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Delegated

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									Delegated
3 December 2009                                               Schedule No D47/09(A)


Subject     Planning Decision Schedule

Purpose     To notify Members of the determined Planning Applications.

Author      Head of Planning, Regeneration and Strategic Housing.

Ward        As indicated on the Schedule.

Summary The Head of Planning, Regeneration and Strategic Housing has delegated
            powers to take decisions in relation to planning applications in accordance
            with the Council’s scheme of delegated. The schedule attached details
            decisions taken during the week up until 3 December 2009.

Contact                   Mark Hand 01633 232506 mark.hand@newport.gov.uk

Proposed Action by        Head of Planning, Regeneration and Strategic Housing.

                          (1) To issue decisions as shown on the attached schedule.

Signed




                       PLANNING DECISION SCHEDULE                                     1
     Background
1    Report attached.

     Options Considered/Available
2    As indicated in the attached Schedule.

     Preferred choice and reasons
3    As indicated in the attached Schedule.

     Sustainability and Environmental Issues
4    None.

     Equalities Impact
5    None.

     Crime Prevention Impact
6    None.

     Comments of Monitoring Officer
7    None.

     Comments of Chief Financial Officer
8    None.

     Comments of Head of Human Resources and Policy
9    None.

     Other Relevant Consultation
10   None.

     Background Papers

11   NATIONAL POLICY

     Planning Policy Wales (PPW) (March 2002)

     Ministerial Interim Planning Policy Statement (MIPPS):
     MIPPS 01/2009 - Planning for Sustainable Buildings
     MIPPS 01/2008 – Good Design
     MIPPS 01/2006 – Housing
     MIPPS 02/2005 – Planning for Retailing and Town Centres
     MIPPS 01/2005 – Planning for Renewable Energy

     PPW Technical Advice Notes (TAN):
     TAN 1: Joint Housing Land Availability Studies (2006)
     TAN 2: Planning and Affordable Housing (2006)
     TAN 3: Simplified Planning Zones (1996)
     TAN 4: Retailing and Town Centres (1996)
     TAN 5: Nature Conservation and Planning (2009)
     TAN 6: Agriculture and Rural Development (2000)
     TAN 7: Outdoor Advertisement Control (1996)
     TAN 8: Renewable Energy (2005)
     TAN 9: Enforcement of Planning Control (1997)
     TAN 10: Tree Preservation Orders (1997)
     TAN 11: Noise (1997)
                               PLANNING DECISION SCHEDULE      2
TAN 12: Design (2009)
TAN 13: Tourism (1997)
TAN 14: Coastal Planning (1998)
TAN 15: Development and Flood Risk (2004)
TAN 16: Sport, Recreation and Open Space (2009)
TAN 18: Transport (2007)
TAN 19: Telecommunications (2002)
TAN 20: The Welsh Language: Unitary Development Plans and Planning Control (2000)
TAN 21: Waste (2001)

Minerals Planning Policy Wales (December 2000)
Minerals Technical Advice Note (MTAN) Wales 1: Aggregates (30/03/2004)
Minerals Technical Advice Note (MTAN) Wales 2: Coal (20/01/2009)

LOCAL POLICY

Newport Unitary Development Plan (UDP) 1996 – 2011 (Adopted May 2006)

Supplementary Planning Guidance (SPG):
Accessibility Design Guide
Alway Regeneration Area Development Brief (November 2005)
Crindau Development Brief Planning and Design Guidelines (September 2008)
Eastern Expansion Area Development Framework (May 2007)
Design Guide for Infill and Backland Development [Adopted September 2009]
Flat Conversions and Houses in Multiple Occupation (June 2006)
Flood Risk and Sustainable Drainage Systems (December 2005)
George Street Development Brief (November 2003)
House Extensions (January 2005)
Lower Dock Street Conservation Area Appraisal
Masterplanning Principles (2004)
Newport Public Realm Strategy (July 2006)
Newport 2020 Unlimited Vision
Old Town Dock Development Brief (December 2005)
Outdoor Play Space Provision (February 2007)
Parking Guidelines Revised Edition (1993) Including Revised Central Area Requirement
Pillgwenlly Regeneration Framework (May 2009)
Planning Obligations (December 2007)
Redwick Conservation Area Appraisal SPG (September 2002)
Repairs and Alterations to Listed Buildings: Supplementary Planning Guidance
Residential Design Guide (May 2007)
River Usk Strategy (July 2009)
Rodney Parade Development Brief (July 2006)
Security Measures for Shopfronts and Commercial Premises (March 2006)
Station Yard Urban Design Framework (September 2008)
Town Centre Shopfront Policy.




                         PLANNING DECISION SCHEDULE                                    3
                                 Planning Application Schedule
APPLICATION DETAILS

No:             09/0850           Ward:           LLISWERRY

Type:           RESERVED MATTERS

Expiry Date:    16/11/2009

Applicant:      LINC CYMRU

Site:           LAND ADJACENT TO BRUNEL HOUSE                   CORPORATION ROAD NEWPORT SOUTH
                WALES

Proposal:       ERECTION OF 176NO. DWELLINGS, APARTMENTS AND ASSOCIATED WORKS
                AFFECTING PUBLIC RIGHTS OF WAY 395/7 LLISWERRY (RESERVED MATTERS)

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION: Requires a condition be attached to any grant of
planning permission requiring the approval and implementation of a secondary emergency access link into
the site prior to first occupation of the 101st unit. This is in accordance with the agreed threshold above
which an emergency access is required and serves to ensure that development can be accessed in an
emergency should the main access become obstructed.
Prior to first occupation of any unit within the development the improvements to the existing access into the
site at the junction of Corporation Road must be implemented in accordance with the design approved.
These works must be undertaken by the Council under a Section 278 Agreement and all associated costs
met by the developer. A condition requiring these works must be attached to any planning permission.
A condition must also be attached requiring the submission of full engineering details for the construction
and layout of all the new roads, footpaths, street lighting and associated highway drainage within the site
which must be constructed to the Council’s approved standard.
A construction management plan must also be submitted giving details of wheel wash facilities to be
employed on site to prevent the ingress of mud and loose debris into the highway during construction phase.
Subject to these conditions, proposals are considered acceptable.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (ENVIRONMENTAL HEALTH): No
objection. With regards contamination, notes the supplementary site investigation report submitted with this
application. The information provided in not sufficient to discharge Condition 02 of the outline permission.
More analysis of contaminants, in particular PCBs and VOCs would be expected.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (PUBLIC RIGHTS OF WAY): No
objection. Welcomes the surfacing of the PROW with tarmac and the details of traffic calming at the road
crossing. The route of the pathway on the drawings is not on the line of the PROW but near to it. It may be
that to overcome the unresolved issues a minor formal diversion of this PROW could be an easier way
forward for the applicant. Whilst the rumble-strip as proposed will be clear in its intention the PROW is fixed,
and no-one has any authority to divert it unless a formal application is made and is successful in outcome.
Until then the PROW route will remain as before in law, and the Council can only assert walking rights along
this route.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (LANDSCAPE): The applicants
need to satisfy us that the houses closest to the overhead power lines are sufficient distance from them, the
areas beneath the pylons must be fully planted, the plan must show the exact location of protective fencing
to trees and other vegetation to be retained, no account has been taken of planting additional street trees, no
account has been taken of the topsoil specification for gardens, a detailed plan and frequent sections
showing the relationship of the PROW and existing vegetation are required, railings are not appropriate for
dividing parking spaces or garden lawns.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (TREES): No objection subject to
specified conditions.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (BIODIVERSITY): No objection.
Requests that specified recommendations within the Bat Survey Report be complied with.

ENVIRONMENT AGENCY: No objection subject to conditions. These include requirements to implement the
development in accordance with the recommendations of the submitted Otter Survey Report; further
investigation and risk assessment in relation to contamination; and submission of a verification report to
                                      PLANNING DECISION SCHEDULE                                              4
confirm implementation of approved remediation scheme.          A Flood Consequence Assessment is not
required.

COUNTRYSIDE COUNCIL FOR WALES: No objection.
DWR-CYMRU – WELSH WATER: No surface water or land drainage run off shall connect to the public
sewerage system.

GLAMORGAN GWENT ARCHAEOLOGICAL TRUST: No objection.

WALES AND WEST UTILITIES: Identify apparatus in the area.

WESTERN POWER DISTRIBUTION: Identify apparatus in the area.

REPRESENTATIONS
NEIGHBOURS: None.

CHIEF FIRE OFFICER: Given the size of the development and the increased risk of an incident requiring our
attendance it is considered that a secondary means of access/egress is necessary. This is due to the nature
of the risk in the immediate area of the access road which could result in it becoming obstructed.

NEWPORT ACCESS GROUP: Does not approve of the raised traffic calming strip at the entrance of the site
and elsewhere. These raised areas confuse people with sight impairments who need a kerb to tell them a
road exists. The bumps cause considerable discomfort to many disabled persons in vehicles. Cycleways
should be separated from pavements. The drying areas for flats should be nearer a resident’s door. Also
the gravelled base may not be accessible to all. The plans do not show any parking spaces that are 100%
accessible.

ARCHITECTURAL LIAISON OFFICER: No objection.

RELEVANT SITE HISTORY
02/0557    Demolition of existing buildings and erection of Class A1 Non-Food        Withdrawn
           Retail Store, two fast food Class A3 Restaurant units and housing,
           associated car parking, servicing, landscaping and revised access
           (Outline).
04/1173    Development of 350-450 residential units including a mix of 1, 2, 3 and   Granted with Conditions
           4 bed flats and houses and redevelopment/re-use of Lysaght Institute
           for either A3 (Food and Drink) use, C2 (Residential Institutions), C3
           (Dwellinghouses) or D1 (Non-Residential Institutions) and associated
           access affecting Public Right of Way 395/7 Liswerry (Outline).
06/0030    Retention of 2.4m high solid timber fencing along Corporation Road        Granted with Conditions
           and part of Spytty Road frontages of site affecting Public Rights of
           Way 395/4 Lliswerry and 395/7 Lliswerry.
09/0180    Variation of Standard Condition (C) of permission 04/1173 for             Approved
           development of 250-450 residential units and redevelopment/re-use of
           Lysaght Institute in order to allow phased development of site,
           affecting Public Right of Way 395/7 Lliswerry.

ASSESSMENT
This submission seeks approval for reserved matters associated with outline planning permission 09/0180.
The reserved matters are siting, design, external appearance and landscaping.

The submission refers to part of the site subject to the outline planning permission and the approved access
off Corporation Road. The land is situated to the rear of the Lysaght Institute building, extending between
Lysaght Park to the north, Kitty Hawk Drive to the east and the railway embankment to the south. The site’s
western boundary adjoins vacant land to the rear of the Lysaght Institute that is subject to the outline
planning permission but in respect of which no details have yet been submitted for consideration.

The layout includes 176 dwellings comprising a mix of semi-detached, terraced and flatted units.            A
maximum of 3 storeys are proposed.

Although the site has been cleared of buildings, it is constrained by a number of factors. Firstly, there is a
public right of way and overhead power cables bisecting the site. A reen runs alongside the public right of
way and is to be retained. An area of marshy ground with ecological value exists in the north western corner
of the site and the railway embankment and Spytty Road abut the site’s southern boundary. As a
consequence, this submission has been accompanied by a variety of supplementary information including
documents entitled “Lysaght Residential Development – Secondary Emergency Access” prepared by IMA
                                      PLANNING DECISION SCHEDULE                                            5
Transport Planning (October 2009), “Managing Dust and Pollution – Lysaghts Site, Corporation Road”
prepared by Willdig Lammie Partnership (October 2009), “Otter Survey Report” prepared by Soltysbrewster
(October 2009), “Site Investigation Report” prepared by Integral Geotechnique (June 2009), “Design and
Access Statement” prepared by Willdig Lammie Partnership, “Amphibian and Reptile Survey Report”
prepared by Soltysbrewster (July 2009), “Bat Survey Report” prepared by Soltysbrewster (July 2009),
“Extended Phase I Habitat Survey” prepared by Soltysbrewster (July 2009), “Affordable Housing, Lysaght,
Newport – Electromagnetic Interference Survey” prepared by Hoare Lea Communications (May 2009),
“Noise and Vibration Survey Survey Report” prepared by Hoare Lea (July 2009), “Tree Survey and
Preliminary Arboricultural Assessment” prepared by Jerry Ross Arboricultural Consultancy (March 2009),
“Wetland Management Plan” prepared by Soltysbrewster (July 2009), “Noise Modelling Exercise” prepared
by Hoare Lea (September 2009).

Matters of principle have been considered at outline stage and will not be re-examined here. Several
conditions attached to the outline planning permission have been at least partially satisfied by the information
provided as part of this submission. These include ecological Conditions 6, 8 and 9 and dust suppression
details required by condition 11. Other conditions of the outline planning permission remain outstanding
despite additional information being provided. For example, wheelwash details required by Condition 11,
and site investigation and remediation details required by Condition 02.

Primary matters for consideration are the impact of development upon residential amenities of both existing
and future residents, the impact of the development upon ecological interests, highway safety, the public
right of way, existing landscape features and the adequacy of the layout in general having regard to matters
raised at outline stage and the site context.

In respect of site constraints, all relevant consultees are satisfied with the proposals as made subject to
specified conditions. With regard to the public right of way, whilst this exists on paper, there is no evidence
of it on the ground and it is certainly not passable at present. The applicants propose to tarmac the section
within their site area and include a rumble strip across the site access to facilitate pedestrian movements to
and from land north of the site. Although the Public Rights of Way Officer has confirmed that the pathway to
be tarmaced does not follow the exact route of the registered public right of way, the works proposed by the
applicants are an improvement on the existing situation and are welcomed. It is considered unlikely that
user groups will criticise the works on this basis but whether or not they do does not directly affect the
acceptability of this part of the scheme in planning terms as the presence of a pathway link through the site
has merit in terms of site permeability notwithstanding the presence of the public right of way.

On the matter of ecology, the existing marshland is to be retained and a small section of reen will be
relocated. This area is part of the wider land drainage system within the site and adjoins a culverted reen
running in a north-south direction along the western periphery of the site. The wetlands area and reens will
be protected by means of a minimum 1.8m high protective fence, details of which are shown on drawing
1452 (04) 15). This fence will be erected prior to any construction works being carried out and remain for the
duration of the construction. These details must be implemented in accordance with condition 06 of the
outline permission. Such a fence will prevent any unwanted pollution and damage to the wetland and reen
areas. Any toxic substances that will be kept on site, will be contained in adequate sealed containers and
suitable bund storage areas will be constructed also to house certain materials to prevent any pollution.

This has to be done to conform with Health and Safety requirements but further details will be required when
the contractor has been chosen and therefore Condition 06 is only partially satisfied by this reserved matters
approval. The wetlands area and reen will include a 3m wide buffer zone, details of which have been
provided on site layout drawings 1452 (04) 01-05 inclusive (as revised). Engineering drawing layout No -
6083-T-110b, identifies the surface water drainage system to serve the development and how this affects the
reen system. This is pursuant to Condition 8 of the outline planning permission and follows percolation
testing on the site in various locations to assess whether soakaway drainage could be used. This proved to
be unsuccessful. Therefore, the surface water drainage has been designed to be discharged into the
existing reen, attenuated to restrict the flow off the site. The attenuation will be achieved by providing storage
within the drainage network. This satisfies Welsh Water’s requirement that no land drainage or surface
water discharge to the public sewerage system.

In relation to bats and other protected species, the submitted landscape plan includes areas of wildflower
planting and provision of Prickly Lettuce favoured by the Head of Public Protection and Environmental
Services (Biodiversity) to achieve environmental enhancement on site. Areas of wildflower meadow mix in
selected areas along the southern boundary and adjacent to the footpath west of the central ditch/reen are
proposed. The Bat Report submitted is acceptable and its recommendations are supported by the
Biodiversity Officer. A condition is required to secure further details of bat boxes/bricks and compliance with
the report’s recommendations.



                                       PLANNING DECISION SCHEDULE                                               6
Existing landscape features on site will be largely retained. There is no objection to the trees proposed to be
removed. The dominant and most visually beneficial existing landscaping is located along the site’s
southern boundary bordering the railway embankment. Many of the specimens here are located outside the
applicant’s site but overhang gardens proposed along this boundary. The site layout does not prejudice
these as buildings are located a satisfactory distance from tree canopies and root protection areas to avoid
damage or future pressure to fell/cut-back. Appropriate conditions are included to ensure that root protection
areas are protected during the construction period.

With regard to proposed landscaping, this is considered acceptable. Some areas of concern have been
highlighted by the Councils Landscape Officer. Some of these have been addressed, including the position
of protective fencing around existing landscape features, planting under power lines and around pylons, and
relocation of the footpath further from the reen bank to safeguard existing landscape features and the reen
itself. Other matters raised relating to the use of railings around parking spaces and street trees have been
discussed with the agents but have not been incorporated in the manner suggested by the Landscape
Officer. It is considered that the use of railings is, in principle, acceptable in visual terms and the Head of
Engineering and Construction has raised no objection to its use in safety terms. Furthermore whilst tree
features have been shown alongside the road in some parts of the site, these are more limited that the
Landscape Officer would like. However, the agents have reasoned that some street trees would prejudice
security considerations and not be favoured by the Architectural Liaison Officer. As this is a Secured by
Design scheme, the views of the Liaison Officer are being considered by the agents. It is considered that the
use of street trees can, in the right context, significantly enhance a residential scheme. However, the mix of
new and existing landscaping on this site is considered to afford the scheme a pleasant amenity that will be
compatible with its context and acceptable in planning terms.

In relation to highway matters, the point of vehicular access to the site was agreed at outline stage; however,
this does require some amendment to facilitate turning manoeuvres of larger vehicles off the Corporation
Road. The applicants have provided details of acceptable revisions and a condition securing its
implementation is included. The matter of emergency access provision has been the subject of much debate
as such a facility has not been included on the submitted layout drawings. The Head of Engineering and
Construction has confirmed that he will expect one to be provided but so as not to hinder the development’s
progress, a suitable Grampian condition would be acceptable to secure the provision of details and
subsequent implementation of an emergency/secondary access prior to occupation of the 101st dwelling. It
is considered by the Head of Engineering and Construction and the Chief Fire Officer that a secondary
emergency access must be provided to cater for major incidents and the potential event of the main access
being blocked during an emergency. As no details have yet been provided for the vacant land west of the
site (including the Lysaght building) and this land, edged blue on this submission, abuts the highway
boundary where an emergency access would need to egress, the requirement for an emergency access will
affect the layout of any scheme on this land in the future and will need to be incorporated into any scheme
on this site if not in accordance with the relevant requirements of this permission.

Parking numbers are acceptable and all conditions requested by the Head of Engineering and Construction
have been included.

The amenities of future occupiers of the site will be acceptable. Key constraints affecting amenity such as
road and rail noise and the overhead power lines, have all been considered and addressed. A 12m buffer
either side of the overhead lines is clear of buildings and will be used to create driveways and parking areas
along with landscaped areas. A pathway will also run through this area to enhance site permeability. Public
open space is not proposed under the lines as linkages will be provided to existing public open space at
Lysaght Park (abutting the site’s northern boundary). A contribution towards upgrading existing facilities in
this location was secured via the legal agreement associated with the outline planning permission.

Appropriate noise and vibration assessment and mitigation details have been provided to the satisfaction of
the Head of Public Protection and Environmental Services (Environmental Health Officer). Additional noise
information was provided during the course of considering the application and is considered acceptable.
Some conditions are required to secure appropriate mitigation to some facades.

The development, based around a circular highway layout is considered acceptable and privacy distances
between dwellings are satisfactory. Plot sizes are acceptable. The amenities of future residents of the site
are therefore in accordance with our expectations. Furthermore, the design and scale of the development is
compatible with its surroundings which are of a mixed commercial/residential nature where the scale of
existing buildings varies significantly. The buildings proposed will not jar with existing buildings nor
compromise the Lysaght Institute building which, whilst not listed, is nevertheless a landmark building with
architectural and historic merit. The houses abutting the boundary to vacant land will include a close
boarded fence to the rear boundary. On prominent boundaries such as this, walling is normally preferred but
in this case, existing landscaping alongside the rear is to be retained and therefore the impact of the fence
will be softened and the position of the fence set back off the common boundary. This fencing will extend to
                                      PLANNING DECISION SCHEDULE                                             7
a small area visible from the Southern Distributor Road. However, as close boarded fencing is a feature of
the Southern Distributor Road, the visible section, running away from the highway boundary and set back
from it will not appear obtrusive or dominant in this context. Treatment of the highway boundary of the
vacant land behind the Lysaght building is perhaps more important having regard to the matter of visual
amenity in this location.

The residential amenities of neighbouring occupiers are not significantly adversely affected by the proposals.
The land was formerly occupied by large industrial units and used for associated industrial processes. Its
use for residential purposes, albeit not allocated for such in the Newport Unitary Development Plan 1996 –
2011 (Adopted May 2006), is potentially a benefit to nearby residents as the large mass of buildings has
been removed and the noise, etc. associated with industrial processes has ceased. The nearest residential
properties are separated from the site by a watercourse and associated buffer strips. New properties will
back onto this watercourse on the eastern boundary and privacy distances are more than adequate. There
will be no vehicular link from the existing estate and the only pedestrian link between the new development
and neighbouring land will be via the public open space. A link off Kitty Hawk Drive has been considered but
is constrained by the buffer strip and watercourse, ownership of which is outside the applicant’s control. In
pure plan layout terms it is preferable to facilitate permeability between the existing and proposed
developments. The most obvious way of achieving this is via a pedestrian pathway from the end of Kitty
Hawk Drive and into the new development. However, there are disadvantages associated with how well this
will work or be received in practice.

Kitty Hawk Drive is a well established estate and the part of the estate where the link would be located,
appears quiet. There is currently no throughroute and this is clearly what residents are now used to and are
likely to favour. The pathway could, over time, be used as a shortcut off the Somerton/Lliswerry Roads to the
SDR bridge area. The potential for its introduction has therefore been considered in some detail. If we are
able, as a Council to bridge the gap between the site boundary and the adopted highway in order to provide
a useable pathway, the merits of doing so are currently questionable. The opening up of this area of Kitty
Hawk Drive to people from beyond the estate is unlikely to be favourably received by residents.
Furthermore, the link would not serve to facilitate access to a local or district centre for example, or any other
community uses that currently exist and would be likely to attract pedestrian traffic and warrant proposals
that enhance sustainability. There will be a link to Lysaght Park and should a link from the Kitty Hawk Drive
development become desirable in the future for some reason, the Council could consider a pathway within
Lysaght Park that would facilitate access onto the development. Also a link already exists at the northern end
of the Kitty Hawk Drive scheme. This runs along the northern boundary of the Park and exits onto the short
stretch of road north of the pumping station building.

In this particular case there are overriding reasons for not including a link.

In conclusion, the development is considered acceptable and the plans submitted and associated
supplementary information address site constraints in an acceptable manner. However, to ensure the
development proceeds in accordance with the details provided, conditions are required.

The application is therefore granted subject to the following conditions.

DECISION

GRANTED WITH CONDITIONS

01 Prior to the commencement of development (or such other timetable as shall be agreed in writing by the
Loal Planning Authority) and notwithstanding the information submitted, the following components of a
scheme to deal with the risks associated with contamination of the site shall each be submitted to and
approved in writing by the Loal Planning Authority:
A A preliminary risk assessment has identified:
- All previous uses;
- Potential contaminants associated with those uses;
- A conceptual model of the site indicating sources, pathways and receptors;
- Potentially unacceptable risks arising from contamination of the site.
B A site investigation scheme, based on (A) to provide information for a detailed assessment of the risk to
     all receptors that may be affected, including those off site;
C The site investigation results and the detailed risk assessment (B) and, based on these, an options
     appraisal and remediation strategy giving full details of the remediation measures required and how and
     when they will be undertaken;
D a verification plan providing details of data that will be collected in order to demonstrate that the works
     set out in (C) are complete and identifying any requirements for longer term monitoring of pollutant
     linkages, maintenance and arrangements for contingency action.


                                        PLANNING DECISION SCHEDULE                                              8
The scheme shall be implemented in accordance with these details unless otherwise agreed in writing by the
Loal Planning Authority.
Reason: To safeguard controlled waters from pollution.

02 Prior to the commencement of construction (or such other timetable as shall be agreed in writing by the
Loal Planning Authority), a verification report demonstrating completion of the works set out in the approved
remediation strategy and the effectiveness of the remediation shall be submitted to and approved in writing
by, the Loal Planning Authority. The report shall include results of sampling and monitoring carried out in
accordance with the approved verification plan to demonstrate that the site remediation criteria have been
met. It shall also include a long term monitoring and maintenance plan for longer term monitoring of
pollutant linkages, maintenance arrangements for contingency action as identified in the verification plan,
and for the reporting of this to the Loal Planning Authority.
Reason: To safeguard controlled waters from pollution.

03 If, during development, contamination not previously identified is found to be present at the site, no further
development (unless otherwise agreed in writing with the Loal Planning Authority) shall be carried out until
the developer has submitted, and obtained written approval from the Loal Planning Authority for, an
amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.
Reason: To safeguard controlled waters from pollution.

04 Notwithstanding the details hereby approved, and unless otherwise agreed in writing by the Loal Planning
Authority, a secondary vehicular access for emergency use only shall be completed prior to occupation of
the 101st dwelling in accordance with details first submitted to and approved in writing by the Loal Planning
Authority. The secondary vehicular access shall be retained in accordance with the approved details
thereafter.
Reason: In the interests of highway safety and residential amenity, having regard to the size of the
development and number of units and to mitigate the risks associated with blockage of the primary vehicular
access in the event of an emergency/major incident.

05 Prior to occupation of any dwelling hereby approved, the improvements to the primary vehicular access to
the site shall be completed in accordance with the approved details. Such improvements shall be retained in
perpetuity unless otherwise agreed in writing by the Loal Planning Authority.
Reason: In the interests of highway safety.

06 Prior to the commencement of development (or such other timescale as shall be agreed in writing by the
Loal Planning Authority) full engineering details for the construction and layout of all new roads, footpaths,
street lighting and associated highway drainage within the site shall be submitted to and approved in writing
by the Loal Planning Authority. The works shall be completed in accordance with the details agreed and
retained in this state thereafter.
Reason: In the interests of highway safety and residential amenity.

07 Except where otherwise agreed in writing by the Loal Planning Authority or approved as part of this
permission, no existing trees shall be felled, topped or lopped and no existing hedges shall be removed.
Reason: To protect existing landscape features on site.

08 No operations shall commence in connection with the development, including demolition work, soil
moving, temporary access construction, or any operations involving the use of motorised vehicles or
construction machinery until the Root Protection Barrier fencing has been installed in accordance with the
approved Tree Protection Plan. No excavation for services, storage of materials or machinery, parking of
vehicles, deposits or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within
the Root Protection Area. The fencing shall be retained for the full duration of the development, and shall
not be removed or repositioned without the prior written approval of the Loal Planning Authority.
Reason: To protect important landscape features within the site.

09 No operations of any description shall commence on site in connection with the development until a
detailed Arboricultural Method Statement has been submitted to and approved in writing by the Loal
Planning Authority (this includes no tree felling, not tree pruning, demolition, temporary access construction,
soil moving, and no operations involving the use of motorised vehicles or construction machinery). The
Arboricultural Method Statement shall contain full details of the following:
(a) Timing and phasing of arboricultural works in relation to the approved development;
(b) Construction exclusion zones;
(c) Protective barrier fencing;
(d) Ground protection;
(e) Service positions;
(f) Special engineering requirements; including “no dig construction”;
(g) Pre construction tree works;
                                        PLANNING DECISION SCHEDULE                                                9
(h) Approved tree removals;
(i) Access facilitation pruning;
(j) Landscaping;
(k) Name, qualifications and contact details of the Arboricultural Contractor(s) and/or Consultant(s) who will
    be implementing the above;
The development shall be carried out in full compliance with the Arboricultural Method Statement unless
otherwise first agreed in writing by the Loal Planning Authority.
Reason: To protect important landscape features within the site.

10 Prior to the commencement of development, an Arboriculturalist shall be appointed to oversee the project
(to perform a Watching Brief) for the duration of the construction period. The Arboriculturalist shall be
responsible for-
(a) Supervision and monitoring of the approved Tree Protection Plan;
(b) Supervision and monitoring of the approved tree felling and pruning works;
(c) Supervision and alteration or temporary removal of any barrier fencing;
(d) Overseeing working within the Root Protection Area;
(e) Reporting to the Loal Planning Authority;
(f) Providing site progress reports to the Loal Planning Authority at intervals to be first submitted to and
    agreed in writing by the Loal Planning Authority.
Reason: To protect important landscape features within the site.

11 Prior to the commencement of construction on any dwelling hereby approved, details including the
number, location and design of bat boxes/bat bricks to be installed around the site shall be submitted to and
approved in writing by the Loal Planning Authority. The bat boxes/bat bricks shall thereafter be installed in
accordance with the details approved and retained in perpetuity.
Reason: To ensure that adequate bat mitigation measures are installed on site.

12 Noise mitigation measures shall be installed where identified as necessary in accordance with the details
provided in the reports entitled “Noise Modelling Exercise” (September 2009) and “Noise and Vibration
Survey Report” (May 2009) prepared by Hoare Lea, prior to occupation of each unit(s) identified for
mitigation unless otherwise agreed in writing by the Loal Planning Authority.
Reason: To ensure that adequate noise mitigation is provided in buildings to safeguard residential amenity.

13 The public footpath along the western boundary of the site and the associated rumble strip and signage
shall be completed in accordance with the approved details prior to occupation of any dwelling hereby
approved unless an alternative timescale for its completion is first submitted to and approved in writing by
the Loal Planning Authority. The footpath shall be retained in accordance with the approved details
thereafter.
Reason: To ensure that a public right of way through the site is maintained in the interests of residential
amenity and to facilitate permeability through the site in the interest of good design.

14 The public footpath link between the development and the Lysaght Park north of the site shall be
completed in accordance with the details agreed prior to occupation of any dwelling hereby approved or such
other timescale as shall be submitted to and approved in writing by the Loal Planning Authority. The
footpath shall be retained thereafter.
Reason: To ensure adequate pedestrian access to the public open space serving the development in the
interest of residential amenity.

15 The development shall be undertaken in accordance with Section 4.0 Conclusions and
Recommendations of the document entitled “Otter Survey Report” prepared by SoltysBrewster (October
2009) unless otherwise agreed in writing by the Loal Planning Authority.
Reason: To ensure that areas of the site are retained, managed and enhanced to the benefit of biodiversity
locally.

16 The development shall be undertaken in accordance with Section 4.0 Conclusions and
Recommendations of the document entitled “Amphibian and Reptile Survey Report” prepared by
SoltysBrewster (July 2009) unless otherwise agreed in writing by the Loal Planning Authority. In accordance
with paragraph 4.5 of the report, a programme of sensitive site clearance shall be submitted to and approved
in writing by the Loal Planning Authority prior to any site clearance commencing and these works undertaken
in accordance with the approved details.
Reason: To ensure that protected species on site are suitably protected in the interest of maintaining local
biodiversity.

17 The development shall be undertaken in accordance with the recommendations identified at paragraphs
4.4 to 4.7 (inclusive) of the document entitled “Bat Survey Report” prepared by SoltysBrewster (July 2009).


                                      PLANNING DECISION SCHEDULE                                           10
In the case of paragraph 4.5 of the report, a suitably licensed ecologist shall be appointed on an “on call”
basis whilst works to trees are undertaken unless otherwise agreed in writing by the Loal Planning Authority.
Reason: To ensure that protected species on site are suitably protected in the interest of maintaining local
biodiversity.

18 Units 85 to 102 (inclusive) shall not be occupied until the frosted full height privacy screens on balconies
have been installed in accordance with approved drawing1452(04)801revD and all such privacy screens
shall be retained thereafter unless otherwise agreed in writing by the Loal Planning Authority.
Reason: To protect the privacy of future residents.

NOTE TO APPLICANT

01 This decision relates to plan Nos: 1452(04)02revC, 1452(04)15, 6083/AT01, 6083/T-120revA,
1452(00)01,     1452(04)09,    1452(04)08revA,     1452(04)07,     1452(04)702revC,      1452(04)901revC,
1452(04)801revE, 1452(04)06revA, 1452(04)01revD, 1452(04)04revC, 1452(04)03revC, 1452(04)04revC,
1452(04)05revC,       1452(04)801revD,      6083/110revB,       0936601/PL/GA/001revE,        1452(04)16,
1452(04)701revC,       1452(04)401revC,     1452(04)10revA,       1452(04)601revC,       1452(04)531revC,
1452(04)521revC, 1452(04)501revC, 1452(04)11revA, 1452(04)12revA, and documents entitled “Lysaght
Residential Development – Secondary Emergency Access” prepared by IMA Transport Planning (October
2009), “Managing Dust and Pollution – Lysaghts Site, Corporation Road” prepared by Willdig Lammie
Partnership (October 2009), “Otter Survey Report” prepared by Soltysbrewster (October 2009), “Site
Investigation Report” prepared by Integral Geotechnique ( June 2009), “Design and Access Statement”
prepared by Willdig Lammie Partnership, “Amphibian and Reptile Survey Report” prepared by
Soltysbrewster (July 2009), “Bat Survey Report” prepared by Soltysbrewster (July 2009), “Extended Phase I
Habitat Survey” prepared by Soltysbrewster (July 2009), “Affordable Housing, Lysaght, Newport –
Electromagnetic Interference Survey” prepared by Hoare Lea Communications ( May 2009), “Noise and
Vibration Survey Report” prepared by Hoare Lea (July 2009), “Tree Survey and Preliminary Arboricultural
Assessment” prepared by Jerry Ross Arboricultural Consultancy (March 2009), “Wetland Management Plan”
prepared by Soltysbrewster (July 2009), “Noise Modelling Exercise” prepared by Hoare Lea (September
2009).

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies H2, CE13, CE31, CE32, CE33, CE38, CE39, CE40, CF4, SP7, SP10, SP11, SP17 and SP20
were relevant to the determination of this application.




                                      PLANNING DECISION SCHEDULE                                            11
APPLICATION DETAILS

No:              09/0857           Ward:           ROGERSTONE

Type:             DISCHARGE OF CONDITIONS

Expiry Date:      08/10/2009

Applicant:       SCOTT BROWNRIGG

Site:            RESERVOIR HOUSE YNYS-Y-FRO                CWM LANE ROGERSTONE NEWPORT SOUTH
                 WALES NP10 9GN

Proposal:        PARTIAL DISCHARGE OF CONDITION 8 (FOUL AND SURFACE WATER DRAINAGE)
                 OF PLANNING PERMISSION 06/1347 FOR THE ERECTION OF A REPLACEMENT
                 SINGLE DWELLING, STUDIO AND CAR PORT

CONSULTATIONS
ENVIRONMENT AGENCY: No objection.

DWR CYMRU – WELSH WATER: As the applicant intends utilising private drainage facilities no comment is
offered.

RELEVANT SITE HISTORY
06/1347      Erection of a replacement single dwelling, studio and car port.     Granted with Conditions

ASSESSMENT
This application seeks to partially discharge Condition 08 (Foul and Surface Water Drainage) of the above
planning consent.

The information submitted is considered acceptable and there have been no adverse comments from
consultees.

The application is therefore approved.

DECISION

APPROVED

NOTE TO APPLICANT

01 This decision relates to plan Nos: 07047-100 Rev A.




                                       PLANNING DECISION SCHEDULE                                     12
APPLICATION DETAILS

No:              09/1003           Ward:           BETTWS

Type:            ADVERTISEMENT CONSENT

Expiry Date:     23/12/2009

Applicant:       HUB PETROLEUM LTD - BETTWS SERVICE STATION

Site:            BETTWS SERVICE STATION MONNOW WAY BETTWS NEWPORT SOUTH WALES
                 NP20 7DB

Proposal:        RETENTION ON OF CANOPY FASCIA SIGNS (PARTLY ILLUMINATED), ILLUMINATED
                 PUMP SPREADERS (4NO.) AND POLE SIGN (1NO.) AND NON-ILLUMINATED PUMP
                 EARS (8NO.), POSTER (POP) SIGNS (2NO.), ENTRANCE/EXIT SIGNS (4NO.) AND ID
                 BOLLARD SIGNS (2NO.)

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION (HIGHWAYS): No objections to the application.

RELEVANT SITE HISTORY
03/1444      Erection of single storey building for a Class A3 use (Hot Food Take        Refused
             Away).
09/0660      Retention of illuminated double sided poster panel display signage.         Refused    –    Appeal
                                                                                         Decision Pending

ASSESSMENT
The application site is Bettws Service Station just off the junction between Monnow Way and Bettws Lane.
The site lies in a predominantly residential area, with a pair of semi-detached properties on the other side of
Monnow Way and Bettws Close situated directly to the east and south of the site. A public house is located
opposite the site.

This application seeks consent for the retention of four fascia signs (three illuminated, one non-illuminated),
four illuminated pump spreaders, eight non-illuminated pump ears, two poster signs, four entrance/exit signs,
two ID bollard signs and one pole sign.

The canopy fascia signs are in the usual ‘Texaco’ colours of red, black and white, with the north and south
elevations having the brand name Texaco, the west elevation having the star logo and the east elevation
being blank.

The north elevation canopy sign is 1.0m in height, 0.13m in depth and 15.4m in width. The south elevation
canopy sign is 1.0m in height, 0.13m in depth and 6.7m in width. The majority of these fascias are red, but
there is a black border strip at the top and sides. The black strip hides the LED strip which downlights the
whole of these fascias and the white brand name Texaco is internally illuminated.

The east elevation canopy fascia is 1.0m in height, 0.13m in depth and 18.6m in width, with the majority of
the fascia being black but with a red strip along the bottom. This fascia is non-illuminated.

The west elevation canopy fascia is 1.0m in height, 0.13m in depth and 24.0m in width. This fascia is black
with the white star logo and red racing stripe and a red strip along the bottom. This red strip houses a red
LED strip which uplights the red strip along the bottom of the fascia and the star is internally illuminated.

The hanging signs above the petrol pumps measure approximately 1.7m in length, 0.7m in height and 0.4m
in depth, and are 2.6m from ground level. The signs are internally illuminated and project the red and white
brand colours of the Texaco design.

The totem pole sign measures approximately 6.0m in height, 1.6m in width and 0.3m in depth and is
internally illuminated. It is considered that this sign does not have a significant further impact than that of the
previous pole sign as it is similar in scale and design.

When considering advertisements there are three issues which have to be taken into account; design, public
safety and amenity. The Head of Engineering and Construction has ruled out issues of highways safety
therefore design and public amenity are at the crux of this application. Overall it is considered that the
signage does not have a significant detrimental impact on the residential amenity of the surrounding area,
given the mixed use character of the area and the separation of the scale from nearby residential properties
                                       PLANNING DECISION SCHEDULE                                               13
by Malpas Brook. The proposal is therefore in accordance with Policies CE43 (Signs and Advertisements)
and CE38 (Quality of Design) of the Newport Unitary Development Plan 1996 – 2011 (Adopted May 2006).

The application is therefore granted subject to conditions.

DECISION

GRANTED WITH CONDITIONS

01 The advertisements approved shall not be illuminated between the hours of 21:00 and 07:00.
Reason: In the interests of visual amenities.

02 The level of illumination of the sign hereby approved shall not exceed 750 candelas per square metre.
Reason: In the interests of the visual amenities of the area.

NOTE TO APPLICANT

01 This decision relates to plan Nos: 1285-01, 1285-02, 1285-03 and the Texaco Retail Colour
Specifications received 29 September 2009.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE38 and CE43 were relevant to the determination of this application.




                                      PLANNING DECISION SCHEDULE                                           14
APPLICATION DETAILS

No:              09/1047           Ward:          GRAIG

Type:            DISCHARGE OF CONDITIONS

Expiry Date:     01/12/2009

Applicant:       LYNDON BOWKETT ARCHITECTURAL AND GRAPHIC DESIGN

Site:            LAND AND BUILDINGS TO SOUTH WEST AND FORMING PART OF PUMP-HEOL
                 FARM MAYPOLE LANE RHIWDERIN NEWPORT SOUTH WALES

Proposal:        PARTIAL DISCHARGE OF CONDITIONS 04 (JOINERY DETAIL) AND 06 (BAT BOX
                 DETAIL) OF PLANNING PERMISSION 09/0503 FOR THE REINSTATEMENT OF
                 BUILDING FOLLOWING DEMOLITION WORKS AND CONVERSION INTO DWELLING
                 (AFFECTING PUBLIC RIGHT OF WAY 393/30)

CONSULTATIONS
HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (BIODIVERSITY): No objection.

COUNTRYSIDE COUNCIL FOR WALES: No objections to the partial discharge of this condition.

RELEVANT SITE HISTORY
02/0936      Conversion of redundant agricultural building (barn 1) into dwelling      Granted with Conditions
             affecting footpath 393/30.
02/0937      Conversion of redundant agricultural building (barn 2) into dwelling      Granted with Conditions
             affecting public footpath 393/30.
08/1158      Partial discharge of Conditions 4 (Parking), 5 (Joinery), 6 (Materials)   Invalid
             and 7 (Driveway) relating to planning permission 02/0936 for the
             conversion of agricultural building (barn 1).
08/1157      Partial discharge of Conditions 4 (Parking), 5 (Joinery), 6 (Materials)   Invalid
             and 7 (Driveway) relating to planning permission 02/0937 for the
             conversion of agricultural building (barn 2).
09/0503      Reinstatement of building following demolition works and conversion       Granted with Conditions
             into dwelling (affecting public right of way 393/30).

ASSESSMENT
Planning permission was granted for the conversion of a barn into a dwelling, (Application No 9/0503).
Condition 6 of the consent requires prior approval of potential bat roosting areas, the applicant proposes to
provide two bat boxes on the external wall of the building. A bat housing would also be provided in the larger
barn conversion, details of which would be provided in the future.

The Countryside Council for Wales, and the Head of Public Protection and Environmental Services
(Biodiversity Officer), has no objection to the proposed bat boxes and does not object to the partial discharge
of this condition.

Condition 4 requires prior approval of the joinery details, timber windows and doors that would be used. The
doors would be bead and butt jointed framed ledge and braced doors. Vertical timber boarding is proposed
surrounding the ground floor entrance door and window where the ground floor void currently exists. Timber
boarding is also proposed below the two side windows proposed in the kitchen area. All timber work is to be
painted.

These details are considered to be of an appropriate design for the style of building. However the details for
the first floor windows have not been finalised and are not approved as part of this partial discharge of
condition.

DECISION

APPROVED

NOTE TO APPLICANT

01 The joinery details of the first floor windows shown on the plan Nos 968-04B, 06A, are not approved by
this partial discharge of condition.

                                       PLANNING DECISION SCHEDULE                                           15
02 This decision relates to the following plans: 968-04B, 06A.




                                      PLANNING DECISION SCHEDULE   16
APPLICATION DETAILS

No:              09/1068           Ward:           LLISWERRY

Type:            FULL

Expiry Date:     15/12/2009

Applicant:       CALDICOT & WENTLOOGE IDB

Site:            CALDICOT & WENTLOOGE LEVELS INLAND DRAINAGE BOARD BROAD STREET
                 COMMON NASH NEWPORT

Proposal:        INSTALLATION OF SEWAGE TREATMENT PLANT AND VERTICAL REED BED TO
                 REPLACE EXISTING CESSPOOL

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION (DRAINAGE): No objection.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (ENVIRONMENTAL HEALTH): No
objection.

COUNTRYSIDE COUNCIL FOR WALES: No objection subject to the imposition of a condition requiring the
applicant to submit a monitoring programme prior to commencement of the development.

GLAMORGAN GWENT ARCHAEOLOGICAL TRUST: No objection subject to the attachment of a condition
requiring the applicant to commission the undertaking of an archaeological watching brief.

NEWPORT ACCESS GROUP: No disability issues.

REPRESENTATIONS
None.

RELEVANT SITE HISTORY
01/0620      Change of use of existing cottage to staff welfare facility.               Granted with Conditions
01/0621      Demolition of existing sheds and erection of offices/stores, creation of   Granted
             associated car-park and erection of security fencing.
08/0235      Change of use of land for storage and parking.                             Granted with Conditions

ASSESSMENT
This application seeks full planning permission for the installation of a package treatment plant and vertical
reed bed to replace the existing cesspool at the offices of the Caldicot and Wentlooge Levels Inland
Drainage Board. The Caldicot and Wentlooge Levels Inland Drainage Boards’ (IDB) offices and yard are
located just south of the junction of Broad Street Common and Nash Road. Planning permission was granted
in August 2001 for the change of use of the adjacent buildings to office accommodation and associated car
parking and security fencing.

The site is located within flood zone C2, an Archaeologically Sensitive Area, the Caldicot and Wentlooge
Levels SSSI and in an area identified as countryside, land lying beyond the settlement boundary. The
principal policy consideration associated with this application is Policy SP6 of the Newport Unitary
Development Plan 1996 – 2011 (Adopted May 2006). This states that development will only be permitted
where the use is appropriate in the countryside, respects the character of the surrounding area and is
appropriate in scale and design. Policy CE6 (National Sites) states that development which would affect a
nationally designated site will only be permitted where the proposal would not have an adverse effect on the
nature conservation interest of the area.

This proposal involves the construction of a sustainable system for wastewater treatment. Reed Bed
Treatment Systems (RBTS) are available in two forms. Horizontal flow systems that work on the basis of
subsurface flow through the rhizomes of the reeds, and vertical flow systems that work by flow through the
substrate media of the reed bed, which is networked by a system of perforated drainage pipes. Vertical flow
systems work through intermittent dosing of the bed, flooding the surface and then allowing the effluent to
drain through. This type of operation allows air to re-enter the substrate and facilitates a much greater variety
of aerobic reactions to take place.

The RBTS would be solely used for the purposes of secondary treatment of domestic sewerage for the
offices and welfare facilities. No surface water or trade effluent would be passed through the system. It is
                                       PLANNING DECISION SCHEDULE                                             17
intended that raw sewerage would be processed through the Carlow Package Treatment Plant (which will
replace the existing cesspit) before being pumped in to the RBTS. The solids separation tank of the Package
Treatment Plant will need to be emptied on a biannual basis.

The open tank, filter beds and sewage treatment plant would be located to the south of the IDB offices but
closest to them, whilst the two stage vertical reed bed system would be sited further south, adjacent to Nash
Road. The treatment plant and the Carlow tank would be sited underground, with no unsightly working parts
visible over ground. The sprinkler system would extend over the aggregate profile, reedbeds and wetlands,
however, it is not considered that this network of pipes and associated apparatus would be overly visible
from the surrounding area and therefore would not be visually detrimental to this rural location, in
accordance with Policy SP6 of the UDP.

One residential property is located opposite the application site, however, given the nature of the works and
the separation distances involved it is not considered that the use of this site would lead to any detrimental
impact upon the amenities of this property.

The Countryside Council for Wales has raised concerns regarding sewerage discharges entering the Gwent
Levels drainage system due to the static nature of the water body for six months of the year. To date CCW
have recommended that isolated developments which are not connected to the trunk sewerage system must
route foul drainage to sealed cess tanks. However, CCW are aware of the inherent problems with the use of
cess tanks due to the lack of regulation and maintenance issues. As such, CCW are keen to work closely
with the IDB and Environment Agency to resolve these issues. It is noted that the current proposal is a novel
one, and may be used as demonstration project. However, no objection has been raised.

It is therefore considered appropriate that planning permission is granted subject to the following condition.

DECISION

GRANTED WITH CONDITIONS

01 The developer shall ensure that a suitably qualified archaeologist is present during the undertaking of any
ground disturbing works in the development area, so that an archaeological watching brief can be
conducted. The archaeological watching brief shall be undertaken to the standards of the Institute of Field
Archaeologists. The Loal 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 and no work shall begin until the
Loal Planning Authority has confirmed, in writing, that the proposed archaeologist is suitable. Two copies of
the watching brief shall be submitted to the Loal Planning Authority within two months of the fieldwork being
completed.
Reason: To identify and record any features of archaeological interest discovered during the works, in order
to mitigate the impact of the works on the archaeological resource.

02 Prior to commencement of the development a water quality monitoring programme shall be submitted to
and approved in writing by the Loal Planning Authority, and then implemented in accordance with the details
approved. The monitoring programme shall include:
- provision for a comprehensive baseline survey;
- details of locations and timing of sampling;
- details of determinants to be measured;
- agreed determinant threshold levels;
- details of contingency plans and remedial action to be taken should the discharge be found to be outside
the required determinant limits;
- reporting procedures;
- provision for an annual review.
Reason: In order to ensure there are no adverse impacts on the water quality of the Gwent Levels SSSIs.

NOTE TO APPLICANT

01 This decision relates to Dwg No 00174 Issue No C, Pye Corner Reedbed Treatment System (Inclusive of
Appendix A-D) (received 20 October 2009), and Information regarding Carlow Precast Tanks (received 20
October 2009),

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies SP6, SP24, CE6 and CE26 were relevant to the determination of this application.




                                       PLANNING DECISION SCHEDULE                                            18
APPLICATION DETAILS

No:             09/1073           Ward:           ROGERSTONE

Type:           FULL

Expiry Date:    11/12/2009

Applicant:      MRS SYLVIA WYNNE

Site:           1 MICHAELMAS CLOSE ROGERSTONE NEWPORT SOUTH WALES NP10 9LU

Proposal:       ERECTION OF SINGLE STOREY SIDE EXTENSION

CONSULTATIONS
HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (POLLUTION): Wishes to draw the
occupant’s attention to the fact that site has previously been remediated and a capping layer is in place.
Furthermore recommends that a condition is attached for if any problems arise during construction regarding
unforseen contamination.

ENVIRONMENT AGENCY: Given the scale of the proposed development it is considered that a flood
consequences assessment is not required in this instance. The developer should be aware of the potential
flood risks and is advised to install flood-proofing measures as part of the development.

RELEVANT SITE HISTORY
None.

ASSESSMENT
This application seeks consent for an extension to adjoin the detached garage located to the side of the
detached property at 1 Michaelmas Close in order to form a sun lounge.

The existing detached garage is set back from the front of the property and is set at an angle. Consequently
the front of the proposed extension would be smaller in width than that of the rear; the front elevation would
measure approximately 0.9m in width and the rear elevation would measure approximately 2.0m in width.
The extension would measure approximately 5.2m in depth and 4.4m to the full height (2.4m to the ridge).

It is proposed that the front elevation of the extension would have a single door and that the rear elevation
would have a set of double doors and a skylight. A new door would be installed in the rear elevation of the
existing garage. It is proposed that the extension be finished in white smooth render to match the original
property.

The proposal is considered to be acceptable in terms of scale and design in accordance with Policies CE38
and CE41 of the Newport Unitary Development Plan 1996 – 2011 (Adopted May 2006) and due to the
design, scale and siting of the proposal it is not considered that the proposed extension would have a
significant detrimental impact on the privacy or amenity of neighbouring properties or be overbearing.
Furthermore the proposed extension would be set back from the front elevation of the existing property in
accordance with the Supplementary Planning Guidance for House Extensions (January 2005).

The application is therefore granted subject to conditions.

DECISION

GRANTED WITH CONDITIONS

01 The external surfaces of the extension hereby permitted shall be rendered and painted to match those of
the existing garage.
Reason: To ensure the development is completed in a manner compatible with its surroundings.

02 Any unforeseen contamination encountered during development shall be notified to the Loal Planning
Authority as soon as is practicable. Unless otherwise agreed in writing by the Loal Planning Authority as
unnecessary, an appropriate ground investigation and/or remediation strategy shall be submitted to and
approved in writing by the Loal Planning Authority, and the approved strategy shall be implemented in full
prior to further works on site. Following remediation and prior to the occupation of any building, a
Completion/Validation Report, confirming the remediation has being carried out in accordance with the
approved details, shall be submitted to and approved in writing by the Loal Planning Authority.

                                      PLANNING DECISION SCHEDULE                                           19
Reason: To ensure that any potential risks to human health or the wider environment which may arise as a
result of potential land contamination are satisfactorily addressed.

NOTE TO APPLICANT

01 This decision relates to the following plans: Proposed Summer Room Extension Drawing and Site
Location plan received 16 October 2009.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE38 and CE41 were relevant to the determination of this application.

03 The Council’s Supplementary Planning Guidance - House Extensions (January 2005) was relevant to the
determination of this application.

04 The developer is advised to install flood-proofing measures as part of the development.

05 The site has previously been remediated and a capping layer is in place.




                                     PLANNING DECISION SCHEDULE                                      20
APPLICATION DETAILS

No:              09/1084          Ward:          ALLT-YR-YN

Type:            DISCHARGE OF CONDITIONS

Expiry Date:     11/12/2009

Applicant:       TERRY NUNNS ARCITECT PLANNER

Site:            FORMER 13 TO 14 PENTONVILLE NEWPORT SOUTH WALES

Proposal:        DISCHARGE OF CONDITION 04 (BOUNDARY TREATMENT) OF PLANNING
                 PERMISSION 08/0344 FOR THE ERECTION OF 6NO. APARTMENTS (4NO. TWO BED
                 AND 2NO. ONE BED)

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION: Does not oppose the application.

RELEVANT SITE HISTORY
08/0344      Erection of 6 (No) apartments (4 (No) two bed and 2 (No) one bed).     Granted with Conditions

ASSESSMENT
This application seeks to discharge Condition 04 (Boundary Treatment) of the above planning consent.

A 600mm brick wall is proposed to the front of the property with pillars supporting railings above. The plans
refer to a 2m close post and rail proposed on the rear boundary, which the applicant confirms in writing is a
close boarded fence. There are existing 1.5m brick walls to the side boundaries which the applicant intends
to retain and make good where necessary.

The information submitted is considered acceptable and the application is therefore approved.

DECISION

APPROVED

NOTE TO APPLICANT

01 This decision relates to plan Nos: 02 and PL-04-05 and email dated 26 November 2009 from Terry
Nunns.




                                      PLANNING DECISION SCHEDULE                                          21
APPLICATION DETAILS

No:              09/1087           Ward:          GRAIG

Type:            FULL

Expiry Date:     15/12/2009

Applicant:       NCC - LIFE LONG LEARNING

Site:            PENTREPOETH PRIMARY SCHOOL                CWM-CWDDY DRIVE BASSALEG NEWPORT
                 SOUTH WALES NP10 8JN

Proposal:        ERECTION OF 2.4 METER HIGH VERTICAL BAR FENCING (AFFECTING PUBLIC
                 RIGHT OF WAY 393/100)

CONSULTATIONS
HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (PUBLIC RIGHTS OF WAY): No
action should be taken to stop -up, obstruct or divert Public Right of Way No 393/100 adjacent to the site
either temporarily or permanently without due legal procedure.

RELEVANT SITE HISTORY
01/0030      Enclosure of existing covered way to create 2 no new computer           Granted
             rooms.
98/0612      Enclosure of existing covered way to create two new reading rooms.      Granted with Conditions
94/0899      Proposed siting of a single demountable classroom unit.                 No observations [Trees
                                                                                     in Conservation Area]
07/0877      Erection and display of green flag (eco schools campaign).              Granted

ASSESSMENT
This application seeks consent for the erection of a vertical bar fence around part of the north east boundary
and north west boundary of the Pentrepoeth Primary School site.

Currently there exists a green chain link fence measuring approximately 1.0m high, and the proposal
involves replacing this fence with a green 2.4m high vertical bar fence. The new fencing is proposed in order
to provide increased security and community safety.

No objections to the application have been raised, and the proposal is considered to be of good quality
design in accordance with Policy CE38 (Quality of Design) and Policy CE45 (Safety and Security) of the
Newport Unitary Development Plan 1996 – 2011 (Adopted May 2006). It is considered that the proposed
fencing would not have an adverse impact on the surrounding properties and therefore the application is
granted subject to conditions.

DECISION

GRANTED WITH CONDITIONS

01 The fence shall be colour coated dark green in accordance with the details hereby approved within 2
months of the date of the installation of the fence.
Reason: In the interest of visual amenity.

NOTE TO APPLICANT

01 This decision relates to the following plans: Site Location Plan, Typical Detail of Proposed Fence, the
Design and Access Statement and the Specification Information received 20 October 2009.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE38 and CE45 were relevant to the determination of this application.

03 A public right of way runs adjacent to the proposed fence; at no time shall the footpath be obstructed,
stopped-up or diverted.




                                       PLANNING DECISION SCHEDULE                                          22
APPLICATION DETAILS

No:              09/1104           Ward:           ROGERSTONE

Type:            ADVERTISEMENT CONSENT

Expiry Date:     21/12/2009

Applicant:       FOOD PROGRAMME DELIVERY ORCHID GROUP

Site:            SOMERFIELD FILLING STATION              HIGH CROSS ROAD ROGERSTONE NEWPORT
                 SOUTH WALES NP10 9AE

Proposal:        INSTALLATION OF 2NO. ILLUMINATED FASCIA SIGNS, 4NO. NON-ILLUMINATED
                 POLE MOUNTED PANELS, 1NO. NON-ILLUMINATED WALL MOUNTED PANEL SIGN
                 AND 6 NO. NON ILLUMINATED VINYL PATCHES

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION (HIGHWAYS): Raised concern that in the interest of
maximising visibility along High Cross Road, signs D, E, F and G must be positioned to the back of the
paved area.

HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (POLLUTION): No objections.

REPRESENTATIONS
NEIGHBOURS: One letter of objection received detailing the following concerns:
- disregard of previous conditions imposed regarding the hours for which signage can be illuminated;
- light pollution;
- the signage is a distraction to drivers at this particularly busy location.

COUNCILLOR STEPHEN JONES: Has no objection to the amended plans.

RELEVANT SITE HISTORY
00/0676      Display of new canopy illuminated fascia signs and gantry sign.            Approved            with
                                                                                        Conditions
97/0201      Display of 3 internally illuminated fascia signs on the car wash           Granted with Conditions
             building.
96/0612      Erection of internally illuminated projecting signs.                       Granted with Conditions
94/0968      Erection of internally illuminated forecourt signs and totem.              Refused
90/1013      Erection of illuminated sign.                                              Refused
02/0818      Display of internally illuminated fascia sign.                             Granted with Conditions
03/0329      Display of internally illuminated freestanding double-sided                Refused
             advertisement display panel.
07/0153      Retention of fascia sign.                                                  Refused
09/1023      Installation of new roadside primary identification sign.                  Withdrawn
09/0771      Retention of 4 (No) illuminated fascia signs, 3 (No) illuminated hanging   Withdrawn
             signs and 1 (No) illuminated totem pole sign.

ASSESSMENT
This application seeks consent for the installation of two illuminated fascia signs, four non-illuminated pole
mounted panels, one non-illuminated wall mounted panel sign and six vinyl patches.

Advertisement Policy
Policy CE43 (Signs and Advertisements) is relevant to the determination of the application. Policy CE43
states that signs and advertisements must be well designed and sensitively located within the street scene
and should be carefully related to the character, scale and architectural features of the building on which
they are placed. It is considered that the proposal is in accordance with all the criteria of this Policy.

Visual Impact
The scale and design of the proposed signage is considered acceptable, and it is not considered that it
would result in any significant detrimental visual impact on the street scene, in accordance with Policy CE38
of the Newport Unitary Development Plan 1996 – 2011 (Adopted May 2006).

Impact on Neighbours


                                       PLANNING DECISION SCHEDULE                                            23
It is not considered that the proposed signage would result in a detriment to neighbouring amenity; this is
due to the scale and siting of the signage and that the illuminated signage would only be lit to a level of
400cd/m – considerably less than the 750cd/m limit which we insist upon.

Highway Safety
The Head of Engineering and Construction initially raised concerns that in the interest of maximising visibility
along High Cross Road, signs D, E, F and G must be positioned to the back of the paved area. The
applicant has subsequently submitted amended plans which have removed these signs from the application.
Consequently the issue is no longer valid and the proposal is acceptable in terms of highway safety.

The application is therefore granted subject to the following conditions.

DECISION

GRANTED WITH CONDITIONS

01 The level of illumination of the sign hereby approved shall not exceed 750 candelas per square metre.
Reason: In the interests of the visual amenities of the area.

02 The advertisement shall not be illuminated between the hours of 23:00 and 07:00 a.m.
Reason: In the interests of visual amenities.

NOTE TO APPLICANT

01 This decision relates to plan Nos: 105408 1/2 Revision F, 105408 2/2.1 Revision F received 20 November
2009.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE38 and CE43 were relevant to the determination of this application.




                                       PLANNING DECISION SCHEDULE                                            24
APPLICATION DETAILS

No:              09/1111          Ward:          BEECHWOOD

Type:            FULL

Expiry Date:     22/12/2009

Applicant:       MR CHRISTIAN OLIVER

Site:            23 EVESWELL PARK ROAD NEWPORT SOUTH WALES NP19 8GT

Proposal:        ERECTION OF FIRST FLOOR BALCONY ON REAR ELEVATION

RELEVANT SITE HISTORY
02/1322      Erection of part two storey/part single storey side extension.         Granted with Conditions
03/0971      Erection of part single storey/part two storey detached garage/store   Granted with Conditions
             (amendment to planning permission 02/1322).
03/1407      Proposed two storey rear extension and erection of a conservatory on   Granted with Conditions
             existing verandah and extension to driveway.

ASSESSMENT
This application seeks consent for the erection of first floor balcony on rear elevation at 23 Eveswell Park
Road. The proposed decking would measure 5.5m in width, 1.1m in depth and 2m in height with a hand rail
measuring a further 900mm.

Due to the steeply sloping nature of the application site and neighbouring sites the rear gardens of the
properties in this part of Eveswell Road have an open feeling with clear visibility into neighbouring gardens
even at ground level. There is a small existing first floor extension at the property measuring 1.7m in width
and running approximately a quarter of the width of the rear elevation of the property and which is supported
by pillars. The proposed decking would abut the side elevation of the existing extension and would not
extend any further to the rear than the existing extension and so would not result in any loss of privacy or
amenity to the neighbouring occupants to the north of the application property.

A site visit identified that the neighbouring property to the south has an existing first floor decking area,
similar to that which the applicant is applying for and it is not considered that the proposed decking would
have any greater impact on the neighbouring privacy and amenity than the decking which currently exists at
the neighbouring property, in accordance with Policies CE38 (Quality of Design) and CE41 (Alterations and
Extensions) of the Newport Unitary Development Plan 1996 – 2011 (Adopted May 2006) and Supplementary
Planning Guidance for House Extensions (January 2005).

There are mature trees and dense vegetation to the rear of the property which prevent any views to
properties to the rear.

The application is granted.

DECISION

GRANTED

NOTE TO APPLICANT

01 This decision relates to plan Nos: 01 and 02 and site location plan.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE38 and CE41 were relevant to the determination of this application.

03 The Council’s Supplementary Planning Guidance - House Extensions (January 2005) was relevant to the
determination of this application.




                                      PLANNING DECISION SCHEDULE                                          25
APPLICATION DETAILS

No:              09/1165           Ward:          MARSHFIELD

Type:            DISCHARGE OF CONDITIONS

Expiry Date:     08/01/2010

Applicant:       CORSCADDEN ASSOCIATES

Site:            LAND AND BUILDINGS TO EAST OF QUINN RADIATORS AND FORMER LG
                 ELECTRONICS CELTIC WAY CELTIC LAKES NEWPORT SOUTH WALES

Proposal:        PARTIAL DISCHARGE OF CONDITION 01 (LANDSCAPING) OF PLANNING
                 PERMISSION 07/1533 FOR RE-USE OF THE EXISTING FAB BUILDING AS A
                 DATACENTRE AND THE CONSTRUCTION OF BUILDINGS TO HOUSE STAND-BY
                 GENERATORS, THE PROVISION OF A SECURITY FENCE AND A GATEHOUSE

CONSULTATIONS
HEAD OF PUBLIC PROTECTION AND ENVIRONMENTAL SERVICES (LANDSCAPE ARCHITECT): The
details submitted are acceptable to allow the discharge of the condition. Note is made in relation to the
condition that states a ‘belt of landscaping at the rear of the site to the rear of properties on Pencarn Avenue’
to be provided. This belt is not considered necessary.

RELEVANT SITE HISTORY
07/1533      Re-use of the existing FAB building as a datacentre and the               Granted with Conditions
             construction of buildings to house stand-by generators, the provision
             of a security fence and a gatehouse.

ASSESSMENT
This application seeks to partially discharge Condition 01, which relates to landscaping, of planning
permission 07/1533. The majority of the detail relates to soft landscaping at the front of the site, within the
car park to the side and to improvements around the existing lake area to the north of the site. The
proposed landscaping is considered to enhance the building that previously had little landscaping around the
building itself and front boundary. The condition specified for a landscaping belt to the rear of the site
adjacent to Pencarn Avenue. It was established after permission was granted that no such landscaping belt
would be required. This was because there is an existing grass mound and adequate screening along this
boundary. There is an extant planning permission for a car park along this boundary which would involve the
removal of the mound but the extant permission is subject to its own landscaping screen that is considered
to provide adequate screening.

The Council’s Landscape Architect has assessed the information submitted and has found it all acceptable.
It is therefore considered appropriate to approve the partial discharge of the condition. The approved detail
will have to be implemented fully by a date not later than the end of the full planting season immediately
following the completion of the development.

DECISION

APPROVED

NOTE TO APPLICANT

01 This decision relates to plan Nos: 2009.83 rev A, 2009.84 rev A, 2009.82 rev A, Next Generation Data
Maintenance Contract (October 2009).




                                       PLANNING DECISION SCHEDULE                                             26
APPLICATION DETAILS

No:              09/1080           Ward:           CAERLEON

Type:            LISTED BUILDING CONSENT

Expiry Date:     14/12/2009

Applicant:       MR D WOOD

Site:            LAND TO THE REAR OF 28 HIGH STREET CAERLEON NEWPORT SOUTH WALES

Proposal:        LISTED BUILDING CONSENT FOR INTERNAL WORKS/FINISHES TO FORMER
                 WAREHOUSE (AMENDMENT TO PLANNING PERMISSION 06/1274)

CONSULTATIONS
ANCIENT MONUMENTS SOCIETY: No response.

COUNCIL FOR BRITISH ARCHAEOLOGY: No response.

GEORGIAN GROUP: No response.

ROYAL COMMISSION FOR ANCIENT MONUMENTS: No observations.

SOCIETY FOR THE PROTECTION OF ANCIENT BUILDINGS: No response.

THE VICTORIAN SOCIETY: No response.

RELEVANT SITE HISTORY
06/1275      Conversion of office (over shop) to 2 (No) flats including two storey      Granted with Conditions
             rear extensions.
06/1275      Conversion and refurbishment of former store/warehouse to 3 (No)           Granted with Conditions
             dwellings with associated external alterations, erection of 2 (No)
             apartments and external works.
06/1274      Listed Building Consent for conversion and refurbishment of existing       Granted with Conditions
             warehouse to 3 (No) residential units and associated external
             alterations, extensions to 28 High Street in connection with conversion
             of first floor to 2 (No) flats and associated external works.
08/0076      Partial discharge of Conditions 02 (Internal Finishes), 03 (Finishing to   Approved
             External Walls, 04 (Rainwater Goods), 05 (Details of Roof Coverings),
             07 (Rooflights), 13 (Land Drainage), 14 (Perimeter Wall), 17 (Finished
             Slab Levels) attached to pp 06/1275 for conversion of office (over
             shop) to 2 (No) flats including two storey rear extensions, conversion
             and refurbishment of former store/warehouse to 3 (No) dwellings with
             associated external alterations, erection of 2 (No) apartments and
             external works.
07/1516      Partial discharge of Conditions 03 (Internal Finishes), 04 (Finishing to   Approved
             External Walls) and 06 (Roof Height) attached to Listed Building
             Consent 06/1274 for conversion and refurbishment of existing
             warehouse to 3 (No) residential units and associated external
             alterations, extensions to 28 High Street in connection with conversion
             of first floor to 2 (No) flats and associated external works.
08/1377      Variation of Conditions 14, 15 and 16 of planning permission 06/1275       Approved
             for conversion of office to 2 flats and conversion and refurbishment of
             former store/warehouse to three dwellings and erection of two
             apartments to allow creation of temporary parking area off existing
             access for use by two flats over existing shop.

ASSESSMENT
This application seeks listed building consent for works to the interior of a former warehouse building located
within the curtilage of the Grade II Listed property known as 28 High Street. The building is currently
undergoing conversion and renovation works in connection with the planning and listed building consent
Refs. 06/1274 and 06/1275.

During this work it has become apparent that the building suffers a significant damp problem on the wall
adjoining the boundary with Caerleon House. The applicants therefore propose to install a water proof
                                       PLANNING DECISION SCHEDULE                                           27
membrane running below the floor slab continuing up the inner face of the outer walls of the building. In
some areas the membrane rises to the tops of walls, although on the front (yard) elevation, the membrane
rises to the underside of the first floor joists. In addition, they propose to construct an internal skin of
blockwork around the whole perimeter of the barn which rises to the underside of roof level.

The building is of interest as a simple agricultural building that retains much of its architectural character
which is derived from the simple vernacular materials and methods used in the building’s construction. The
barn’s most recent use was as a store serving the Hardware shop run from No 28.

At no time during the consideration of the planning and listed building consent applications for conversion of
the building to residential was the structural condition of it a cause for any great concern, nor was the matter
of water penetration.

Site visits have confirmed the ingress of water along the back wall of the building. However, the construction
of this building is typical of many traditional barns that have been successfully converted to dwellings both
locally and nationally. In particular, the outer walls are built of natural stone and lime mortar and are of good
thickness. In normal circumstances, i.e. where the rooms are properly heated and ventilated, the walls are
allowed to breathe, and the pointing properly repaired in lime mortar the walls should provide damp free
accommodation as happens in many successful barn conversions. In this case, rainwater gutters are
missing and water off the roof descends down the stone wall rather than being re-directed via gutters and
down pipes. This is most noticeable on the rear wall where the dampness is at its worst. It was also noted
that the walls need repointing and lime washing. The application of lime render may also be acceptable. If
these works were undertaken it is considered likely that much of the damp penetration will be eliminated.

The drawings show that the rear of the barn is some 700mm lower than the garden level of the adjoining
property at Caerleon House (The Ffwrwm). This difference in land levels does not it itself mean that there
will be damp. Much depends on factors such as ground conditions, eg the type of wall, the fall of ground and
existing drainage, etc. If dampness due to the ground retaining nature of the wall is proven to be a problem
following the repairs previously mentioned then there may be no objection to the use of an appropriate
tanking system to the underside of floor joist level on the rear elevation only. The tanking system would
need to be protected and a simple modern plasterboard system which could be easily removed at a later
date, would be preferable.

The submitted drawings state that existing brick arches on the Ffwrwm side of the wall are causing damp
penetration resulting in the need for the tanking to extend to roof level. It is considered that this is not
adequately proven and the use of first floor tanking is not justified. At this stage, the application cannot be
supported and instead it is recommended that the applicant install a rainwater disposal system, repair the
walls then monitor dampness within the building. If dampness due to groundwater is a problem then
construct a tanking system faced with plasterboard partition to the rear wall and extending to the underside
of first floor joists. Dampness should continue to be monitored to assess whether the arches along the
common boundary are causing a problem. If this is confirmed, an alternative solution to tanking will need to
be sought.

DECISION

REFUSED

01 The works have a material adverse effect on interests of acknowledged importance, namely they fail to
preserve the special character of the listed building. No information has been submitted that would mitigate
this objection. This is contrary to Policies CE15, CE18, and CE19 of the Newport Unitary Development Plan
(Adopted May 2006), the Planning (Listed Buildings and Conservation Areas) Act 1990, and Circular 61/96
Planning and the Historic Environment.

NOTE TO APPLICANT

01 This decision relates to plan Nos: 245[SK]41*, 245/SK/40, an email from Premier Guarantee dated 14
October 2009, correspondence and enclosures from Protectahome Limited dated 26 August 2009, the
document entitled Justification and Access Statement prepared by Buckle Chamberlain Partnership Ltd
dated October 2009.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policies CE15, CE18, and CE19 were relevant to the determination of this application.




                                       PLANNING DECISION SCHEDULE                                             28
APPLICATION DETAILS

No:                      09/1102                    Ward:                  STOW HILL

Type:                    ADVERTISEMENT CONSENT

Expiry Date:             16/12/2009

Applicant:               TOWN TAXIS

Site:                    5 CAXTON PLACE NEWPORT SOUTH WALES NP20 4BN

Proposal:                RETENTION OF INTERNALLY ILLUMINATED PROJECTING SIGN

CONSULTATIONS
HEAD OF ENGINEERING AND CONSTRUCTION: No objection.

RELEVANT SITE HISTORY
92/0836          Use of property as Taxi Booking Office.                                       Granted

ASSESSMENT
This application seeks consent for the retention of an internally illuminated projecting sign at 5 Caxton Place,
Newport. The sign is a double sided internally illuminated projecting sign located 2.8m above ground level.
The projecting box measures 484mm in height, 785mm in depth and projects a maximum of 925mm from the
property. The sign is made from a vinyl coated perspex with yellow, red, white and black colouring and text.
The sign is statically illuminated by 2 cathode tubes inside the box with the illuminence levels measuring 108
candellas.

The sign is not located at fascia level and as such results in unnecessary clutter on the front elevation to the
detriment of the visual appearance of the site and the surrounding area. Whilst there are similar signs nearby
these are unauthorised. The proposed sign does not comply with Policy CE43 of the Newport Unitary
Development Plan 1996 – 2011 (Adopted May 2006) or the Town Centre Shopfront Policy: A Design Guide
and as such advertisement consent is refused.

DECISION

REFUSED

01 The existing internally illuminated projecting box sign is located above fascia level and as such detracts
from the visual appearance of the site and surrounding area contrary to Policy CE43 of the Newport Unitary
Development Plan 1996 – 2011 (Adopted May 2006) and the Council’s Town Centre Shopfront Policy: A
Design Guide.

NOTE TO APPLICANT

01 This decision relates to plan Nos: Redline Boundary Plan and additional photos.

02 The development plan for Newport is the Newport Unitary Development Plan 1996 – 2011 (Adopted May
2006). Policy CE43 was relevant to the determination of this application.

03 The Town Centre Shopfront Policy: A Design Guide was relevant in the determination of this application.


Andy Evans
Head of Planning, Regeneration and Strategic Housing


H:\C Drive\My Files\Reports Planning\Planning Decision Schedule\Delegated-PDS-03.12.2009.doc
MH/SAD Wednesday, 02 December 2009 3:31 PM




                                                          PLANNING DECISION SCHEDULE                         29

								
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