Agenda item

Report No: DEV/WS/19/003

 

Planning Application - 38no. dwellings and associated access works

Planning Application - 38no. dwellings and associated access works

 

This application was referred to St Edmundsbury Borough Council’s Development Control Committee on 28 March 2019 as it was a major application and Haverhill Town Council had registered objections to the scheme.

 

Consideration of the application was deferred by the Committee on 28 March 2019 in order to allow additional time for Officers to work with the applicant, in light of the concerns raised by Members in respect of access and parking provision.

 

Subsequent to the meeting amended plans had been submitted by the applicant and further comments had been received from the Highways Authority.

 

Officers were continuing to recommend approval, subject to the completion of a Section 106 Agreement and conditions as set out in Paragraph 20 of Report No DEV/WS/19/003.

 

In light of the fact that this was the first meeting of the West Suffolk Development Control Committee the Senior Planning Officer provided Members with a full, detailed presentation on the application and highlighted the changes that had been made to the amended plans.

 

It was also noted that the application site fell within the West Suffolk Wards of Haverhill North (the report incorrectly made reference to Withersfield which reflected the, now dissolved, St Edmundsbury Borough Council ward boundaries.)

 

Speaker:      Alasdair Vaux (agent) spoke in support of the application

 

Councillor David Palmer requested that solar panels and fibre optic cables were included in the scheme, in response to which, Officers advised that they would pass on the comments to the applicant.

 

Councillor John Burns proposed that the application be approved, as per the Officer recommendation.  This was duly seconded by Councillor Peter Stevens.

 

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:

30% Affordable Housing

Pre-school - £41,650

Education facilities - £239,666

Library provision - £623

 

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        No development above slab level shall take place until samples of the proposed external materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

4        No development shall take place on 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. Timetable for the site investigation to be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

5        No building shall be occupied or otherwise used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 4 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

6        Demolition or construction works shall not take place outside 0800 hours to 1800 hours Mondays to Fridays and 0800 hours to 1300 hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

7        Before any development work hereby permitted is commenced, a comprehensive construction and site management programme shall be submitted to and approved in writing by the Local Planning Authority. The programme shall include the following details:-

          a) site set-up and general arrangements for storing plant (including cranes), materials, machinery and equipment, offices and other facilities and contractors vehicle parking, loading, unloading and vehicle turning areas;

          b) noise method statements and noise levels for each construction activity including any piling and excavation operations;

          c) dust, dirt and vibration method statements and arrangements;

          d) site lighting.

          All works shall be undertaken in accordance with the approved details during the construction period.

8        Prior to commencement of development 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,

          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), a 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.

9        No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works as set out in the remediation strategy is submitted to and approved, in writing by the Local Planning Authority.

10.     Prior to their 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. 

11      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 MTC Engineering (Drawing ref:- 2192-03 Rev G and dated 14/03/2019) and will demonstrate that surface water run-off generated by the development will be limited to Qbar or 2l/s/ha (whichever is higher) up to and including the critical 100 year+CC storm.

12      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.

13      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

14      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.

15      Prior to the construction above damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of any phase, the foul water drainage works relating to that phase must have been carried out in complete accordance with the approved scheme.

16      Prior to the development hereby permitted being first occupied, the proposed access onto Ann Suckling 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.

17      The vehicular access hereby permitted shall be a minimum width of 4.8 m with a footway with a minimum width of 1.8 metres for the entire length of the access.

18      No development above ground level shall take place until details of the areas to be provided for the secure storage of cycles are 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.

19      No development above ground level shall take place until details of the areas to be provided for storage and presentation of Refuse/Recycling bins are 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.

20      No development above ground level shall take place until details have been 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.

21      Before the development is commenced, details of the estate roads and footpaths, (including layout, levels, gradients, lighting, visibility splays, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority.

22      All HGV and construction traffic movements to and from the site over the duration of the construction period shall be subject to a Construction and Deliveries Management Plan which shall be submitted to the planning authority for approval a minimum of 28 days before any deliveries of materials commence or any site work starts.

          The plan shall include, but not be limited to:

          - Routes for delivery vehicles to and from the site

          - Access to the site for construction and delivery vehicles

          - Means to ensure the highway is kept free of water, mud and other construction debris

          - Parking and turning for construction and delivery traffic

          No HGV or construction 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.

23      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 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (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.

24      There shall be no occupation of the development hereby permitted unless and until the pedestrian and cycle link to the northern boundary, as shown on drawing ‘Block Plan 1 of 2’ has been provided. Thereafter, the pedestrian and cycle link as so provided shall be retained for pedestrian and cycle use.

25      There shall be no occupation of the development hereby permitted unless and until a footway connection and crossing point has been provided at and across Ann Suckling Road, in accordance with location and design / specification details that have first been submitted to and approved in writing by the Local Planning Authority.

26      No development above ground level shall take place until a scheme of soft landscaping for the site drawn to a scale of not less than 1:200 has been submitted to and approved in writing by the Local Planning Authority. The soft landscaping details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants noting species, plant sizes and proposed numbers/ densities. The approved scheme of soft landscaping works shall be implemented not later than the first planting season following 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. 

27      No development above ground level shall take place until details of the treatment of the boundaries of the site 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/fences to be constructed or erected and/or the species, spacing and height of hedging to 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 use/occupation in accordance with the approved details.

28      The dwelling(s) hereby approved shall not 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 and evidence of compliance has been obtained.

29      Prior to commencement of development a scheme for the provision      of fire hydrants within the application site shall be submitted to and          approved in writing by the Local Planning Authority. No part of the        development shall be occupied or brought into use until the fire         hydrants have been provided in accordance with the approved    scheme. Thereafter the hydrants shall be retained in their approved         form unless the prior written consent of the Local Planning     Authority is obtained for any variation.

30      All recommendations and ecological mitigation measures contained in the following reports:

Preliminary Ecological Appraisal by MIKA Ecology dated 18th December 2018

Reptile Survey by MIKA Ecoloy dated 18th December 2018

Bat Inspection Survey by MIKA Ecology dated 18th December 2018

shall be adhered to in their entirety throughout the construction period.

31      Prior to occupation details of biodiversity enhancement measures 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 as so installed. 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.