Agenda item

Report No: DEV/FH/17/025

Residential development of up to 140 dwellings with associated open space provision, landscaping and infrastructure works, as amended

Residential development of up to 140 dwellings with associated open space provision, landscaping and infrastructure works, as amended

This item was originally considered by the Development Control Committee on 3 September 2014 when Members determined that the application be granted.

The planning application was returned to Committee in order to enable Members to consider material changes in circumstances that had occurred since the September 2014 determination, these being:

     i.        The Council’s submission to the Planning Inspectorate of the ‘Single Issue Review’ and ‘Site Allocations’ Development Plan Documents;

    ii.        The completion of a cumulative traffic assessment for the village;

   iii.        The recent publication of noise contour information by the Defence Infrastructure Organisation (on behalf of the Ministry of Defence);

  iv.        The ability of the Council to demonstrate a five-year land supply of deliverable housing sites;

    v.        The adoption by the Council of the Joint Development Management Policies document in February 2015;

  vi.        The submission of a number of additional planning applications proposing large scale housing development at and around Lakenheath village;

 vii.        Enactment of CIL Regulation 123 which led to a requirement for the off-site public open space contributions being omitted from the S106 Agreement;

viii.        Amendments to the nesting attempts ‘buffer’ outside the Special Protection Area and the inclusion of the application site within this buffer; and

  ix.        The service of a Tree Preservation Order with respect to trees along the Eastern (road frontage) boundary of the site.

Members conducted a site visit prior to the meeting.

Prior to his presentation the Case Officer tabled two documents to the meeting which related to the application:

1. Late representations from Lakenheath Parish Council and supporting documentation (as emailed directly to all Committee Members by the Parish Council the day before the meeting); and
2. A response to the Parish Council’s concerns from RPS CgMs, acting on behalf of the applicant.

The Case Officer spoke to each of the items and summarised what Members had before them.

The Chairman then allowed a 10 minute adjournment in order to permit the Committee time in which to peruse the tabled documentation.

Councillor Ruth Bowman joined the meeting at 6.35pm during the adjournment.

The Principal Planning Officer – Major Projects advised Members that, as made reference to in the tabled response from RPS CgMS, the applicant had instructed consultants WSP UK to provide a specific response in relation to the noise concerns raised by the Parish Council.  The Officer informed the Committee that the Council’s Public Health and Housing Officer had stated that they concurred with WSP UK’s report.  The most recent noise contour mapping was illustrated as part of the Officer’s presentation.

Officers were continuing to recommend that the application be approved, subject to the completion of a S106 agreement and conditions, as set out in Paragraph 124 of Report No DEV/FH/17/025.

Lastly, by way of an update, the Committee were advised that the Council had received an appeal decision in respect of the application at 34 Broom Road, Lakenheath.

Whilst Members were reminded that they were to consider each application on its own merits, attention was drawn to the comments made by the Inspector in respect of highways assessment/mitigation and aircraft noise mitigation which he considered could be transferred to the application before them.

Speakers:    Mr Andrew Ellis (resident) spoke against the application

Councillor Hermione Brown (Lakenheath Parish Council) spoke against the application

Councillor Louise Marston, as Ward Member for Lakenheath, spoke both in favour of the appeal outcome (34 Broom Road) and in support of the application and moved that it be approved as per the Officer recommendation.  This was duly seconded by Councillor Simon Cole.

Upon being put to the vote and with 11 voting for the motion, 1 against and with 1 abstention, it was resolved that

Decision

Outline planning permission be GRANTED subject to:

        A. The completion of a S106 agreement to secure:

•      Affordable housing (30% - up to 42 dwellings)

•      Education contribution (Primary School – up to £ £543,620 towards build costs and up to £45,290 towards land costs)

•      Education contribution – contribution for temporary travel arrangements.

•      Pre-school contribution (up to £151,662)

•      Libraries Contribution (up to £30,240)

•      Public Open Space provision on site (to comply with SPD requirements and future management and maintenance plan) unless the requirements can be appropriately imposed as a condition.

•      SPA Recreational Impact Mitigation Contribution – partly in kind (on land in the control of the applicant) and partly financial contribution to be used towards provision of new and/or upgrade of existing public footpath network in the vicinity of the application site.

        And

        B. Subject to conditions, including:

·         Time limit (3 years for submission of reserved matters and 2 years for commencement following approval of reserved matters)

·         Materials (details to accompany reserved matters submission/s)

·         Water efficiency measures (triggering the ‘optional’ requirements of the Building Regulations)

·         Bin and cycle storage areas to be submitted with Reserved Matters

·         Public open space (provision in accordance with the adopted SPD and strategy for future management and maintenance, unless specifically required by clauses in the S106 Agreement)

·         Protection of retained trees during construction

·         Ecology (further ecological surveys, including bat surveys and securing ecological enhancements at the site)

·         Construction management plan, including waste minimisation and recycling, hours of construction etc.

·         As recommended by the Local Highway Authority, including provision of the strategic highway improvements to the ‘Eriswell Road’ junction prior to the occupation of the first dwelling.

·         Contamination & remediation (further investigations and any remediation necessary)

·         Noise mitigation measures (to internal rooms)

·         Fire Hydrants (details to be submitted and agreed)

·         Surface water drainage scheme (SUDS – full details to be submitted with the Reserved Matters).

·         Provision of public information/interpretation boards and information packs for the new residents with respect to avoiding impacts upon the Special Protection Area.

·         Archaeological investigations and recording.

        In the event of the Assistant Director for Planning and Regulatory Services recommending alternative (reduced) S106 Heads of Terms from those set out at Paragraph 124 of Report No DEV/FH/17/025 on the grounds of adverse financial viability or other factors pertaining to the deliverability of the development, the planning application be returned to Committee for further consideration.

        In the event the applicant declines to enter into a planning obligation in full or in part to secure the Heads of Terms set out above for reasons considered unreasonable by theAssistant Director for Planning and Regulatory Services, the planning application be returned to Committee for further consideration.