Agenda item

Report No: DEV/SE/17/026

 

DC/16/2836/RM - Reserved Matters Application - Submission of details under outline planning permission SE/09/1283/OUT - The appearance, layout, scale, access and landscaping for 200 dwellings, together with associated private amenity space, means of enclosure, car parking, vehicle and access arrangements together with proposed areas of landscaping and areas of open space for a phase of residential development known as Phase 1

 

DC/17/0048/FUL - Change of use of land to highway use for 1no. point of vehicular access/egress to public highway - Haverhill Road and creation of hard standing for foot/cycle way - following planning application- SE/09/1283 as amended by plans dated 28 April 2017

DC/16/2836/RM - Reserved Matters Application - Submission of details under outline planning permission SE/09/1283/OUT - The appearance, layout, scale, access and landscaping for 200 dwellings, together with associated private amenity space, means of enclosure, car parking, vehicle and access arrangements together with proposed areas of landscaping and areas of open space for a phase of residential development known as Phase 1.

 

DC/17/0048/FUL - Change of use of land to highway use for 1no. point of vehicular access/egress to public highway - Haverhill Road and creation of hard standing for foot/cycle way - following planning application- SE/09/1283 as amended by plans dated 28th April 2017.

 

These applications were referred to the Development Control Committee as the development was considered to be of wider significance and due to the presence of objections from the Town Council which were contrary to the Officer recommendation of approval, subject to conditions, as set out in the supplementary papers circulated after publication of the agenda.

 

The Committee were informed that the reserved matters application sought approval of the detail for the first phase of one of the two strategic growth sites for Haverhill.  The separate full planning application sought consent for a vehicular access that did not form part of the original outline consent.

 

The Case Officer explained that the wider North-West Haverhill site had been the subject of significant public engagement through the preparation and adoption of a Concept Statement and a Masterplan. The Masterplan addressed a wide range of key issues including the distribution of uses, the location of the relief road, design principles, open spaces, accessibility and built form.

 

Members were advised that the proposals were considered to comply with the relevant policies of the development plan, with the National Planning Policy Framework and were considered to be acceptable in all other material respects.  A Member site visit was held prior to the meeting.

 

Attention was drawn to the supplementary papers which had been circulated in respect of this item and specifically Condition number 1 in respect of the Reserved Matters application which listed the approved plans and documents.

 

The Senior Planning Officer advised that there had been a number of minor amendments made to some of the plans, therefore, altering the revision numbers and dates.  One example being the inclusion of additional pathways for Plots 116 and 117 to link the properties to their parking areas.  She also highlighted that the landscape detail plans listed within that Condition would be subject to amendment in connection with the separate Condition No 20 which related to soft landscaping.

 

As part of her presentation the Senior Planning Officer set out in detail the varied changes made to the application in order to reach the scheme that was now proposed.

 

One of these changes was the removal of the formal play equipment from the open space in the Linear Park area.  Officers considered that formal play equipment was in contrast with this natural area and it would instead come forward as part of an adjacent scheme.

 

Speaker:      Mr David Moseley (applicant) spoke in support of the                         application

 

In response to comments made in relation to space standards the Service Manager (Planning – Development) advised the Committee that Planning Officers were currently undertaking a piece of work in conjunction with the Council’s Public Health and Housing Officers.  Once complete it would be presented to Cabinet in the first instance.

 

Councillor John Burns addressed the meeting in respect of the application and thanked the applicant for attending Haverhill Town Council meetings and making subsequent changes to the scheme as a result of the dialog with the Town Council.  However, he cited objection with regard to; the removal of the play equipment, lack of bus services to the site, the absence of electric car charging points and the new vehicular access, which he understood had not been subject to a traffic assessment.

 

On this basis, Councillor Burns proposed that the application be deferred in order to seek clarity with regard to Suffolk County Council Highway’s assessment of the new access.  However, there was no seconder for this motion.

 

In response, the Case Officer advised the meeting that Highways had not raised any concerns with the access and its safety/visibility.  Furthermore, they also cited no issue with the internal route-ways within the development.  The County Highways Officer who was present also responded and echoed the Case Officer’s comments in this respect.

 

The Senior Planning Officer also informed the Committee that public transport contributions had been secured at the outline stage of the application.  With reference to electric car charging points, the Officer explained that no such condition was attached to the outline application and it would not be appropriate to condition at this stage.

 

During further debate questions were raised with regard to; the phasing of other sites within Haverhill Vision 2031, flooding/drainage, ecology and the types of properties included within the scheme.

 

In answering these questions the Case Officer clarified that:

·         Pre-commencement phasing conditions were in place to ensure the Planning Authority had control over how and when each phase of development came forward;

·         The Council’s Strategic Housing team were consulted on the mix of properties and considered it appropriate;

·         The Ecology Tree & Landscape Officer was content with the application;

·         Flooding/drainage would be dealt with via detailed conditions.  The County Highways Officer present confirmed that the Highways Authority was also satisfied that flooding/drainage could be mitigated via the conditions proposed.

 

Councillor Paula Fox raised specific concern with regard to the five properties at the very bottom of the scheme who would potentially reverse from their driveways directly onto Ann Suckling Road.

 

The County Highways Officer confirmed that the class of this road permitted reversing onto it and it was not considered that this would have a severe impact on highway safety in the area.  The meeting was advised that there had been no recorded incidents on the road within the last five years and the Highways Authority used accident data to inform their consultation responses.

 

Councillor Alaric Pugh moved that the applications be approved, as per the Officer recommendation, and this was duly seconded by Councillor Terry Clements.

 

Upon being put to the vote and with 13 voting for the motion and with 2 abstentions, it was resolved that

 

Decisions

 

Planning permission and reserved matters be GRANTED subject to the following conditions and subject to the drainage concerns being satisfactorily overcome and final agreement of the site-wide design code:

 

DC/17/0048/FUL

 

1.   Time: the development hereby permitted shall be begun not later than 3 years from the date of this permission. 

2.   Approved Plans: the development hereby permitted shall not be carried out except in complete accordance with the approved plans and documents.

 

DC/16/2836/RM

 

1.   Time: the development hereby permitted shall be begun not later than 3 years from the date of this permission. 

2.   Phasing: pre-commencement Prior to the commencement of development (excluding clearance, ground investigation, remediation, archaeological and ecology works) within Phase 1, details of phasing of development of Phase 1 shall be submitted to and agreed in writing with the Local Planning Authority. Such details shall include, but not limited to, the phased delivery of roads and footways, including the re-alignment of Haverhill Road and associated roundabout, and their connections to the surrounding highway network in relation to the phasing for the delivery of homes within Phase 1. Development shall be undertaken in accordance with the Phasing details agreed, unless a variation to the approved details is first agreed in writing with the Local Planning Authority.  

3.   Surface Water Drainage: pre-commencement, no development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 100 year +CC storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved FRA and will include the following:- 

             i.                Dimensioned plans illustrating all aspects of the surface water drainage scheme (including an impermeable areas plan).

            ii.                Modelling shall be submitted to demonstrate that the surface water discharge to the receiving watercourse, up to the 1 in 100yr +CC rainfall  event, will be restricted to Qbar or 2l/s/ha for the critical storm duration. 

           iii.                Modelling of the surface water drainage scheme to show that the attenuation features will contain the 1 in 100yr+CC rainfall event. Proposed open basins within POS will not exceed a max water depth of 0.5m during same event.

          iv.                Modelling of conveyance networks showing no above ground flooding in 1 in 30 year event, plus any potential volumes of above ground flooding during the 1 in 100 year rainfall + CC.

            v.                Topographic plans shall be submitted depicting all safe exceedance flow paths in case of a blockage within the main SW system and/or flows in excess of a 1 in 100 year rainfall event. These flow paths will demonstrate that the risks to people and property are kept to a minimum. 

          vi.                Proposals for water quality control – A SuDS management train with adequate treatment stages should be demonstrated which allows compliance with water quality objectives, especially if discharging to a watercourse. Interception Storage will be required within the open SuDS.

         vii.                A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage system throughout its lifetime. viii) Arrangements to enable any Surface water drainage within any private properties to be accessible and maintained including information and advice on responsibilities to be supplied to future owners. 

4.   Surface Water Drainage management: pre-above ground construction, no development shall commence until details of a construction surface water management plan detailing how surface water and storm water will be managed on the site during construction is submitted to and agreed in writing by the local planning authority. The construction surface water management plan shall be implemented and thereafter managed and maintained in accordance with the approved plan. 

5.   Materials: pre-above ground construction, notwithstanding the details previously submitted, no above ground construction of the dwellings hereby approved shall take place until details of the facing and roofing materials to be used in respect of each plot have been submitted to and approved in writing by the Local Planning Authority. All work shall be carried out in accordance with the approved details. 

6.   Design Detailing: pre-above ground construction Prior to any above ground construction taking place, details of the windows, door reveals, sills and headers and bargeboards for each plot shall be submitted to and approved in writing by the Local Planning Authority. Unless otherwise agreed with the Local Planning Authority the details shall be in the form of elevations drawn to a scale of not less than 1:10 and horizontal and vertical cross-section drawings to a scale of 1:2. The works shall be carried out in complete accordance with the approved details. 

7.   Boundary Treatments: pre-above ground construction No above ground construction shall take place until details of the siting, design, height and materials of boundary walls and fences have been submitted to and approved in writing by the Local Planning Authority. The approved walling and/or fencing shall be constructed or erected before the first occupation of the dwelling to which it relates is first occupied and thereafter retained in the form and manner installed. 

8.   Parking – pior to occupation, the space/spaces shown for the purpose of garaging and/or car parking shall be provided and available for the intended purpose prior to the first occupation of the dwelling to which it relates is first occupied.  

9.   Retention of Parking Spaces and Garages: notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 as amended (or any Order revoking and re-enacting that Order) the space shown within the curtilage of any dwelling for the purpose of garaging and/or car parking shall be retained solely for the garaging and/or parking of private motor vehicles and for ancillary domestic storage incidental to the enjoyment of the associated dwelling and shall be used for no other purpose. No development shall be carried out in such a position as to preclude vehicular access to those car parking spaces.

10.                Cycle storage: prior to first occupation Secure, covered and accessible cycle storage shall be provided and available for use prior to the first occupation of the dwelling to which it relates is first occupied. The storage shall be provided in accordance with details previously submitted to and agreed in writing by the local planning authority.  

11.                Visibility Splays: internal across roads, before any access is first used, clear visibility at a height of 0.6 metres above the carriageway level shall be provided and thereafter permanently maintained in that area between the nearside edge of the metalled carriageway and a line 2.4 metres from the nearside edge of the metalled carriageway at the centre line of the access point (X dimension) and a distance of 43 metres in each direction along the edge of the metalled carriageway from the centre of the access (Y dimension). Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays. 

12.                Visibility Splays: junctions with main roads, before any access is first used clear visibility at a height of 0.6 metres above the carriageway level shall be provided and thereafter permanently maintained in that area between the nearside edge of the metalled carriageway and a line 4.5 metres from the nearside edge of the metalled carriageway at the centre line of the access point (X dimension) and a distance of 43 metres in each direction along the edge of the metalled carriageway from the centre of the access (Y dimension). Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays. 

13.                Bin Storage: appropriate areas shall be provided for storage of Refuse/Recycling bins shall be provided, in accordance with details submitted to and agreed in writing with the local planning authority, before the first occupation of any of the dwellings to which it relates is first occupied and thereafter retained in the form and manner installed. 

14.                Estate Road Layout: details prior to any above-ground construction, details of the estate roads and footpaths, (including layout, levels, gradients, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority. 

15.                Estate Road layout implementation: no dwelling shall be occupied until the carriageways and footways serving that dwelling have been constructed to at least Binder course level or better in accordance with the approved details except with the written agreement of the Local Planning Authority. 

16.                Crossing Points: prior to the commencement of development, details of two formal crossing points (to be either signals or zebra crossing) on main road running between the north and south parcels of development shall be submitted to and agreed in writing with the local planning authority. The crossing points shall be fully implemented in accordance with the agreed details in accordance with a timetable agreed in writing with the local planning authority.

17.                Noise Internal: prior to occupation of the proposed dwellings, the noise mitigation measures, as stated within the Noise Survey and Acoustic Design Advise Report, Issue No. 2, prepared by the FES Group  and dated the 15 May 2017,  shall be implemented to ensure that the internal ambient noise levels within each dwelling, with windows closed, do not exceed an LAeq (16hrs) of 35 dB(A) within bedrooms and living rooms between the hours of 07:00 to 23:00 and an LAeq (8hrs) of 30dB(A) within bedrooms and living rooms between the hours of 23:00 to 07:00, in accordance with the current guideline levels within BS8233:2014 – Guidance on sound insulation and noise reduction for buildings.  

18.                Noise External: prior to occupation of the proposed dwellings, the noise mitigation measures, as stated within the Noise Survey and Acoustic Design Advice Report, Issue No. 2, prepared by the FES Group  and dated the 15 May 2017,  shall be implemented to ensure that the noise level within the external amenity areas of each dwelling do not exceed an LAeq of 50 dB (A), in accordance with the current guideline levels within BS8233:2014 – Guidance on sound insulation and noise reduction for buildings.  

19.                 Tree Protection:  pre-commencement, notwithstanding the details previously submitted, no development shall commence until an updated Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement should include details of the following: 

i)             Measures for the protection of those trees and hedges on the application site that are to be retained.

ii)           Details of all construction measures within the 'Root Protection Area' (defined by a radius of dbh x 12 where dbh is the diameter of the trunk measured at a height of 1.5m above ground level) of those trees on the application site which are to be retained specifying the position, depth, and method of construction/installation/excavation of service trenches, building foundations, hardstandings, roads and footpaths.

iii)          A schedule of proposed surgery works to be undertaken to those trees and hedges on the application site which are to be retained. The development shall be carried out in accordance with the approved Method Statement unless the prior written consent of the Local Planning Authority is obtained for any variation. 

20.                Soft Landscaping: pre-above ground construction, notwithstanding the details previously submitted, no above ground construction shall take place until there has been submitted to and approved in writing by the Local Planning Authority a final scheme of soft landscaping for the site drawn to a scale of not less than 1:200, to include details of on plot planting and planting within the SUDS Basins. The soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants noting species, plant sizes and proposed numbers/ densities. The approved scheme of soft landscaping works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.