Agenda item

Report No: DEV/SE/17/034

Planning Application - 10no. dwellings with associated access, parking and landscaping - as amended by plans dated 28 April 2017

Councillor Terry Clements declared a non-pecuniary interest in this application as a Life President of Havebury Housing Partnership (Havebury being the applicant), he remained in the meeting but abstained from voting on the item.

Planning Application - 10no. dwellings with associated access, parking and landscaping - as amended by plans dated 28 April 2017

This application was referred to the Development Control Committee as Great and Little Whelnetham raised objections which was contrary to the Officer recommendation of approval, subject to conditions, as set out in Paragraph 44 of Report No DEV/SE/17/034.

As part of his presentation the Principal Planning Officer drew attention to the site boundary, which had been shown slightly too wide on the East boundary on the site plan attached to the agenda.

Paragraphs 1 and 42 of the report were also highlighted in respect of the reference therein to the affordable dwellings to be included as part of the scheme.  Whilst both paragraphs referred to 4 dwellings the applicant had since amended the proposal to include 6 affordable dwellings.  The Committee was reminded that affordable housing units were not a planning requirement in respect of the proposal as it was only for 10 dwellings, furthermore, the inclusion of affordable housing was not a material planning consideration.

Speakers:    Councillor Terry Clements (Ward Member: Horringer and                              Welnetham) spoke against the application

                   Aoife O’Gorman (agent) spoke in support of the application

During discussion a number of Members made reference to the need for foot and cycle way links.  The Service Manager (Planning – Development) explained that Suffolk County Council Highways had not raised this as a S106 requirement, hence, the Planning Authority was not able to request funding from the development in this respect.

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

Upon being put to the vote and with 13 voting for the motion and with 1 abstention, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

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

2.  The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

3.  No development shall commence beyond slab level until samples of the facing and roofing materials to be used have been submitted to and approved in writing by the Local Planning Authority.

4.  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 details before the development is completed. Details of which will include:      

i.             Details of further infiltration testing on site in accordance with BRE 365 to verify the permeability of the site (trial pits to be located where soakaways are proposed and repeated runs for each trial hole). Borehole records should also be submitted in support of soakage testing.

ii.            Dimensioned plans illustrating all aspects of the surface water drainage scheme including location and size of infiltration devices and the conveyance network. A statement on the amount of impermeable area served by each soakaway should also be illustrated on the plans and should be cross referenceable with associated soakaway calculations.

iii.           Modelling results (or similar method) to demonstrate that the infiltration device has been adequately sized to contain the critical 100yr+CC event for the catchment area they serve. Each device should be designed using the nearest tested infiltration rate to which they are located. A suitable factor of safety should be applied to the infiltration rate during design.

iv.          Infiltration devices should be no more than 2m deep and will have at least 1.2m of unsaturated ground between base of the device and the groundwater table. If individual soakaways are being used they will be at least 5-10m away from any foundation (depending on whether chalk is present).

v.            Only clean water will be disposed of by infiltration devices due to the site being in a Source Protection Zone. Demonstration of adequate treatment stages for water quality control shall be submitted- SuDS features should demonstrate betterment to water quality, especially if discharging towards a watercourse or aquifer.

vi.          Infiltration devices will have a half drain time of less than 24hours.

vii.         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.

viii.        Topographic plans shall be submitted depicting 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.

ix.          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.

x.            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.

xi.          All downpipes to have water butts with high level overspill.

5.  The dwellings hereby permitted shall not be occupied until details of all Sustainable Urban Drainage System components and piped networks have been submitted, in an approved form, to and approved in writing by the Local Planning Authority for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.

6.  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.

7.  No part of the development shall be commenced until details of the proposed driveways (including the position of any gates to be erected and visibility splays provided) have been submitted to and approved in writing by the Local Planning Authority. The approved driveways shall be laid out and constructed in its entirety prior to the occupation of the property. Thereafter the access shall be retained in its approved form.

8.  Before the development is commenced beyond slab level details of the areas to be provided for storage and presentation of Refuse/Recycling bins shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter for no other purpose.

9.  Before the development is commenced details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway.  The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form.

10.     Before the development is commenced, details of the adoptable 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.

11.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.

12.All HGV and construction traffic movements to and from the site over the duration of the construction period shall be subject to a Construction Management Plan which shall be submitted to the planning authority for approval a minimum of 28 days before any deliveries of materials commence. No HGV movements shall be permitted to and from the site other than in accordance with the routes defined in the Plan. The site operator shall maintain a register of complaints and record of actions taken to deal with such complaints at the site office as specified in the Plan throughout the period of occupation of the site.

13.Before the development is commenced details of the areas to be provided for the loading, unloading, manoeuvring and parking of vehicles including secure cycle storage shall be submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.

14.The hours of construction activities, including deliveries to the site and the removal of excavated materials and waste from the site, shall be limited to 08:00 to 18:00 hours on Mondays to Fridays and 08:00 to 13:00 hours on Saturdays. No construction activities shall take place at the application site on Sundays, Bank or Public Holidays.

15.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.

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 in accordance with the fist part of this condition and the provision made for analysis, publication and dissemination of results and archive deposition.

16.     All planting comprised in the approved details of landscaping (Soft Landscaping Scheme July 2017 - Rev D) shall be carried out in the first planting season following the 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.

17.    Unless otherwise agreed in writing with the Local Planning Authority, except for that part which must be removed to permit the construction of the vehicular access in accordance with the conditions of this permission, the existing hedge to the north boundary of the site shall be retained at a height no lower than that which shall first have been agreed in writing with the Local Planning Authority. Any of the existing hedge removed without such consent, dying, being severely damaged or becoming seriously diseased within five years of the access being first brought into use shall be replaced during the first available planting season with planting of a size and species which shall have previously been agreed in writing by the Local Planning Authority.