Report No: DEV/SE/17/047
Outline Planning Application (Means of Access to be considered) - Redevelopment of site to provide up to a maximum 79 no. residential units (Class C3) and a new community centre also incorporating a replacement Carousel Children's Centre (Class D1) with associated parking, open space, landscaping and infrastructure
Outline Planning Application (Means of Access to be considered) – Redevelopment of site to provide up to a maximum 79 no. residential units (Class C3) and a new community centre also incorporating a replacement Carousel Children’s Centre (Class D1) with associated parking, open space, landscaping and infrastructure.
The application was referred to the Development Control Committee because St Edmundsbury Borough Council were one of the applicants and owned part of the site.
The application site included the former Howard Community Primary School and the Newbury Community Centre. The school had closed in August 2016 as part of the wider implementation of Suffolk County Council’s School Organisation Review and became surplus to education requirements as the children had been transferred to the larger Howard Middle School site. The site had been earmarked by Suffolk County Council for residential development that would help forward-fund the implementation of other essential education projects in the County and improve the quality of infrastructure and meeting an increased demand for places.
The Newbury Community Association had a longstanding objective to rebuild the adjoining Newbury Community Centre to overcome the deficiencies of the existing building and provide a range of flexible meeting space that was better suited to meeting current demand and would enable a greater range of activities and services to be offered.
The application had been amended to increase the maximum quantum of development from 70 dwellings to 79 dwellings, 30% of which would be classed as affordable housing.
Attention was drawn to the supplementary report that had been circulated in respect of this item which corrected a typo in paragraph 26 of the report and included an amendment to the Officer’s recommendation.
In addition to the supplementary report, the Case Officer informed Members of the following amendments that had also been made to the report:
· Reference to the replacement of the community centre in paragraph 64 of the report had been removed;
· Proposed condition two on page 52 of the report;- for clarification the reserved matters listed were in relation to the community centre and nursery building;
· Additional conditions were proposed related to vehicular access, surface treatments and phasing the construction of the community centre and nursery building.
Representations had been received from two local residents who were in support of the application, however did raise concerns related to potential noise and light disturbance from the proposed community centre. A request was also made to install lockable gates on the car park entrance.
Speakers: Mr Colin Ross (Agent) spoke in support of the application.
Members commended the scheme presented before them and stated that they would like to ensure that if approved, the developer would deliver no less, in terms of quality and the quantum of affordable housing, than what was proposed in the application. The Case Officer confirmed that planning conditions and the Section 106 agreement would secure what had been proposed in the application.
In response to a Member’s query, the Case Officer explained that the replacement Carousel Children’s Centre would be incorporated within phase one of the replacement Community Centre building.
A concern was raised in relation to the proposed vehicular access point located at the Eagle Walk end of the development as a Member considered it unsafe due to the reduced visibility associated with being located on a sharp bend. It was suggested by the Member that the vehicular access point could be re-located towards the centre of the proposed development where visibility would be improved and a raised pedestrian crossing would already be in place. It was acknowledged that the location of the car park within the layout could be reviewed at reserved matters stage but it was made clear that the location of the access points formed part of the consideration of the current outline application and Suffolk County Council as the Highways Authority had raised no objections to the application in terms of highway safety.
It was suggested by one Member that at the reserved matters stage of the application the developer could consider installing a sprinkler system in the proposed community centre building as a fire safety feature.
Councillor Julia Wakelam proposed that the application be approved, as per the amended Officer recommendation, and this was duly seconded by Councillor Alaric Pugh.
Upon being put to the vote and with the vote being unanimous, it was resolved that
Planning permission be APPROVED as per the amended Officer recommendation of approval subject to Officers’ agreeing the final wording/variation of the Section 106 Legal Agreement under delegated authority to secure financial contributions towards enhanced education and library provisions, improvements to existing playing fields in the area, and the provision of 30% affordable housing. This would be subject to the following conditions:
1. Application for the approval of the matters reserved by conditions of this permission shall be made to the Local Planning Authority (LPA) before the expiration of three years from the date of this permission. The development hereby permitted shall not 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.
2. Details of the appearance, landscaping, layout, and scale, (hereinafter called ‘the reserved matters’) shall be submitted to and approved in writing by the LPA before any development begins and the development shall be carried out as approved.
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 LPA.
4. Prior to the commencement of development application details of a surface water drainage scheme will be submitted to, and agreed in writing by, the LPA. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved outline drainage strategy by Rossi Long Consulting (ref:- SK02 Rev P3 dated 03/08/17). Details of the scheme 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 drawings of the main aspects of surface water drainage system (including an impermeable area plan).
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 shall only be used where they do not pose a threat to groundwater. There shall be at least 1.2 metres of unsaturated ground between the base of the device and the groundwater table.
v. Proposals for water quality control – Demonstration of adequate treatment for surface water shall be submitted. SuDS features should demonstrate betterment to water quality due to the site being in a Source Protection Zone.
vi. If individual soakaways are being used they will be at least five metres away from any foundation (or more depending on strata).
vii. Infiltration devices should aim to have a half drain time of less than 24 hours.
viii. Modelling of any pipe network in the one in 30 year rainfall event to show no above ground flooding.
ix. 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 one in 100 year rainfall event. These flow paths will demonstrate that the risks to people and property are kept to a minimum.
x. 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.
xi. 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.
5. The development 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 LPA 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 LPA. The construction surface water management plan shall be implemented and thereafter managed and maintained in accordance with the approved plan.
7. 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 LPA:
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.
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. is submitted and approved, in writing, by the LPA. The long term monitoring and maintenance plan in iii. shall be updated and be implemented as approved.
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.
8. Before any part of the development is occupied 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 LPA. 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 LPA showing the means to prevent the discharge of surface water from the development into 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. 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 LPA.
11. All HGV and construction traffic movements to and from the site over the duration of the construction period shall be subject to a Deliveries 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.
12. Before the 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 two class A of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting 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. 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 LPA. The scheme of investigation shall include an assessment of significance and research questions; and:
i. The programme and methodology of site investigation and recording
ii. The programme for post investigation assessment
iii. Provision to be made for analysis of the site investigation and recording
iv. Provision to be made for publication and dissemination of the analysis and records of the site investigation
v. Provision to be made for archive deposition of the analysis and records of the site investigation
vi. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation
vii. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the LPA.
14. No building shall be occupied until the site investigation and post investigation assessment has been completed, submitted to, and approved in writing by the LPA, in accordance with the programme set out in the Written Scheme of Investigation approved under condition one and the provision made for analysis, publication and dissemination of results and archive deposition.
15. Each dwelling proposed with dedicated off-street parking shall be provided with an electric vehicle charge equipment charge point prior to its first occupation. Details of the electric vehicle charge equipment to be installed at the site shall have first been agreed in writing with the LPA. All charge points shall be provided within at least two metres of the associated designated parking space.
16. The new vehicular accesses shall be laid out and completed in all respects in accordance with Drawing No. HBS-DR-A001 Rev. P4; and with an entrance width as shown and made available for use before the development is commenced. Thereafter the access shall be retained in the specified form.
17. Prior to the access hereby permitted being first used, the approved access onto St Olaves Road shall be properly surfaced with a bound material for a minimum distance of 10m metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority.
18. Prior to the demolition of the existing community centre building and Carousel Children’s Centre building, the replacement Community Centre hereby approved shall be completed and ready for occupation.