Agenda item

(Director of Planning and Economic Development)  To consider the attached report.

The Committee gave further consideration to an application for a golf driving range at Town Mead Sports and Social Club in Waltham Abbey. The application had been previously deferred at the meeting on 29 June 2011, at which meeting members had requested a risk assessment and further information about lighting to be submitted and agreed by the Highways Agency given the proximity to the M25.

The Committee noted that the plans had now been amended, angling the driving bays closest to the M25 boundary away from the M25. Lighting arrangements had been assessed by the Highways Agency and were considered acceptable and would be controlled by condition. Furthermore, a risk assessment had been undertaken and reviewed by the Highways Agency who raised no objection to its findings.

The Committee considered the effect on the existing small woodland on the southern boundary adjacent the M25. It was noted that the amended scheme allowed more planting along the boundary and some of the woodland would be retained. It was agreed that the landscaping conditions were reviewed to ensure they tallied with amended plans and were subject to the agreement of the Council. As such members were supportive of the amended scheme and resolved accordingly subject to the suggested conditions.

            Resolved:

(1)        The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this notice.

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

(2)        The development hereby permitted will be completed strictly in accordance with the approved drawings nos: 10013/3B, 10013/4, 10013/6I, 10013/8B, 10013/9B, 10013/45, 460/2, UKS1815, UKS1815/1, LS11327/2.

Reason: To ensure the proposal is built in accordance with the approved drawings.

(3)        No construction works above ground level shall have taken place until documentary and photographic details of the types and colours of the external finishes have been submitted to and approved by the Local Planning Authority, in writing, prior to the commencement of the development. The development shall be implemented in accordance with such approved details.

Reason:- To ensure a satisfactory appearance in the interests of visual amenity.

(4)        No development, including works of demolition or site clearance, shall take place until a Tree Protection Plan and Arboricultural Method Statement in accordance with BS:5837:2005 (Trees in relation to construction) has been submitted to the Local Planning Authority and approved in writing. The development shall be carried out only in accordance with the approved Tree Protection Plan and Arboricultural Method Statement unless the Local Planning Authority gives its written consent to any variation.

Reason:- To comply with the duties indicated in Section 197 of the Town & Country Planning Act 1990 so as to ensure that the amenity value of the existing trees are safeguarded.

(5)        Notwithstanding the details shown on Plan Ref: 232 which accompanied this planning application, no development, including site clearance, shall take place until a statement of the methods (including a timetable, for its Implementation linked to the development schedule) for the implementation of a landscaping scheme, and a schedule of landscape maintenance for a minimum period of five years, have been submitted to the Local Planning Authority and approved in writing. The landscape scheme shall be carried out in accordance with the approved details and the agreed timetable, and the schedule shall include details of the arrangements for its implementation. If any plant dies, becomes diseased or fails to thrive within a period of 5 years from the date of planting, or is removed, uprooted or destroyed, it must be replaced by another plant of the same kind and size and at the same place, unless the Local Planning Authority agrees to a variation beforehand in writing.

Reason:- To comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990 so as to ensure that the details of the development of the landscaping are complementary, and to ensure a satisfactory appearance to the development.

(6)        No development shall take place until details of all levels, contours and bunding have been submitted to and approved by the Local Planning Authority showing cross-sections and elevations of the levels of the site prior to development and the proposed levels of all ground floor slabs of buildings, roadways and accessways and landscaped areas. The development shall be carried out in accordance with those approved details.

Reason: To ensure the impact of the intended development is acceptable.

(7)        Prior to the commencement of the development details of the proposed surface materials for the access, turning and parking areas shall be submitted to and approved in writing by the Local Planning Authority. The agreed surface treatment shall be completed prior to the first occupation of the development.

Reason:-  To ensure that a satisfactory surface treatment is provided in the interests of highway safety and visual amenity.

(8)        The parking area shown on the approved plan shall be provided prior to the first use of the development and shall be retained free of obstruction for the parking of staff, customers and visitors vehicles.

Reason:- In the interests of highway safety.

(9)        A flood risk assessment and management and maintenance plan shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. The assessment shall demonstrate that surrounding properties shall not be subject to increased flood risk and, dependant upon the capacity of the receiving drainage, shall include calculations of any increased storm run-off and the necessary on-site detention. The approved measures shall be carried out prior to the substantial completion of the development hereby approved and shall be adequately maintained in accordance with the approved management and maintenance plan.

Reason:- To conform with the principles of PPS25 and to satisfy Policy U2B of the Adopted Local Plan and Alterations (2006), since the development is located in an area identified as being in an Epping Forest District Council flood risk assessment zone and would be likely to result in increased surface water run-off.

(10)      Prior to commencement of development, including site clearance works, a phased contaminated land investigation shall be undertaken to assess the presence of contaminants at the site in accordance with an agreed protocol as below.  Should any contaminants be found in unacceptable concentrations, appropriate remediation works shall be carried out and a scheme for any necessary maintenance works adopted.

Prior to carrying out a phase 1 preliminary investigation, a protocol for the investigation shall be agreed in writing with the Local Planning Authority and the completed phase 1 investigation shall be submitted to the Local Planning Authority upon completion for approval.

Should a phase 2 main site investigation and risk assessment be necessary, a protocol for this investigation shall be submitted to and approved by the Local Planning Authority before commencing the study and the completed phase 2 investigation with remediation proposals shall be submitted to and approved by the Local Planning Authority prior to any remediation works being carried out.

Following remediation, a completion report and any necessary maintenance programme shall be submitted to the Local Planning Authority for approval prior to first occupation of the completed development.

Reason:-  Since the site has been identified as being potentially contaminated and to protect human health, the environment, surface water, groundwater and the amenity of the area.

(11)      The 16m high fencing and CCTV cameras on the range bays shall be installed prior to use of the site as a Golf Driving Range.

Reason:-  To ensure there is no detrimental impact on the M25 Motorway or users of the surrounding sites.

(12)      The lighting installed on site shall be adjusted, baffled or removed in accordance with any written requirements of the Local Planning Authority or the Highways Agency if considered hazardous to the M25 by the Local Planning Authority or Highways Agency.

Reason:-  To ensure that the approved lighting does not cause hazard to users of the M25.