Mansfield District Council Council Online Planning - Decision Notice Summary

Planning Application Number: 2010/0091/NT
Site Address: LAND AT PARK HALL LEEMING LANE NORTH MANSFIELD WOODHOUSE NOTTINGHAMSHIRE
Description: OUTLINE APPLICATION (INCLUDING LAYOUT, LANDSCAPING, SCALE AND ACCESS) FOR 18 HOLE GOLF COURSE, CLUBHOUSE , 60 BED HOTEL AND CRECHE AND TIED ACCOMMODATION TO COMPRISE OF, 15 FAIRWAY LODGES/VILLAS AND 18 EXECUTIVE SUITES (12 APARTMENTS AND 6 TOWN HOUSES)
Decision Date: 22 March 2012
Decision Type: GRANT OUTLINE PLANNING PERMISSION
Temporary Expiry Date:
Decision Level/Committee: PLANNING COMMITTEE ITEM 7
Conditions / Reason for Refusal: (1) Condition: Details of the appearance (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.

(2) Condition: Application for approval of reserved matters must be made not later than three years beginning with the date of this permission and the development must be begun not later than the expiration of two years from the final approval of reserved matters, or in the case of approval of reserved matters on different dates, the final approval of the last such matter to be approved.

(3) Condition: This permission shall be read in accordance with the following plans, reports (and recommendations) and details:- • Existing Site Survey, Drawing No. GGD-185-2110, received by the Local Planning Authority on 30/03/11 • Master Plan, Drawing No. GGD- 185-2135, received by the Local Planning Authority on 30/03/11 • Earthworks Plan, Drawing No. GGD-185-2136, received by the Local Planning Authority on 30/03/11 • Profiles, Drawing No. GGD-185-2137, received by the Local Planning Authority on 30/03/11 • Proposed site access layout, Drawing No. JD/108/100/A/P, received by the Local Planning Authority on 30/03/11 • Tree Constraints Plan, Drawing No. A17-TTP-01, received by the Local Planning Authority on 30/03/11 • Tree Constraints Plan, Drawing No. A17-TTP-02, received by the Local Planning Authority on 30/03/11 • Tree Constraints Plan, Drawing No. A17-TTP-03, received by the Local Planning Authority on 30/03/11 • Tree Constraints Plan, Drawing No. A17-TTP-04, received by the Local Planning Authority on 30/03/11 • Tree Constraints Plan, Drawing No. A17-TTP-05, received by the Local Planning Authority on 30/03/11 • OS Site Location Plan, received by the Local Planning Authority on 12/02/10 • Existing Site Layout, received by the Local Planning Authority on 12/02/10 • Planning application form, received 12/02/10; • Addendum Report to Flood Risk Assessment (February 2011) as amended by letter dated 21/10/11. • Archaeological Desk-Based Assessment, received by the Local Planning Authority on 30/03/11; • Design and Access Statement, received by the Local Planning Authority on 30/03/11. • Arboricultural Implication Assessment and Arboricultural Method Statement; received by the Local Planning Authority on 30/03/11 • Tree Condition and Value Survey, received by the Local Planning Authority on 30/03/11; • Nocturnal Bat Assessment, received by the Local Planning Authority on 30/03/11; • Ecological Assessment, received by the Local Planning Authority on 30/03/11; • Reptile Assessment, received by the Local Planning Authority on 30/03/11; • Water Vole and Otter Assessment, received by the Local Planning Authority on 30/03/11 • Badger Assessment, received by the Local Planning Authority on 30/03/11. • National Vegetation Classification Assessment, received by the Local Planning Authority on 27/06/11. • Breeding Bird Assessment, received by the Local Planning Authority on 27/06/11. • Tree Survey for Bat Roosting Potential, received by the Local Planning Authority on 15/11/11 • Mitigation Strategy for Great Crested Newts, received by the Local Planning Authority on 15/11/11. The development shall thereafter be undertaken in accordance with these plans, reports (including recommendations) and details, unless otherwise agreed in writing by the Local Planning Authority.

(4) Condition: Building operations shall not be commenced until details of the existing and proposed ground levels and proposed finished floor levels of the building(s) have been submitted to and approved in writing by the Local Planning Authority. The development thereafter shall be undertaken in accordance with the approved details.

(5) Condition: The hours of work during demolition, construction and the delivery of materials on to the site shall be restricted to 08.00-18.00 hours Monday-Friday, 08.00-13.00 hours Saturdays and no working shall take place on Sundays and Bank Holidays.

(6) Condition: No development shall take place until the method of working during the demolition and construction phases, in the form of an environmental management plan, to include control of noise, vibration and dust emission has been submitted to and approved in writing by the Local Planning Authority. All subsequent construction shall be undertaken in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.

(7) Condition: No development shall commence until a construction traffic management plan for the delivery of ground materials to the site has been submitted to and approved in writing by the Local Planning Authority. The plan shall include traffic routing, frequency of deliveries and hours/days of delivery and the delivery of ground materials to the site shall be undertaken in accordance with the approved details.

(8) Condition: Notwithstanding the details submitted, no development shall commence until a plan indicating the positions, design, materials and type of walls, fences and other means of enclosure to be erected within and along the boundaries of the site have been submitted to and approved in writing by the Local Planning Authority. The development thereafter shall be undertaken in accordance with the approved details before the buildings are occupied.

(9) Condition: Prior to the commencement of development, details of the proposed external lighting scheme for the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority.

(10) Condition: The formal written approval of the LPA is required prior to commencement of any development with regard to parking and turning facilities, access widths, gradients and surfacing.

(11) Condition: No part of the development hereby permitted shall be brought into use until the vehicular access to the site has been completed and surfaced in a bound material behind the highway boundary in accordance with approved plan reference JD/108/100/A/P, received by the Local Planning Authority on 30/03/11.

(12) Condition: No development shall commence on any part of the application site unless or until a ghost island right turn lane including pedestrian refuges has been provided at the site access junction as shown for indicative purposes only on the submitted plan JD/108/100/A/P to the satisfaction of the Local Planning Authority.

(13) Condition: No part of the development hereby permitted shall be brought into use until the visibility splays shown on drawing no. JD/108/100/A/P, received by the Local Planning Authority on 30/03/11 are provided. The area within the visibility splays referred to in this condition shall thereafter be kept free of all obstructions, structures or erections exceeding 0.6 metres in height

(14) Condition: Details of measures to prevent the deposit of debris upon the adjacent public highway shall be submitted and approved in writing by the LPA prior to any works commencing on site. The approved measures shall be implemented prior to any other works commencing on site.

(15) Condition: No part of the development hereby permitted shall be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall set out proposals (including targets, a timetable and enforcement mechanism) to promote travel by sustainable modes which are acceptable to the Local Planning Authority and shall include arrangements for monitoring of progress of the proposals. The Travel Plan shall be implemented in accordance with the timetable set out in that plan unless otherwise agreed in writing by the local planning authority.

(16) Condition: The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul drainage has been submitted to, and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved.

(17) Condition: The development hereby permitted shall not be commenced until such time as a scheme to manage and control the risks from herbicide and fertilizer usage has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.

(18) Condition: The development hereby permitted shall not be commenced until such time as a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.

(19) Condition: The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) dated and amended Feb 2011, compiled by Armstrong Stokes and Clayton Ltd and the following mitigation measures detailed within the FRA: 1. A scheme for the provision and implementation of surface water run-off limitation to greenfield runoff rates as detailed in section 5.4: Surface Water Drainage; 2. Provision, implementation and maintenance of a Sustainable Drainage (SuDs) system with storage provided upto the 100 year plus 30% climate change allowance as detailed in section 5.4: Surface Water Drainage;

(20) Condition: The development hereby permitted shall not be commenced until details of the access crossing over the Lea Brook has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements and method statement embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

(21) Condition: Only uncontaminated soils, clays and soil making materials (uncontaminated inert waste such as concrete, hardcore and other similar demolition waste) which are fit for the purpose of restoring the site to a recreational/amenity/biodiversity afteruse shall be imported into the site. If, in the opinion of the Local Planning Authority, it is considered that the materials being imported into the site are not fit for purpose then, within two weeks of a written request from the Local Planning Authority, detailed chemical analyses of samples of the materials imported onto the site shall be undertaken and submitted to the Local Planning Authority for assessment and for its approval in writing. The analyses, based on criteria derived from BS:3882 and guidance from the Contaminated Land Exposure Assessment, shall provide data on the concentrations of the following and any other compounds or substances deemed appropriate by the Local Planning Authority: (i) pH; (ii) Arsenic; (iii) Asbestos; (iv) Boron; (v) Cadmium; (vi) Chromium (III and IV); (vii) Copper; (viii) Hydrocarbons; (ix) Lead; (x) Mercury (inorganic); (xi) Nickel; (xii) Selenium; and (xiii) Zinc. Should the results of the analyses confirm that unsuitable material has been imported onto the site, it shall be removed from the site within two weeks of notification from the Local Planning Authority, and disposed of at a suitably licensed site.

(22) Condition: Prior to the commencement of development, a biodiversity habitat creation and management plan shall be submitted to and approved in writing by the Local Planning Authority. The site shall be managed in accordance with the approved plan for the life of the permission.

(23) Condition: Prior to the commencement of development a further badger survey shall be undertaken and the details shall be submitted to and approved in writing by the Local Planning Authority.

(24) Condition: Prior to the commencement of development, details of the protection measures included in the approved National Vegetation Classification Survey, received by the Local Planning Authority on 27/06/11 shall be submitted to and approved in writing by the Local Planning Authority. The protection measures shall be undertaken in accordance with the approved details.

(25) Condition: Prior to the commencement of development, a method statement shall be submitted for the construction of all access roads within the site. The access road shall be constructed in accordance with the approved details

(26) Condition: Prior to the first use of the golf course details of signage to erected within the vicinity of the recorded right of way dissecting the site shall be submitted to and approved in writing by the Local Planning Authority.

(27) Condition: Prior to the commencement of development, precise details in respect of all car parking areas within the site, including a construction method statement shall be submitted to and approved in writing by the Local Planning Authority.

(28) Condition: Prior to the commencement of development, the precise location of the proposed ‘’Park Hall Executive Suites’’ shall be identified on a plan at 1:200 scale.

(29) Condition: Notwithstanding the submitted details, no works or development shall take place until a specification of all proposed tree planting has been submitted to and approved in writing by the LPA. This specification will include details of the quantity, size, species, position and the proposed time of planting of all trees to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size, and anticipated routine maintenance, surfacing and soil rooting volume. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape should be similarly specified. All tree, shrub and hedge planting included within that specification shall be carried out in accordance with that specification and in accordance with BS 3936 (parts 1, 1992, Nursery Stock, Specification for trees and shrubs, and 4, 1984, Specification for forest trees); BS4043, 1989, Transplanting root-balled trees; and BS4428, 1989, Code of practice for general landscape operations (excluding hard surfaces). If within a period of five years from the date of planting of any tree that tree, or any tree planted in replacement for it, is removed, uprooted, destroyed or dies, (or becomes in the opinion of the LPA seriously damaged or defective), another tree of the same species and size originally planted shall be planted at the same place, unless the LPA gives its written consent to any variations.

(30) Condition: Notwithstanding the submitted details, no more than 100,000 tonnes of ground material shall be imported onto the site to create the golf course.

(1) Reason: In accordance with Section 92(2) of the Town and Country Planning Act 1990, as amended by S51(2) of the Planning and Compulsory Purchase Act 2004.

(2) Reason: In accordance with Section 92(2) of the Town and Country Planning Act 1990, as amended by S51(2) of the Planning and Compulsory Purchase Act 2004.

(3) Reason: To define the permission, for the avoidance of doubt.

(4) Reason: In the interests of visual amenity and to accord with Saved Policy BE1 (28/09/07) of the adopted Mansfield District Local Plan.

(5) Reason: In the interests of the reasonable residential amenity of adjoining occupiers, in accordance with Saved Policy H2 (28/09/07) of the adopted Mansfield District Local Plan.

(6) Reason: In the interests of the reasonable residential amenity of adjoining occupiers, in accordance with Saved Policy H2 (28/09/07) of the adopted Mansfield District Local Plan.

(7) Reason: In the interests of the reasonable residential amenity of adjoining occupiers, in accordance with Saved Policy H2 (28/09/07) of the adopted Mansfield District Local Plan.

(8) Reason: In the interests of visual amenity and residential amenity and to accord with Saved Policy BE1 (28/09/07) of the adopted Mansfield District Local Plan.

(9) Reason: In accordance with visual amenity and Saved Local plan Policy BE1 (28/09/07) of the Mansfield District Local Plan 1998 and in the interest of nature conservation.

(10) Reason: In the interest of highway safety.

(11) Reason: In the interests of Highway safety.

(12) Reason: In the interests of Highway safety.

(13) Reason: To afford adequate visibility at the access to cater for the expected volume of traffic joining the existing highway network and in the interests of general highway safety.

(14) Reason: To reduce the possibility of deleterious material being deposited on the public highway (loose stones etc).

(15) Reason: To promote sustainable travel.

(16) Reason: To protect and enhance the River Meden catchment in line with the requirements of the Water Framework Directive.

(17) Reason: To protect and enhance the River Meden catchment in line with requirements of the Water Framework Directive.

(18) Reason: Construction works and earth moving have a high risk of causing silt pollution in the River Meden and the Leas Brook. The EA are sponsoring works to deal with the impact of historic silt management issues within this catchment. These works are a key component in improving the ecological status of the River Meden. Failure to control silt pollution risks during construction could negate these improvements.

(19) Reason: To prevent flooding by ensuring the satisfactory disposal of surface water from the site and to prevent flooding by ensuring the satisfactory storage of surface water from the site.

(20) Reason: To reduce the risk of flooding to the proposed development and in the interest of nature conservation.

(21) Reason: To ensure there is no unacceptable risk of pollution to groundwater or surface water, in accordance with Policy W3.5 of the Nottinghamshire and Nottingham Waste Local Plan.

(22) Reason: In the interest of nature conservation

(23) Reason: In the interest of nature conservation

(24) Reason: In the interest of nature conservation

(25) Reason: To ensure that the retained trees on site are suitably protected.

(26) Reason: In the interest of visual amenity and in accordance with Saved Local Plan Policy BE1.

(27) Reason: To ensure that car parking spaces and manoeuvring areas achieve the required standards, in accordance with Saved Local Plan Policy M16 (28/09/07) and to ensure that retained trees are suitably protected.

SUMMARY OF REASONS FOR DECISION The golf course element of the proposal is considered to be in accordance with Saved Policies NE1, LT11 and LT13 of the Mansfield District Local Plan and the advice contained in PPG17. The tourism and related elements of the proposal are fully in accordance with the objectives of Saved Policy LT20 and while to an extent at variance with Saved Policies NE1 and LT11 and the sequential testing identified in PPS4 it is considered, on balance, that this is outweighed by the economic benefits which the tourism element of the proposal would deliver. The proposal is therefore considered to be in accordance with the general objectives of PPS4 and the draft National Planning Policy Framework. The proposal would not have an adverse impact on ecology, the landscape character or highway safety and it is considered that the tenure of the holiday units and phasing of the development can be controlled by a S.106 Agreement. In the opinion of the Local Planning Authority, there are no other material considerations which indicate that a decision should be taken at variance with the above having considered the relevant policies detailed below. Summary of Relevant Policies National Planning Policy Statement 1 – Delivering Sustainable Development Sets out the overarching policy and principles for the planning system. States that new development should be sustainable in nature and should achieve a high quality of design. Planning Policy Statement 4 – Planning for Sustainable Economic Growth Sets out the Government's comprehensive policy framework for planning for sustainable economic development in urban and rural areas. Planning Policy Statement 7 – Sustainable Development in Rural Areas Sets out the Government's planning policies for rural areas, including country towns and villages and the wider, largely undeveloped countryside up to the fringes of larger urban areas. Planning Policy Statement 9 - Biodiversity and Geological Conservation Sets out planning policies on protection of biodiversity and geological conservation through the planning system. Planning Policy Guidance 13 – Transport Sets out the objectives to integrate planning and transport at the national, strategic and local level and to promote more sustainable transport choices both for carrying people and for moving freight. PPG16: Archaeology and Planning Sets out the Government’s planning policies on archaeological remains on land, and how they should be preserved or recorded both in an urban setting and in the countryside. Planning Policy Guidance 17 - Planning For Open Space, Sport & Recreation Sets out the policies needed to be taken into account by planning bodies in the preparation of Regional Planning Guidance [or any successor] and by local planning authorities in the preparation of development plans [or their successors]. Planning Policy Statement 22 – Renewable Energy Sets out the Government's policies for renewable energy, which planning authorities should have regard to when preparing local development documents and when taking planning decisions. National Planning Policy Framework This document is currently in draft form and is undergoing public consultation however it sets out how the national government proposes to reform the planning system to make it less complex and more accessible. A presumption in favour of growth and sustainable economic development underpins this document. East Midlands Regional Plan [RSS] Policy 1 – sets out the objectives of the plan with the aim to secure the delivery of sustainable development within the East Midlands. Policy 2 – sets out the criteria for promoting better design. Policy 3 – sets out the criteria for the distribution of new development. Policy 7 – sets out the criteria for achieving the regeneration of the northern sub-area. Policy 13a – sets out the regional housing provision for the region. Policy 18 – sets out the regional priorities for the economy. Policy 19 – sets out the regional priorities for regeneration. Policy 29 – sets out the priorities for enhancing the region’s biodiversity Policy 39 – sets out the regional production for energy reduction and efficiency. Policy 41 – sets out the regional priorities for Culture, Sport and Recreation. Policy 42 – sets out the regional priorities for tourism. Northern SRS 1 – sets out the sub-regional development priorities for the northern sub-region. Saved Mansfield Local Plan Policies [28/09/07] DPS1– Seeks to ensure that adequate provision is made within the plan period for the scale of development that is necessary to meet the needs of the District whilst at the same time protecting and enhancing the environmental attributes of the District to progress towards sustainable development DPS2 – Seeks to ensure development is concentrated in the most sustainable locations. BE1 – Seeks to ensure developments achieve a high standard of design. NE1 – States that development outside the urban boundary should meet at least one of the criteria identified within the policy. M9 – States that planning permission will not be granted for developments unless they include adequate provision for the needs of existing and potential bus users and operators. M16 – Sets out the criteria that new developments need to meet in relation to the highway network. LT11 – Supports the creation of a country park in the area, to complement he more formal facilities to the south. LT13 – Supports the development of ‘’built’’ leisure facilities provided that they would meet all of six criteria. LT20 – States that planning permission will be granted for the development of; including the upgrading / extension of existing, hotels, guest houses, bed and breakfast and self catering accommodation, proving that six criteria can be met. Mansfield District Council: Interim Planning Guidance Note 11: Green Infrastructure - draws upon relevant policy, government guidance, greenspace standards, best practice, and background information to provide a practical methodology for identifying key areas for Green Infrastructure [GI] protection, enhancement, and creation within the district.

(28) Reason: To define the permission.

(29) Reason: In the interest of visual amenity and in accordance with Saved Local Plan Policy BE1

(30) Reason: To define the permission.

(1) Note to Applicant Enclosed are comments received from the Environment Agency

(2) Note to Applicant In Order to carry out the offsite works required you will be undertaking work in the public highway which is land subject to the provisions of the Highway Act 1980 (as amended) and therefore land over which you have no control. In order to undertake the works you will need to enter into an agreement under Section 278 of the Act. Please contact Mr. Shaun Brown tel: 01623 520712 for details.

(3) Note to Applicant Enclosed are the comments received from Central Networks.

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