT
PLANNING APPLICATION NUMBER: P19/0352
Type of approval sought Full Planning Permission Ward Kingswinford South Agent Mr S. Gill Case Officer Nicholas Howell Location:
VACANT LAND SITE OF KINGSWINFORD SERVICE STATION, STREAM ROAD, KINGSWINFORD
Proposal ERECTION OF A NEW CONVENIENCE STORE AND ASSOCIATED PARKING
Recommendation Summary:
APPROVE SUBJECT TO CONDITIONS
SITE AND SURROUNDINGS
1. The application site is a level area of land at the junction of Stream Road (the A491
connecting Kingswinford with Wordsley and Stourbridge) and Glynne Avenue that was formerly a petrol filling station and now fenced off and measuring 30m long on
the Stream Road frontage and 29.5m along Glynne Avenue. The site has been
vacant for many years and the site is becoming overgrown and mesh fencing secures
the site on the boundaries with Stream Road and Glynn Avenue.
2. The site is within an area of residential housing and bordering the site to the west is 1
Glynne Avenue and to the south are the rear gardens of 53 – 56 (consec) Arlington
Close. Adjoining the north of the site is a strip of land, containing a line of conifer trees, in the ownership of 1 Glynne Avenue. There is residential housing on the
opposite side of Glynne Avenue. To the east of the site on the opposite side of
Stream Road is a line of detached properties.
PROPOSAL
3. Permission is sought for the erection of a convenience store and associated parking.
4. The store would measure 18m long by 14.7m wide and ranges from 4.7m up to 5.7m
in height.
5. The application is accompanied by a design and access statement, transport
statement, sequential test information, noise impact assessment and a ground
investigation report.
HISTORY
6.
APPLICATION No.
PROPOSAL DECISION DATE
BH/52/993 Reconstruction And
Enlargement Of Service
Station.
Granted 25/09/52
BH/53/1088 Two Additional Petrol Pumps And Tanks.
Granted 19/03/53
BH/57/2309 Petrol Filling Station And Car
Showroom
Withdrawn 10/07/57
BH/57/2227 Erection Of Filling Station And
Garage Showroom.
Withdrawn 18/05/57
58/2640 Extension To Commercial
Garage
Refused 18/09/58
BH/59/2913 The Redevelopment Of
Forecourt And Replacement Of
Petrol Tanks.
Granted 25/05/59
BH/62/4370 Demolition Of Existing Buildings
And Erection Of New Petrol
Filling And Service Station
Granted 20/09/62
BH/65/5823 Installation Of Underground
Petrol Storage Tanks.
Granted 24/06/65
DB/66/97 Use Of Grassed Area For Parking.
Granted 04/07/66
DB/70/7080 Alterations To Service Station
Including Installation Of 6 000
Gallon Tank New Pumps And
Erection Of New Canopy
Granted 14/09/70
80/51853 Erection Of Garage. Refused 18/09/80
80/51854 Erection Of Garage And Store. Refused 18/09/80
80/51855 Erection Of Workshop
Extension.
Refused 18/09/80
80/53405 Extension To Garage Refused 23/02/81
87/51484 Erection Of New Petrol Filling
Station And Car Wash On
Extended Site.
Granted 28/01/88
P08/0568 Erection of two storey detached
building to create chiropractice
clinic on ground floor with two
flats above.
Withdrawn 30/09/2008
P09/0876 Change of use of former service
station to hand car wash (sui
generis).
Refused 28/8/2009
P09/1564 Change of use of former service station to hand car wash (sui-
generis). Erection of
office/staffroom and lockable
storage building.
(Resubmission of refused
Refused 05/01/10
application P09/0876)
P13/1442 Erection of 6 no. dwellings with
associated car parking and
landscaping scheme.
Refused 18/12/13
P14/0671 Erection of 4 no. dwellings with
associated car parking and landscaping scheme
Granted 19/06/14
P18/0309 Erection of convenience store
and associated parking
Refused 20/08/18
7. The application P18/0309 was refused for the following reasons:
1. The applicant has failed to demonstrate compliance with the Black Country
Core Strategy Policies CEN7, National Planning Policy Framework (NPPF)
Paragraph 89, as insufficient information has been submitted on the
sequential and impact tests to enable a thorough retail assessment on the
proposed development. Paragraph 90 of the NPPF states that 'where an application fails to satisfy the sequential test or it is likely to have significant
adverse impact on one or more of the considerations in paragraph 89, it
should be refused.'
2. It is considered that the size and scale of the proposed convenience store
close to residential boundaries and gardens would have an overbearing and
detrimental visual impact and would harmfully impact on the residential and
visual amenity of occupiers of properties in Glynne Avenue and Arlington
Close. The proposed development is therefore contrary to Policy ENV2 of the Black Country Core Strategy (2011), Policies S6, D2 and L1 of the Dudley
Borough Development Strategy (2017).
3. The proposed development would fail to provide adequate off-street parking
arrangements and would result in an adverse impact upon highway and
pedestrian safety as a result of vehicles being displaced onto the highway
safety contrary to Policy TRAN2 of the BCCS, Policies L1and S17 of the
Dudley Borough Development Strategy (2017) and the adopted Parking Standards SPD (2017).
PUBLIC CONSULTATION
8. The application was advertised by way of site notice and three rounds of neighbour
notification to 12, 13 and 16 properties respectively.
9. There were 7 objections received from the first round of public consultation and
following the receipt of amended plans relating to the re-siting and redesign of the building, a second round of publicity was undertaken and 7 objections were received.
Following further revised plans relating to the siting and elevation/height changes to
the building a third round of publicity has taken place and 8 objections have been
received.
10. The objections raised the following issues:
• On street parking issues
• Number of vehicles using the site
• Existing parking problems would be exacerbated
• Increase in traffic at the site could impact upon pedestrian safety
• Impact upon neighbouring properties
• Hours of operation
• Noise and disturbance
• Impact upon existing stores
• Increase in litter
11. There is also an objection from a ward Councillor, received during the first round of
consultation, and opposes the application on traffic grounds and a danger to safety of
drivers and pedestrians as well as the nuisance caused to neighbouring residents
OTHER CONSULTATION
12. Head of Planning and Regeneration (Highways Engineer) – no objections subject to
conditions relating to the provision of access, turning and loading areas, electric
vehicle charging points, visibility splays, cycling and bin stores.
13. Head of Planning and Regeneration (Contaminated Land Team) – no objections
subject to conditions relating to contaminated land and ground gases or vapours
condition
14. Head of Environmental Health and Trading Standards – no objections subject to
conditions relating to acoustic fencing, background sound levels, hours of operation
and delivery times, gas boiler emissions and a method statement for the control of dust and emissions arising from the demolition and construction of the development
RELEVANT PLANNING POLICY
15. National Planning Policy Framework (2019)
The National Planning Policy Framework (NPPF) sets out the Governments
planning policies for England and how these are expected to be applied. The NPPF is a material consideration in planning decisions, but does not change the statutory
status of the development plan as the starting point for decision making. Proposed
development that accords with an up-to-date Local Plan should be approved.
16. Black Country Core Strategy (2011)
• CSP1 The Growth Network
• CSP3 Environmental Infrastructure
• CSP4 Place Making
• CEN7 Controlling Out-of Centre Development
• DEL1 Infrastructure Provision
• ENV7 Renewable Energy
• TRAN2 Managing Transport Impacts of New Development
• ENV2 Historic Character and Local Distinctiveness
• ENV3 Design Quality
• ENV8 Air Quality
17. Borough Development Strategy 2017
S1 – Sustainable Development
S6 – Urban Design
S8 – Local Character and Distinctiveness
S17 – Access and Impact of Development on the Transport Network
D2 - Incompatible Land Uses D3 – Contaminated Land
D5 – Noise Pollution
18. Supplementary Planning Guidance/Documents
CIL Charging Schedule
Design for Community Safety Supplementary Planning Guidance
Parking Standards Supplementary Planning Document (2017)
Planning Obligations Supplementary Planning Document (2016)
ASSESSMENT
19. The key issues for consideration in this application are as follows:
• Principle
• Layout/Residential Amenity
• Design
• Access and Highway Implications
• Financial Material Considerations
Principle
20. The application site is located in an out-of-centre location in a residential area,
approximately 450m south of Kingswinford District Centre.
21. The key policy issue relating to the proposed retail floor space is its acceptability in
an out-of-centre location. The convenience store proposed has a gross area of 399.5
m2 and when proposed shopping facilities exceed 200 m2 they should be assessed
against the requirements of Policy CEN7 ‘Controlling Out-of-Centre Development’.
Core Strategy Policy CEN7 requires any out-of-centre proposal which is considered
to fall within the catchment area of a relevant centre will be required to include that
centre in any sequential test. Proposals for out-of-centre development will only be
considered favourably where all of the impact assessments in national guidance have
been satisfied.
22. The applicant has submitted a detailed sequential site assessment and has
considered sites within and adjacent to Kingswinford District Centre. The assessment
concluded that there are no alternative suitable sites which are available to
accommodate the proposed development. The sequential site assessment has
subsequently been deemed acceptable from a planning policy viewpoint
notwithstanding all other material considerations such as parking, siting, design and
impact upon residential amenity.
Impact upon Residential Amenity
23. The previous refused scheme proposed a store sited 1m from the side boundary with
no 1 Glynne Avenue and a distance ranging from 1m up to 1.5m from the rear
boundaries with no’s 53-56 (consec) Arlington Close and would have been 4.5m high
next to the rear gardens of adjoining properties. There would have been 5 parking
spaces and a disabled space at the front with the new store at the rear.
24. Following a number of revised plans the store is now positioned at the front of the site
with the access from Stream Road and 10 parking spaces at the rear. The proposed
store would measure 18m long by 14.7m wide and would be sited 11.7m from the
side boundary with no 1 Glynne Avenue and 10.8m from the rear boundaries with
no’s 53-56 (consec) Arlington Close.
25. The proposed retail store would be a flat roof two level structure to allow for a
basement/storage level with the lower level roof 4.7m high rising to 5.7m for the
higher level roof.
26. A noise impact assessment has been submitted with the scheme particularly to
assess the likely noise impact of deliveries and trading hours. The noise assessment
found that there is potential for short term disturbance to local residents during
deliveries. However, the number of deliveries using large vehicles will be around 5
per week only. Each such delivery will take around 30 minutes, and will be carried out
during opening hours, which will in general mitigate the effect of noise and address the concerns over noise from out of hours deliveries. Smaller deliveries would also be
made and they would take place with the stipulated delivery hours. The Head of
Environmental Health and Trading standards has suggested delivery times 0800-
2000 Monday to Saturday and 1000-1700 hours Sundays/Public Holidays (except for
newspaper/magazine deliveries only) and this would be confirmed by condition.
27. It is considered that the noise concerns could be overcome by the imposition of
conditions to control noise, including the requirement for a 2 metre acoustic barrier along the southern and western boundaries adjoining residential boundaries, a limit
on noise from fixed plant under the provisions of BS4142:2014, time restrictions on
deliveries, and limits on the hours of operation that would comprise 0600-2200
Monday to Friday, 0700-2200 Saturday and 1000-2200 Sundays/Public Holidays.
28. It is considered that the revised siting and size of the store away from residential
boundaries and subject to conditions relating to the provision of acoustic fencing
noise limits, opening and delivery times would not have a harmful impact upon residential amenity.
Design
29. The proposed scheme would be a modern flat roofed, two roof level structure with the
4.7m high lower roof level at the corner of Glynne Avenue and Stream Road to
reduce the visual impact rising up to 5.7m for the higher roof level. This is a prominent junction and the elevation facing Glynne Avenue would include inset
panels to ‘break up’ the elevation and add visual interest. The siting of the building
adjacent to Stream Road would not be out of character with the established
development pattern.
30. Materials would include facing brickwork and composite cladding panels above
window level. The front windows facing Stream Road and the side facing windows
facing towards the car park would be aluminium framed glazing. It is considered the
visual appearance of the building would not adversely impact upon the street scene.
Trees
31. Adjoining the north of the site is a strip of land, containing a line of conifer trees. The
building was previously proposed to be sited on the boundary with the strip of land
containing the trees and there were concerns regarding the future impact on the
trees. The position of the building has been revised so the building is now set approx.
1m from the boundary with the strip of land and moving the building approx. 1m in
from the northern boundary will improve the social and spatial relationship of the trees individually and collectively with the proposed building and any approved
scheme would be subject to conditions relating to details of boundary
treatment/screening for the external storage area so there is no adverse impact upon
the existing conifer trees.
Access and Highway Implications
32. The previous refused scheme proposed 5 spaces with access from Stream Road close to the junction with Glynne Avenue and was unacceptable from a
planning/highways viewpoint. The access has now been repositioned away from the
junction with Glynne Avenue, separated by the proposed building, and there would
be 10 off street parking spaces at the rear of the site with a turning and delivery area.
33. The site is located in a sustainable location, accessible by a range of modes of
transport. The proposed access into the site would be suitable for the proposed use with adequate visibility for all vehicles using the site and the loading facilities within
the site would be suitable allowing vehicles to enter and exit the site in a forward
gear. The proposed car park would be sufficient to meet the parking demands
associated with the development. Following a number of revised plans the applicant
has worked extensively with DMBC officers to achieve a significantly improved layout
that would not significantly impact on the highway network.
34. There are no highway objections subject to conditions relating to the provision of
access, turning and loading areas, electric vehicle charging points, visibility splays,
cycling and bin stores.
Financial Material Considerations
35. In terms of the proposed retail new build floor space, the proposal is liable for CIL
and the CIL Liable floor space is as follows:-
36. The proposed unit is 399.5 sq m x £105.74 per sq m = £42,243.13
37. This gives a total CIL Charge calculated at £42,243.13.
CONCLUSION
38. The site is a former service station which has been vacant for many years and is
visually deteriorating. There has been a previous planning permission for residential
dwellings but this permission has expired. The convenience store is a viable use for
the site and the scheme has been revised to an extent that it is considered the proposed scheme would not have an adverse impact upon residential amenity either
through the proposed siting and height of the building in relation to neighbouring
properties or through the operation of the development in terms of potential noise and
disturbance.
39. The proposed development would not have an adverse impact upon the vitality or
viability of local centres. The proposed food store would provide a community facility and enhance the range of shopping facilities in the local area whilst providing
additional employment opportunities.
40. It is considered that the proposed development is acceptable in terms of scale, size
and appearance and would not have a detrimental impact on surrounding amenity
and the street scene nor raise any highway safety issues and is compliant with
adopted Core Strategy policies and Development Strategy Policies.
RECOMMENDATION
41. It is recommended that the application be APPROVED subject to the following
conditions:
Conditions and/or reasons:
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To comply with Section 91(1) of the Town and Country Planning Act, 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. The development hereby permitted shall be carried out in accordance with the following approved plans: CA-SEP-03-01-Rev I, CA-SEP-03-02-Rev D and SHR17023-REVA-DR-A-001. REASON: For the avoidance of doubt and in the interests of proper planning.
3. Prior to the commencement of above ground works a written schedule of the types, colours and textures of the materials to be used on the external surfaces of the buildings hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in complete accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure the satisfactory appearance of the development in accordance with BCCS Policy ENV2 - Historic Character and Local Distinctiveness and Saved UDP Policies DD1 - Urban Design and Borough Development Strategy 2017 Policy S6 Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part)
4. No development shall commence (excluding demolition, site clearance and initial ground works) until full details of the soft landscaping scheme for the site have been submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented in accordance with the approved details before the end of the first planting season following first occupation of the development. Any trees or shrubs planted in pursuance of this permission including any planting in replacement for which is removed, uprooted, severely damaged,
destroyed or dies within a period of five years from the date of planting shall be replaced by trees or shrubs of the same size and species and in the same place unless otherwise agreed in writing by the Local Planning Authority. REASON: In order to make a positive contribution to place-making and provide a high quality landscaping in accordance with BCCS Policies CSP4 - Place-Making, ENV 2 Historic Character and Local Distinctiveness, ENV3 - Design Quality and DEL1 - Infrastructure Provision and Borough Development Strategy 2017 Policy S6 - Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings and Policy D2 Incompatible Land Uses (in part). This detail is required pre commencement (excluding demolition, site clearance and initial ground works) as landscaping is integral to providing a high quality and sustainable development.
5. No development shall commence (excluding demolition, site clearance and initial ground works) until full details of hard landscape works for the site have been submitted to and approved in writing by the Local Planning Authority. The details shall include existing and proposed finished levels or contours; the position, types, colours and textures of the materials of all site enclosures, car parking layout and other vehicular (including driveways) and pedestrian areas; hard surfacing areas, minor artefacts and structures (e.g. street furniture, refuse storage areas, cycle stores etc), The works approved as part of this condition shall be completed in accordance with a approved details and a timetable which has been submitted to approved in writing by the Local Planning Authority. The hard landscape works shall thereafter be retained for the life of the development. REASON: In order to make a positive contribution to place-making and provide a high quality landscaping in accordance with BCCS Policies CSP4 - Place-Making, ENV 2 Historic Character and Local Distinctiveness, ENV3 - Design Quality and DEL1 - Infrastructure Provision and Borough Development Strategy 2017 Policy S6 Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings and Policy D2 Incompatible Land Uses (in part). This detail is required pre commencement (excluding demolition, site clearance and initial ground works) as landscaping is integral to providing a high quality and sustainable development.
6. No above ground development shall begin until details of the types, sizes and locations of the boundary treatments around the site has been submitted to and approved in writing by the Local Planning Authority. The boundary treatments shall be carried out in complete accordance with the approved details prior to the occupation of the dwellings hereby approved and shall thereafter retained for the lifetime of the development unless otherwise agreed in writing with the Local Planning Authority REASON: In order to make a positive contribution to place-making and provide a high quality public realm in accordance with BCCS Policies CSP4 - Place-Making, ENV 2 Historic Character and Local Distinctiveness, ENV3 - Design Quality and DEL1 - Infrastructure Provision and Borough Development Strategy 2017 Policy S6 Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) This detail is required prior to the commencement of above ground works as the required works may need to be incorporated into buildings on the site and as well as needing to protect the amenity of existing and proposed occupiers.
7. The premises shall not be open to the public before the hours of 0600 nor after 2200 Monday to Friday, before 0700 or after 2200 on Saturdays, and before 0700 or after 2200 on Sundays and Public Holidays. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
8. No deliveries or despatches shall be made to or from the site, and no delivery or despatch vehicles shall enter or leave the site (whether laden or unladen), before the hours of 0800 nor after 2000 hours Monday to Saturday, or before the hours of 1000 nor after 1700 hours on Sundays and Public Holidays, except for the delivery of newspapers and magazines only. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
9. Prior to commencement of the permitted use, a scheme for two continuous acoustic barriers; one constructed along the southern boundary and one constructed along the western boundary of the site where the car park neighbours residential properties, of minimum height of 2 metres measured from the ground level of the proposed development site and minimum surface density of 10 kg/m2 shall be submitted to and approved in writing by, the Local Planning Authority. All works which form part of the approved scheme shall be completed before the approved use commences. The barrier shall be retained throughout the life of the development. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
10. The rating level of sound emitted from any fixed plant and/or machinery associated with the development shall not exceed background sound levels by more than 5dB(A) between the hours of 0700-2300 (taken as a 15 minute LA90 at the nearest sound sensitive premises) and shall not exceed the background sound level between 2300-0700 (taken as a 15 minute LA90 at the nearest sound sensitive premises). All measurements shall be made in accordance with the methodology of BS4142 (2014) (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments. Where access to the nearest sound sensitive property is not possible, measurements shall be undertaken at an appropriate location and corrected to establish the noise levels at the nearest sound sensitive property. Any deviations from the LA90 time interval stipulated above shall be agreed in writing with the local planning authority. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
11. In order to minimise the impact of the development on local air quality, any gas boilers provided within the development must meet a dry NOx emission
concentration rate of <40mg/kWh. REASON: To safeguard the air quality of the Borough which is an Air Quality Management Area in compliance with the Black Country Core Strategy Policy ENV8 and the adopted Air Quality SPD.
12. Work shall not begin on the demolition and construction of the development until a method statement for the control of dust and emissions arising from the demolition and construction of the development has been submitted to and approved by the local planning authority. All works which form part of the approved scheme shall be implemented throughout the construction and demolition phase of the development. The approved Statement shall be adhered to throughout the construction period. The Statement shall 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 including decorative displays and facilities for public viewing, where appropriate Wheel washing facilities Measures to control the emission of noise, dust and dirt during construction A scheme for recycling/disposing of waste resulting from demolition and construction works REASON: To protect the amenity of residents in the vicinity of the site during construction of the development and to comply with Borough Development Strategy 2017 Policy L1 Housing Development, extensions and alterations to existing dwellings The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate Wheel washing facilities Measures to control the emission of noise, dust and dirt during construction A scheme for recycling/disposing of waste resulting from demolition and construction works.
13. No development shall commence until full details of the landscaping works at the corner of Glynne Avenue and Stream Road have been submitted to and approved in writing by the Local Planning Authority. These details must include, where appropriate, planting plans, written specifications, a schedule of plants including species, plant sizes and proposed numbers/densities and a programme of implementation inlcuding any investigation works required for services.. Plans must also include accurate plotting of all existing landscape features. The agreed scheme shall be implemented in accordance with the approved details within the first planting season following the first occupation of the development, unless otherwise agreed in writing by the Local Planning Authority. Any trees or shrubs planted in pursuance of this permission including any planting in replacement for it which is removed, uprooted, severely damaged, destroyed or dies within a period of five years from the date of planting shall be replaced by trees or shrubs of the same size and species and in the same place unless otherwise agreed in writing by the Local Planning Authority. REASON: In order to make a positive contribution to place-making and provide a high quality landscaping in accordance with BCCS Policies CSP4 - Place-Making, ENV 2 Historic Character and Local Distinctiveness, ENV3 - Design
Quality and DEL1 - Infrastructure Provision and Borough Development Strategy 2017 Policy S6 - Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings and Policy D2 Incompatible Land Uses (in part). This detail is required pre commencement (excluding demolition, site clearance and initial ground works) as landscaping is integral to providing a high quality and sustainable development.
14. No development shall commence (including demolition, site clearance and initial ground works) until details of any proposed pathway / hard surfacing / driveway / parking area within the Root Protection Area (as defined by Clause 4.6 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations') of any existing tree situated on or off the site have been submitted to and approved in writing by the Local Planning Authority. The details of the vehicular access and parking areas shall include existing and proposed ground levels, materials to be used and the relative time of construction within the whole development inluding the proposed external storage area and how any fencing/wall built for screening this area from the road will be accommodated successfully and must be in accordance with appropriate guidelines, namely Clause 7.4 of British Standard BS:5837 - 2012 'Trees in Relation to Design, Demolition and Construction- Recommendations' and Arboricultural Advisory & Information Service Practice Note 'Driveways Close to Trees' (1996). Any driveway / parking areas within the Root Protection Area of existing trees must be constructed using 'no-dig' techniques incorporating appropriate surfaces to avoid damage to trees and to prevent any potential direct or indirect damage caused by trees. Reason: To ensure that existing trees within the site and in close proximity are not damaged or put under pressure for removal as a result of actual or perceived risk of driveway damage, thereby maintaining the visual and environmental quality of the site and the surrounding area in accordance with Borough Development Strategy 2017 Policy S22 Mature Trees, Woodland and Ancient Woodland (in part). This detail is required prior to the commencement of development to ensure trees which are shown to be retained or are legally protected are not damaged during the construction process.
15. Prior to the operation of the store hereby permitted a delivery and car parking management plan shall be submitted to and approved in writing by the Local Planning Authority. The delivery and car parking management plan shall set out how the car park would operate whilst deliveries to the store take place and how deliveries will be managed to avoid periods of peak car parking demand and the type of vehicles to be used for deliveries including newspaer/magazine deliveries. The scheme shall be implemented in accordance with the approved car parking/delivery management plan and retained for the lifetime of the development. REASON: To protect the amenities of nearby residents and in the interests of highway safety in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
16. No development shall commence (excluding demolition, site clearance and initial ground investigation works) until details of the access(es) into the site, together with parking and turning area(s) [including details of lines, widths, levels,
gradients, cross sections, drainage and lighting] have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the access(es) into the site, together with parking and turning area(s) within the site have been laid out in accordance with the approved details. These area(s) shall thereafter be retained and not be used for any other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
17. No above ground development shall commence until details of electric vehicle charging bays with a vehicle charging point, to be provided in accordance with the Council's standard (Parking Standards SPD) have been submitted and approved in writing by the local planning authority. Such details shall include signs and bay markings indicating that bays will be used for parking of electric vehicles only whilst being charged. Prior to first occupation, the electric charging points and bays shall be installed in accordance with the approved details and shall thereafter be maintained for the life of the development. REASON: In the interests of creating a sustainable form of development and to encourage the use of ultra low emission vehicles in accordance with Policies ENV8 (Air Quality) and DEL1 (Infrastructure Provision) of the Black Country Core Strategy.
18. No part of the development shall be occupied until details of the loading area (including details of lines, widths, levels and gradients) have been submitted to and approved in writing by the local planning authority. The development shall not be occupied until the loading area has been laid out in accordance with the approved details and shall thereafter be maintained for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
19. The development shall not be occupied/used until details of secure and covered staff cycle storage and shower facilities have been submitted to and approved in writing by the Local Planning Authority. These facilities shall be provided in accordance with the approved details prior to the first use/occupation of the development and shall thereafter be retained and maintained for no other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
20. The development shall not be occupied/used until details of secure and covered cycle storage facilities have been submitted to and approved in writing by the Local Planning Authority. These facilities shall be provided in accordance with the approved details prior to the first use/occupation of the development and
shall thereafter be retained and maintained for no other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
21. The development shall be first occupied/used until details of the bin stores have been submitted to and approved in writing by the Local Planning Authority. The bin stores shall be provided in accordance with the approved details prior to the first use/occupation of the development and shall thereafter be retained and maintained for no other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
22. No part of the development shall be occupied until visibility splays to the new access have been provided at the junction between the proposed means of access and the highway with an 'x' set back distance of 2.4 metres and a 'y' distance of 59m metres. No structure or vegetation exceeding 600mm in height above the adjoining highway shall be placed or allowed to grow within the visibility splay for the life of the development unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
23. No development shall commence until an assessment of the risks posed by any contamination has been submitted to and approved in writing by the Local Planning Authority. Such an assessment shall be carried out in accordance with authoritative UK guidance. REASON: These details are required prior to the commencement of development to ensure that the risks associated with any contamination are reduced to acceptable levels and that the health and wellbeing of future occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land.
24. Where the approved risk assessment (required by condition 23 above) identifies contamination posing unacceptable risks, no development shall commence until a detailed remediation scheme to protect the development from the effects of such contamination has been submitted to and approved in writing by the Local Planning Authority. Following approval, such remediation scheme shall be implemented on site in complete accordance with approved details unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to the commencement of development to ensure that the risks associated with any contamination are reduced to acceptable levels and that the health and wellbeing of future
occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land.
25. Following implementation and completion of the approved remediation scheme (required by condition 24 above) and prior to the first occupation of the development, a verification report shall be submitted to and approved in writing by the Local Planning Authority to confirm completion of the remediation scheme in accordance with approved details. REASON: To ensure that the risks associated with any contamination have been reduced to acceptable levels and that the health and wellbeing of future occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land and the NPPF.
26. No development shall commence until an assessment of the risks posed by any ground gases or vapours has been submitted to and approved in writing by the Local Planning Authority. Such an assessment shall be carried out in accordance with authoritative UK guidance. REASON: These details are required prior to the commencement of development to ensure that the risks associated with any contamination are reduced to acceptable levels and that the health and wellbeing of future occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land.
27. Where the approved risk assessment (required by condition 26 above) identifies ground gases or vapours posing unacceptable risks, no development shall commence until a detailed remediation scheme to protect the development from the effects of such ground gases or vapours has been submitted to and approved in writing by the Local Planning Authority. Following approval, such remediation scheme shall be implemented on site in complete accordance with approved details unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to the commencement of development to ensure that the risks associated with any contamination are reduced to acceptable levels and that the health and wellbeing of future occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land.
28. Following implementation and completion of the approved remediation scheme (required by condition 27 above) and prior to the first occupation of the development, a verification report shall be submitted to and approved in writing by the Local Planning Authority to confirm completion of the remediation scheme in accordance with approved details. REASON: To ensure that the risks associated with any ground gases or vapours have been reduced to acceptable levels and that the health and wellbeing of future occupiers are protected and to ensure that the development complies with Borough Development Strategy 2017 Policy D3 Contaminated Land and the NPPF.
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Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432
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1. DO NOT SCALE FROM THIS DRAWING. USE FIGURED DIMENSIONS ONLY.
2. ALL DIMENSIONS ARE IN MILLIMETERS UNLESS STATED OTHERWISE.
3. THE CONTRACTOR IS TO CHECK DRAWINGS AND TO VERIFY ALL DIMENSIONS ON SITEBEFORE COMMENCING ANY WORK OR MAKING ANY SHOP DRAWINGS. ANY DISCREPANCIESARE TO BE NOTIFIED TO REV-A ASSOCIATES IMMEDIATELY.
4. THIS DRAWING IS THE PROPERTY OF REV-A ASSOCIATES. COPYRIGHT IS RESERVED BYTHEM AND THE DRAWING IS ISSUED ON THE CONDITION THAT IT IS NOT COPIED,REPRODUCED, RETAINED OR DISCLOSED TO ANY UNAUTHORISED PERSON, EITHERWHOLLY OR IN PART, WITHOUT THE CONSENT IN WRITING OF REV-A ASSOCIATES.
5. ALL WORK IS TO BE CARRIED OUT IN ACCORDANCE WITH THE CURRENT BUILDINGREGULATIONS AND ALL ASSOCIATED BRITISH STANDARDS.
North
Drawing Name
Suitability Revision
Drawing Number
Date Drawn By: Checked By:
Project Title
Client
Rev Date By Checked
Scale:
www.rev-a.co.uk [email protected]
Proposed Convenience StoreKingswinfrod
02/03/18 AA ADR
S2 -
Site Location Plan
SHR17023-REVA-DR-A-001 PLAN
NING
As Stated
Site Location PlanScale 1:1250 Block Plan
Scale 1:500
P r o j e c t
C l i e n t
PROPOSED DEVELOPMENT AT
SEP PROPERTIES
D r a w i n g T i t l e
SCHEME - FLOOR PLAN & ELEVATIONS
D r a w i n g N o . R e v i s i o n
CA-SEP-03-02
S c a l e D a t e D r a w n b y
1:100@A1 OCT 19 SG
STREAM ROAD, KINGSWINFORD
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TEL : 07809 580481 EMAIL : [email protected]
DO NOT SCALE FROM THIS DRAWING
CONCEPT ARCHITECTURAL DESIGN ARE TO BE
NOTIFIED OF ANY DISCREPANCIES IN FIGURED
DIMENSIONS. CONTRACTOR TO VERIFY ALL
DIMENSIONS.
THIS DRAWING IS COPYRIGHT.
SIGNAGE
SIGNAGE
F R O N T E L E V A T I O N F A C I N G S T R E A M R O A D
COMPOSITE CLADDING PANELS TO
BE BY DURA COMPOSITES IN TIMBER
EFFECT COLOUR
FACING BRICKWORK
ALUMINIUM FRAMED GLAZING
(2,550 SQFT )
SHOPFLOOR
LIFT
G R O U N D F L O O R P L A N B A S E M E N T L E V E L
LIFT
(1,750 SQFT )
BACK OF HOUSE (STORAGE)
R O O F P L A N
PLANT AREA
S I D E E L E V A T I O N F R O N T I N G C A R P A R K
SIGNAGE
COMPOSITE CLADDING PANELS TO
BE BY DURA COMPOSITES IN TIMBER
EFFECT COLOUR
FLUSH STEEL FIRE DOOR
ALUMINIUM FRAMED GLAZING
SIGNAGE
S I D E E L E V A T I O N F R O N T I N G B O U N D A R Y
R E A R E L E V A T I O N
SMOOTH MONOCOUCHE
RENDER IN OFF WHITE
COMPOSITE CLADDING PANELS TO
BE BY DURA COMPOSITES IN TIMBER
EFFECT COLOUR
FLUSH STEEL FIRE DOOR
(1,750 SQFT )
BACK OF HOUSE (STORAGE)
(2,550 SQFT )
SHOPFLOOR
TOP OF PARAPET
TOP OF HIGHER END PARAPET
SUSPENDED GROUND FLOOR
EXTERNAL GROUND LEVEL
BASEMENT FLOOR
EXTERNAL GROUND LEVEL
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Neighbouring Houses
Neighbouring House
Raised Conc. Pad
rough ground
rough ground
panelled
fencing
panelled fencing
pavement pavem
ent
pavement
verge
kerbline
Stream Road
Glynne
Avenue
Environmenta
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Cabin
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AREA TO BE LANDSCAPED
MIN 2M FOOTPATH
DO NOT SCALE FROM THIS DRAWING
CONCEPT ARCHITECTURAL DESIGN ARE TO BE
NOTIFIED OF ANY DISCREPANCIES IN FIGURED
DIMENSIONS. CONTRACTOR TO VERIFY ALL
DIMENSIONS.
THIS DRAWING IS COPYRIGHT.
c
c
c n c e p to
a r c h i t e c t u r a l d e s i g n
P r o j e c t
C l i e n t
PROPOSED DEVELOPMENT AT
SEP PROPERTIES
D r a w i n g T i t l e
SCHEME - SITE LAYOUT PLAN
D r a w i n g N o . R e v i s i o n
CA-SEP-03-01
S c a l e D a t e D r a w n b y
1:100@A1 OCT 19 SG
STREAM ROAD, KINGSWINFORD
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TEL : 07809 580481 EMAIL : [email protected]