Agenda item

Report No: DEV/SE/17/029

Outline Planning Application (All matters reserved) - 4no. dwellings

Outline Planning Application (All matters reserved) - 4no. dwellings

This application was referred to the Development Control Committee because the proposal was a departure from the Development Plan in that it proposed residential development outside the limits of the settlement envelope.

The Senior Planning Officer advised that the scheme before Members was seeking outline planning permission and that scale, layout, access details and landscape & appearance were reserved for future consideration.

During the presentation reference was made to the policy conflict in respect of the application; Officers had therefore had to weigh up the benefits and disbenefits of the scheme in order to achieve a balanced recommendation. 

The Service Manager (Planning – Development) also spoke on the application in connection with Vision 2031 and the importance of taking into account material planning considerations.

Speakers:    Miss Wendy Braithwaite (resident) spoke against the                         application

                   Councillor Enid Gathercole (Vice-Chairman of Fornham All                  Saints Parish Council) spoke against the application

                   Councillor Beccy Hopfensperger (Ward Member: Fornham)                 spoke against the application

                   Mr Chris Wilkie (agent) spoke in support of the application

A number of Members commented on the application largely in relation to; the site being outside the settlement boundary and the highways concerns as raised by some of the public speakers.  Some of the Committee made reference to requiring extension of the 30mph speed limit in order to cover the entrance to the site.

However, they were reminded by the Case Officer that the Highways Authority did not consider the development to have a severe impact on the transport network, irrespective of those existing concerns raised by residents,  in view of the proposal being for just four dwellings.

The Chairman suggested that it might be appropriate for Officers to engage with Suffolk County Council with regard to potentially extending the 30mph speed limit.

Councillor David Nettleton moved the that application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Carol Bull.

Upon being put to the vote and with 9 voting for the motion, 5 against and with 1 abstention, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

1. Reserved Matters: details of the [access, appearance, landscaping, layout, and scale], (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.

2. Time limit Outline: application for the approval of the matters reserved by conditions of this permission shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun not later than whichever is the latest of the following dates:-

i.    The expiration of three years from the date of this permission; or

ii.   The expiration of two years from the final approval of the reserved     matters; or,

iii.  In the case of approval on different dates, the final approval of the    last such matter to be approved.

3. Pedestrian access:the use shall not commence until the area within the site shown on drawing number 16 1508 02 Rev C for the purposes of providing safe pedestrian access through the site has been provided and shall be retained and used for no other purposes.

4.Contamination – Preliminary Risk Assessment: no development approved by this planning permission shall commence until the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

          i)       A site investigation scheme (based on the approved                           Preliminary Risk Assessment (PRA) within the approved Desk            Study), to provide information for a detailed assessment of             the risk to all receptors that may be affected, including those                    off site.

          ii)       The results of a site investigation based on i) and a detailed              risk assessment, including a revised Conceptual Site Model             (CSM).

          iii)      Based on the risk assessment in ii), an options appraisal and              remediation strategy giving full details of the remediation                           measures required and how they are to be undertaken. The           strategy shall include a plan providing details of how the                         remediation works shall be judged to be complete and                            arrangements for contingency actions. The plan shall also                              detail a long term monitoring and maintenance plan as                       necessary.

5.       Contamination verification report: no occupation of any part of the    permitted development shall take place until a verification report    demonstrating completion of works set out in the remediation         strategy in iii) above, is submitted and approved, in writing, by the          Local Planning Authority. The long term monitoring and maintenance plan in iii) above, shall be updated and be          implemented as approved.

6.       Unidentified contamination: if, during development, contamination    not previously identified is found to be present at the site then no        further development (unless otherwise agreed in writing with the   local planning authority) shall be carried out until the developer has        submitted a remediation strategy to the local planning authority           detailing how this unsuspected contamination shall be dealt with       and obtained written approval from the local planning authority.          The remediation strategy shall be implemented as approved.

7.       Archaeology Written Scheme of Investigation: no development shall take place within the area indicated [the whole site] until the          implementation of a programme of archaeological work has been   secured, in accordance with a Written Scheme of Investigation         which has been submitted to and approved in writing by the Local           Planning Authority.

          The scheme of investigation shall include an assessment of      significance and research questions; and:

          a.       The programme and methodology of site investigation and                recording

          b.       The programme for post investigation assessment

          c.       Provision to be made for analysis of the site investigation and            recording

          d.       Provision to be made for publication and dissemination of the             analysis and records of the site investigation

          e.       Provision to be made for archive deposition of the analysis                 and records of the site investigation

          f.       Nomination of a competent person or persons/organisation to            undertake the works set out within the Written Scheme of               Investigation.

          g.       The site investigation shall be completed prior to            

                   development, or in such other phased arrangement, as                      agreed and approved in writing by the Local Planning                           Authority.

8.       Archaeology post investigation assessment: no building shall be        occupied until the site investigation and post investigation          assessment has been completed, submitted to and approved in   writing by the Local Planning Authority, in accordance with the     programme set out in the Written Scheme of Investigation       approved under Condition 1 and the provision made for analysis,   publication and dissemination of results and archive deposition.

9.       Biodiversity enhancement: before occupation details of biodiversity   enhancement measures to include where relevant bird boxes, bat         bricks or boxes and hedgehog gates to be installed at the site,         including details of the timescale for installation, shall be submitted    to and approved in writing by the Local Planning Authority. Any         such measures as may be agreed shall be installed in accordance     with the agreed timescales and thereafter retained. There shall be        no occupation unless and until details of the biodiversity enhancement measures to be installed have been agreed in writing   by the Local Planning Authority.

10.     Water efficiency: no individual dwelling hereby approved shall be      occupied until the optional requirement for water consumption (110     litres use per person per day) in Part G of the Building Regulations      has been complied with for that dwelling.