Despite the best efforts of an informed and articulate action group over 3 years, the supermarket planning application for the Cawdor site has received approval from Carmarthenshire County Council’s planning committee. The action group visited county hall today to observe the planning meeting and press their case.
Then it was the turn of the committee themselves. Led by Emlyn Dole, several of the Plaid group spoke from the heart on behalf of “this lovely Welsh town”. In his speech Cllr Dole also noted that at the last meeting he had objected specifically to the retail figures presented by the consultants and expected this to be in the minutes. (Yet the planning officers had just explicitly stated that there had been no objection on these grounds). This of course was just glossed over. This gave a clear indication of which way the wind was blowing.
Only one Labour councillor spoke – for the supermarket. All the others just sat there. Then they voted 7 against, 8 for. So it was a clear split along party lines: Plaid against, Labour and “Independent” for.
1. Had the opposition campaign not been as hard working, determined and capable as they were, this development would have been approved with few of these conditions 2 years ago.
2. The extensive list of conditions will be monitored closely and the planning department questioned frequently about the developers compliance.
Conditions imposed on development by Planning Department
[DDET Click to expand the 31 conditions]
(Headings = Reasons for Condition)
Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.
To ensure appropriate drainage facilities are provided and to reduce the potential for flooding.
2 No development shall commence until full details of the implementation, maintenance and management of a suitable drainage system for surface water drainage shall be submitted to and approved in writing by the Local Planning Authority. This shall be a sustainable drainage system unless otherwise agreed in writing. The scheme shall be fully implemented in accordance with the approved scheme prior to the construction of any impermeable surfaces draining to this system, unless otherwise agreed in writing by the Local Planning Authority.
To prevent disturbing otters, which are known to use the River Teifi and otters are protected under the Wildlife and Countryside Act 1981 as amended.
3 The development shall be carried out strictly in accordance with the details contained within the Tree Survey and Report received on 7th January 2011, the amended Outline Method Statement of Drainage Outfall Construction received on 4th May 2011, the Amended and Supplemented Otter Survey and Report received on 7th January 2011, the Amended and Supplemented Ground Stabilisation Report received on 7th January 2011, and the amended and Supplemented Surface Water Drainage Report received on 7th January 2011 unless otherwise agreed in writing by the Local Planning Authority.
4 All construction works must be carried out between the hours of 8am and 6pm. To prevent disturbance to otters, which are known to use the River Teifi.
5 No development shall commence until a Method Statement detailing all necessary pollution prevention measures for the construction/operational phase of the development is submitted to and approved in writing by the Local Planning Authority. The works shall be carried out strictly in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.
To prevent light spill within the adjacent riparian woodland
6 No development shall commence until details of a lighting plan are submitted to and agreed in writing by the local planning authority. The works shall then be carried out strictly in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.
To prevent disturbing otters, which are known to use the River Teifi and otters are protected under the Wildlife and Countryside Act 1981 as amended.
7 No development shall commence until a further survey for otter is submitted to and agreed in writing by the Local Planning Authority.
8 No development shall commence until a detailed final construction method statement is submitted to and agreed in writing by the Local Planning Authority. The works shall then be carried out strictly in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.
To protect the amenity of the occupants of existing dwellings and to protect the hours of sleep
9 No deliveries shall be taken at or dispatched from the site during the hours of 23:00 through to 07:00 on any day.
In the interest of visual amenity and to ensure appropriate retention of and/or compensation for loss of existing landscape features.
10 The approved Detailed Landscape Design Scheme contained in the amended 1:250 scale Planting Specification – Entrance plan ref Drawing 1 (rev 2) received on 13th January 2011 and the amended 1:250 scale Planting Specification – Car Park plan ref Drawing 2 (rev 2) received on 13th January 2011 shall be fully implemented during the first available planting and seeding season following the commencement of the development; unless otherwise agreed in writing by the Local Planning Authority.
11 Any planting or seeding elements of the approved landscape scheme which, within a period of 5 years from practical completion of the development, die or become, in the opinion of the local planning authority, seriously diseased, damaged or otherwise defective shall be replaced in the next planting or seeding season with replacement elements of similar size and specification, unless otherwise agreed in writing by the Local Planning Authority.
In the interests of highway safety
12 Prior to its use by vehicular traffic, Tanyard lane shall be laid out and constructed with 5.5 metre carriageway, 1.8 metre footways, and 8 metre kerbed radii at the junction with the A484 road.
13 Prior to any use of the access road, Tanyard Lane, by vehicular traffic, a visibility splay of 2.4 metres x 70 metres shall be formed and thereafter retained in perpetuity, either side of the centre line of the access road in relation to the nearer edge of carriageway.
14 The pedestrian route shall be upgraded as detailed on the submitted amended 1:200 scale Pedestrian Link Plan ref 10.53 Drawing 00.12 Amendment Rev received on 13th January 2011. This shall be completed to prior to the beneficial use of the site.
15 No development shall commence until full details of the proposed site access realignment and carriageway alterations shall be submitted for the written approval of the Local Planning Authority and to the specification of the Local Highway Authority. The works shall then be carried out and completed in accordance with the approved scheme prior to the beneficial use of any part of the development hereby approved.
16 Within one month of completion of the construction of the proposed on-highway and site access infrastructure works, a Stage 3 Road Safety Audit shall be undertaken on the above works, the results of which shall be submitted for the written approval of the Local Planning Authority and to the specification of the Local highway Authority.
17 No development shall be occupied until such time as a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall specify initiatives to be adopted by the operators of the site to encourage access to the site by a variety of non-car means. It shall set targets and shall specify a monitoring mechanism to ensure compliance with the travel Plan objectives. The Plan shall identify the Travel Plan Coordinator and outline their responsibilities in pursuing the objectives of the Travel Plan; it should also state who the Travel Plan Co-ordinator will report to. Should the targets within the Travel Plan not be met, the operator should undertake whatsoever measures, as may first have been agreed in writing with the Local Planning Authority, as are necessary to cause a reduction in the number of car borne trips to ensure the targets are achieved. The Plan shall set out a five-year plan with measures introduced within three months receiving approval from the Local Planning Authority. The Plan shall be under constant review with further surveys undertaken every two years thereafter. An Annual Report providing a review of progress towards targets and of the implementation of the Travel Plan shall be sent to the Local Planning Authority.
18 The parking spaces and layout shown on the plans herewith approved shall be provided prior to any use of the development herewith approved. Thereafter, they shall be retained, unobstructed, for the purpose of parking only. In particular, no part of the parking or turning facilities is to be obstructed by non-motorised vehicles.
19 The access, visibility splays and turning area required, shall be wholly provided prior to any part of the development being brought into use, and thereafter shall be retained unobstructed in perpetuity. In particular, no part of the access, visibility splays, or turning area, is to be obstructed by non-motorised vehicles.
In the interest of protection of amenity levels
20 No development shall commence until a Noise Assessment along with any appropriate mitigation measures has been submitted to and agreed in writing by the Local Planning Authority in relation to noise and vibration produced by the mechanical equipment and plant. The works shall then be carried out strictly in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.
In the interest of preventing pollution
21 No development shall commence until a demolition method statement has been submitted to and agreed in writing by the Local Planning Authority. The works shall then be carried out strictly in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.
To prevent pollution and address potential contaminated land.
22 No development shall commence until the applicant has:
- Prepared a desktop study (Preliminary Risk Assessment) which shall include the identification of previous land uses, potential contaminants that might reasonably be expected given those uses and other relevant information, such as pathways and exposure to potential receptors. This information shall also be presented in tabular or diagrammatical form (Conceptual Site Model) for the site and all potential contaminant sources, pathways and receptors shall be included. In order to complete the conceptual site model, it may be necessary at this stage to undertake limited exploratory sampling. The Preliminary Risk Assessment shall be submitted to and be approved by the Local Planning Authority.
- Prepared a detailed scheme for the investigation and recording of contamination for the site (where necessary). The detailed site investigation report (Quantitative Risk Assessment) shall be submitted to and approved by the Local Planning Authority. The report shall be prepared in accordance with recognised current best practice, legislation, relevant guidance, documentation and British Standards.
- Submitted detailed proposals for site remediation and verification (Remediation Strategy) which may involve the removal, containment or otherwise rendering harmless such contamination. The proposals shall be prepared in accordance with recognised current best practice, legislation, relevant guidance, documentation and British Standards and shall be submitted to and have received in writing the approval of the Local Planning Authority prior to commencing the works. If, during development, any contamination should be encountered which was not previously identified and is derived from a different source and/or of a different type to those included in the ‘Remediation Strategy’ then a revised ‘Remediation Strategy’ shall be submitted to the Local Planning Authority. If, during development, site contaminants are found in areas previously expected to be clean, then their remediation shall be carried out in line with the agreed ‘Remediation Strategy’. The works shall be carried out strictly in accordance with the approved schemes unless otherwise agreed in writing by the Local Planning Authority.
To protect archaeological interests.
23 The developer shall ensure that a suitably qualified archaeologist is present during the undertaking of any ground works in the development area, so that an archaeological watching brief can be conducted. The archaeological watching brief will be undertaken to the standards laid down by the Institute of Field Archaeologists. The Local Planning Authority shall be informed in writing at least two weeks prior to the commencement of the development, of the name of the said archaeologist.
In order to control the level of retail floor space provision and impact of the development on other retail centres and shopping destinations.
24 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order 1995 (or any order revoking and re-enacting that order) (with or without modification), no first floor retail or ancillary floorspace (ie mezzanine floors) shall be created without the express written consent of the local planning authority.
Given the size/complexity of the site it is considered possible that there may be unidentified areas of contamination at the site that could pose a risk to controlled waters if they are not remediated.
25 If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.
There is an increased potential for pollution of controlled waters from inappropriately located infiltrations systems such as soakaways, unsealed porous pavement systems or infiltrations basins
26 No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters.
Development that encroaches on watercourses has a potentially severe impact on their ecological value. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected.
27 Prior to the commencement of development a scheme for the provision and management of a buffer zone alongside the river shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include:
- plans showing the extent and layout of the buffer zone;
- details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term;
- details of any fencing.
To ensure sustainability principles are adopted during development.
28 No development approved by this permission shall be commenced until a Waste Management Plan for the control, management, storage and disposal of demolition waste/excavated material has been submitted to and approved in writing by the Local Planning Authority.
In the interest of sustainability
29 The building hereby permitted shall be constructed to achieve a minimum Building Research Establishment BREEAM (or subsequent equivalent quality assured scheme) overall ‘Very Good’ and achieve 6 credits under category Ene1 in accordance with the requirements of BREEAM 2008
30 No development shall commence until a ‘Design Stage’ assessment and evidence that the document has been submitted for assessment by BRE has been submitted to the Local Planning Authority on the building hereby approved until the Interim Certificate has been submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out entirely in accordance with the approved assessment and certification unless the Local Planning Authority shall otherwise consent in writing.
31 Prior to the beneficial use of the development hereby approved, a ‘Post Construction Stage’ assessment has been carried out in relation to it, a Final Certificate has been issued for it certifying that ‘Very Good’ and 6 Credits under Ene1 has been achieved, unless the Local Planning Authority shall otherwise consent in writing.
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