Agenda item

Report No: DEV/WS/19/002

 

Planning Application -26no. dwellings and associated works including parking, vehicular access and landscaping

(Councillor Ian Houlder declared a non-pecuniary interest in this item as he was a shareholder representative on Barley Homes (Group) Ltd. He indicated that he would remain in the meeting and take part in the discussion and voting thereon.)

 

Planning Application -26no. dwellings and associated works including parking, vehicular access and landscaping

 

This application was referred to the Development Control Committee because the applicant, Barley Homes (Group) Ltd, is owned by West Suffolk Council.

 

The Senior Planning Officer drew attention to the ‘late papers’ which had been circulated supplementary to the agenda and set out four additional conditions that were to be added to the recommendation. 

 

Members were asked to note that the third of the additional conditions should include the number 26 where the number had been denoted as an ‘X’ in the supplementary late papers.

 

A Member site visit was held prior to the meeting.  Officers were recommending that the application be approved, subject to conditions and the completion of a Section 106 Agreement as set out in Paragraph 86 of Report No DEV/WS/19/002 and in the supplementary late papers.

 

As part of his presentation the Officer explained that the application site fell within the West Suffolk Wards of Haverhill South and Haverhill West (the report incorrectly made reference to Haverhill North which reflected the, now dissolved, St Edmundsbury Borough Council ward boundaries.)

 

Speaker:      Hannah Northrop (agent) spoke in support of the application

 

During the debate a number of Members raised questions in respect of the following matters and the Case Officer responded as below:

·         Site clearance/disposal – this would be dealt with by way of condition No 17;

·         The colour palate to be used – Officers considered the colour of the cladding proposed by the developer to be appropriate;

·         Tree removal – 10 Poplar trees were to be removed to facilitate the development, however, replacement planting was controlled by way of condition No 13;

·         The ownership/management of the shared use foot and cycle path – the Committee was advised that this matter was still being explored between Suffolk County Council and West Suffolk Council and condition No 7 could be expanded to reflect this; and

·         The provision of electric charging points, solar panels and fibre optic cables – electric charging points had been included by way of condition No 15 and Officers could pass on the comments in relation to solar panels and fibre optic cables to the applicant.

 

Councillor David Smith asked if it would be possible to include some form of ‘spur’ off the foot/cycle path in order to provide a more direct link to the school site.

 

The Service Manager (Planning – Development) explained that this had not been requested by Suffolk County Council (as Local Education Authority), however, it is something that Officers could explore with the LEA and applicant.

 

Councillor John Burns raised some concerns with the consultation that was undertaken with local residents in that it was not held locally to the development site. 

 

However, he proposed that the application be approved as per the Officer recommendation and this was duly seconded by Councillor Susan Glossop.

 

Upon being put to the vote and with the vote being unanimous, it was resolved that

 

Decision

 

Planning permission be GRANTED subject to:

 

The completion of a Section 106 Agreement with the following contributions:

·         Pre School contribution: £24,999

·         Secondary and Sixth Form contribution: £111,682

·         Library Contribution: £416

·         Enhancement of play facilities at castle playing field: £24,000

(If West Suffolk Council adopt the retention basin that would require a maintenance contribution based on the agreed management/maintenance plan for this feature which is currently being negotiated.)

 

And, 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.       The development hereby permitted shall be constructed entirely of the materials detailed within the application hereby approved.

4.       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.

5.       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 garage associated with each property shall be used solely for the garaging of private motor vehicles and for ancillary domestic storage incidental to the occupation and enjoyment of the associated dwelling and shall be used for no other purpose. 

6.       No part of the development shall be commenced until details of the proposed vehicular access from Chivers Road (including visibility splays and works to widen the existing footway to provide a shared use path) have been submitted to and approved in writing by the Local Planning Authority. The approved access shall be laid out and constructed in its entirety prior to the first occupation of any dwelling within the site. Thereafter the access shall be retained in its approved form.

7.       Before any works above ground level commence details, including surfacing, lighting, ground levels and barriers of the shared use foot and cycle path from the site to School Lane must have been submitted to and approved in writing by the Local Planning Authority. The approved shared use foot and cycle path shall be laid out and constructed in its entirety with an agreed ownership/management plan in full accordance with any agreed details prior to the first occupation of any of the dwellings hereby approved. Thereafter the access shall be retained in its approved form. There shall be no occupation of any dwelling hereby approved unless and until the foot and cycle path has been provided in accordance with the details agreed pursuant to this condition.

8.       Before occupation of the first dwelling details of the areas to be provided for storage 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 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.

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 Local Planning Authority.

11.     Before first occupation the area(s) within the site shown on drawing No. 500361-IW-XX-XX-DR-A-2101-P02 for the purposes of manoeuvring and parking of vehicles shall be provided and thereafter that area(s) shall be retained and used for no other purposes.

12.     The areas marked and indicated as open space on the approved site layout plan No. 500361-IW-XX-XX-DR-A-2102 shall have been provided and all associated landscaping works detailed in the approved landscaping scheme for the site shall be carried out in the first planting season following the commencement of the development. Thereafter the amenity open space shall be retained and used for no other purpose.

13.     All planting comprised in the approved details of landscaping on plan No. 500361-IW-XX-XX-DR-A-2102 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.

14.     The development shall be carried out strictly in accordance with the Arboricultural implications assessment & tree protection plan report by Plandescil dated May 2019.

15.     Prior to first occupation, all dwellings with off street parking shall be provided with an operational electric vehicle charge point at reasonably and practicably accessible locations, with an electric supply to the charge point capable of providing a 7kW charge.

16.     Before the first occupation of any of the dwellings hereby approved details of the biodiversity enhancement measures shall be submitted to and approved in writing by the Local Planning Authority.  Any such details as may be submitted shall include in full the mitigation measures as laid out in the Geosphere Environmental Ltd ecological PEA, June 2017 and Bat Survey, September 2017. Any such measures as may be agreed shall be installed and thereafter retained as so installed. There shall be no residential occupation unless and until the biodiversity enhancement measures as agreed in writing have been implemented.

17.     Prior to commencement of development, including any works of demolition, a Construction Method Statement shall be submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

i)     The parking of vehicles of site operatives and visitors

ii)     Loading and unloading of plant and materials 

iii)    Site set-up including arrangements for the storage of plant and materials used in constructing the development and the provision of temporary offices, plant and machinery

iv)    The erection and maintenance of security hoarding including external safety and information signage, interpretation boards, decorative displays and facilities for public viewing, where appropriate 

v)    Wheel washing facilities 

vi)    Measures to control the emission of dust and dirt during construction 

vii)   A scheme for recycling/disposing of waste resulting from demolition and construction works

viii)  Hours of construction operations including times for deliveries and the removal of excavated materials and waste

ix)    Noise method statements and noise levels for each construction activity including piling and excavation operations

x)    Access and protection measures around the construction site for pedestrians, cyclists and other road users including arrangements for diversions during the construction period and for the provision of associated directional signage relating thereto.

18.     The site preparation and construction works, including road works, shall only be carried out between the hours of:

08:00 to 18:00 Mondays to Fridays. 08:00 - 13.30 Saturdays. No times during Sundays or Bank Holidays without the prior written consent of the Local Planning Authority. No generators are to be used in external areas on the site outside the hours of: 08:00 to 18:00 Mondays to Fridays, 08:00 - 13.30 Saturdays. No times during Sundays or Bank Holidays. The Local Planning Authority shall be provided with three day’s notice prior to any extended concrete pour taking place outside the agreed hours of construction for agreement that the works can proceed.

19.     Before first occupation of any of the dwellings hereby approved details of the treatment of the boundaries of the site and of the dwellings within the site, shall have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/retaining walls/fences/knee rails to be constructed or erected and/or the species, spacing and height of hedgingto be retained and / or planted together with a programme of implementation. Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted.  The works shall be completed prior to first occupation in accordance with the approved details and thereafter retained as so installed.

20.     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 applicant shall submit a detailed design based on the Drainage Strategy by Richard Jackson Engineering (ref:- 49291-PP-003 Rev A and dated 02 May 2019) + FRA by Richard Jackson Engineering (ref:- 49291 Issue A and dated 02 May 2019) and will demonstrate that surface water run-off generated by the development will be limited to 3l/s up to and including the critical 100yr + CC storm.

21.     No development shall commence until details of the implementation, maintenance and management of the strategy for the disposal of surface water on the site have been submitted to and approved in writing by the local planning authority. The strategy shall be implemented and thereafter managed and maintained in accordance with the approved details.

22.     The [26no of dwelling/building] 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.

23.     No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:

a.    Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-

i.     Temporary drainage systems

ii.     Measures for managing pollution / water quality and protecting controlled waters and watercourses

iii.    Measures for managing any on or offsite flood risk associated with construction