Agenda item

Report No: DEV/WS/19/016

 

Planning Application - Planning Application - Provision of temporary holding area for storage of materials and machinery associated with the construction of Great Wilsey Park, including the siting of a portacabin to accommodate welfare facilities

Planning Application - Planning Application - Provision of temporary holding area for storage of materials and machinery associated with the construction of Great Wilsey Park, including the siting of a portacabin to accommodate welfare facilities

 

This application was referred to the Development Control Committee as a result of call-in by a Ward Member (Haverhill East).

 

The Committee was advised that the North-East Haverhill Great Wilsey Park site was granted outline planning permission for a development of 2,500 homes and associated development under Planning Application DC/15/2151/OUT.

 

Redrow Homes Limited were to deliver the first phases of the development and the compound and access sought in the scheme before Members were proposed to facilitate the construction work associated with those phases.

 

The application had been submitted at this juncture to ensure that construction infrastructure was in place ready to support the delivery of the development.

 

Members were informed that a separate application relating to a proposed construction access from Chalkstone Way (Planning Application DC/19/0225/FUL) was also being considered by the Local Planning Authority. 

 

However, the determination of the development before the Committee would not in any way prejudice the ongoing consideration of the separate Chalkstone Way application.

 

A Member site visit was held prior to the meeting.

 

Supplementary ‘Late Papers’ had been circulated following publication of the agenda, which set out the fully worded conditions and outlined an update from Suffolk County Council Flood and Water Management.

 

Officers were recommending that the application be approved, subject to the conditions as set out in the Late Papers.

 

As part of her presentation the Principal Planning Officer made reference to the Permitted Development ‘fall-back’ position which applied to the development proposed with the exception of the new access from Haverhill Road.

 

She also drew attention to the amendments that had been made during the course of the application to address issues raised by Suffolk County Council Highways Authority.

 

In light of the mitigation that could be secured by way of conditions, in respect of matters such as landscaping and amenity, this had been considered favourably in the planning balance of the recommendation.

 

Speakers:    Councillor John Burns (Mayor, Haverhill Town Council) read out a statement on behalf of the Town Council

                   Councillor John Burns (Ward Member: Haverhill East) spoke on the application

                   Chris Gatland (applicant) spoke in support of the application

 

During the debate a number of questions/comments were raised by the Committee which the Officer responded to as follows:

Construction Workers – it was confirmed that no-one would be living on site;

Buffer Zone – the agreed area of proposed green infrastructure ‘buffer zone’ as part of the previously approved application remained valid and was unconnected to the scheme before Members;

Housing – Members were advised that the first phases of the development to be delivered by Redrow, and to which this application related, concerned the first 900 homes only; and

Speed Limit and Visibility Splays – this had been stipulated by Suffolk County Council Highways Authority who were satisfied with the amended proposals.

 

Further discussion also took place with regard to water supply, particularly in relation to what would be required to facilitate the vehicles’ wheel washing process.  Some concern was raised that water provision could result in increased vehicle movements to/from the compound.

 

The Chair invited the applicant to respond directly in relation to this matter and he advised Members that a permanent water supply was to be provided during construction, thereby meaning there would be no vehicle movements taking place in connection with water provision. 

 

Councillor David Roach asked if it would be possible to condition the application to enable a review to be taken in two years’ time in light of the highways concerns raised by some Members.

 

The Principal Planning Officer explained that in view of Suffolk County Council Highways Authority not having raised any concerns in respect of the application, as it now stood, it was not considered reasonable to enforce a review of this nature.

 

Councillor Ian Houlder proposed that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor David Gathercole.

 

Upon being put to the vote and with 11 voting for the motion, 3 against and with 2 abstentions 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.           The development hereby approved is required in association with the carrying out of the adjacent North East Haverhill Development as approved under DC/15/2151/OUT. The development hereby approved shall therefore only be used in connection with and for the duration of the operations being carried out on that adjacent site within development parcels A1, A2, A3, A5, A6, A7, A16 and their associated infrastructure, as shown on the land use parameter plans approved under DC/15/2151/OUT.

4.           On the completion of the associated works within development parcels A1, A2, A3, A5, A6, A7, A16 and their associated infrastructure as approved under DC/15/2151/OUT, or when the site is no longer required for its purpose as set out in condition 3 above, or on the expiry of ten years from the date of this consent, whichever is the sooner, all buildings, structures, works, plant or machinery on the site shall be removed and the land reinstated in accordance with a scheme, that shall previously have been submitted to and agreed in writing with the local planning authority. The scheme shall include a breakdown of all reinstatement works and associated planting and a timescale for the implementation of those works.

5.           Before the construction compound is first used, details shall be submitted to and approved in writing by the Local Planning Authority showing the means to remove the access and reinstate the highway including (but not limited to); drainage, verge, footway, kerbing & channel, carriageway and all services & utilities.

The approved scheme shall be carried out in its entirety with the

approval and agreement of the Highway Authority within 3 months of the occupation of the 1000^th dwelling approved under DC/15/2151/OUT or when the compound is no longer required in connection with the development of the adjacent land, whichever is the sooner.

6.        Prior to the first use of the development hereby approved, a scheme of soft landscaping for the site drawn to a scale of not less than 1:200 shall be 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; and a timescale for implementation. The approved scheme of soft landscaping works shall be implemented in accordance with the timescale agreed with the Local Planning Authority. Any planting removed, dying or becoming seriously damaged or diseased for the duration the life of the development 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.

7.        Prior to the commencement of the development of development approved by this planning permission a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, shall be submitted to, and approved in writing by, the local planning authority. This strategy will include the following components:

1. A site investigation scheme, based on the Geo-Environmental Phase 1 Desk Study carried out previously for the site, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site.

2. The results of the site investigation and the detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the written consent of the local planning authority. The scheme shall be implemented as approved.

8.        No infiltration of surface water drainage into the ground, at the Great Wisley Park site, is permitted other than with the written consent of the Local Planning Authority. The development shall be carried out in accordance with the approved details.

9.        Piling using penetrative methods shall not be carried out other than with the written consent of the local planning authority. The development shall be carried out in accordance with the approved details.

10.     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 Royal Haskoning DHV (Drawing ref:- PB8301-RHD-CE-SW-DR-D-0500 Rev P05 and dated 10/05/2019) and will demonstrate that surface water run-off generated by the development will be limited to 2.5l/s up to and including the critical 100 year+CC storm.

11.     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.

12.     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.

13.        Before the development is commenced details of the areas to be provided for the loading, unloading, manoeuvring and parking of vehicles and holding/waiting for construction delivery vehicles, 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.        Before the development is commenced details of the areas to be provided for the secure, covered cycle storage shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be include design of the cycle store and safe routes to/from the store to the welfare facilities and highway, and 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.

15.        Before the development is commenced details of the areas to be provided for storage and presentation of Refuse/Recycling bins and associated waste collection strategy 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.

16.        No other part of the development shall be commenced until the new vehicular access has been laid out and completed in all respects in accordance with Drawing No PB8301-RHD-CE-SW-DR-D-0102 Rev P03 and has been made available for use.

Thereafter the access shall be retained in the specified form. (See Note 1)

Reason: To ensure that the access is designed and constructed to an appropriate specification and is brought into use before any other part of the development is commenced in the interests of highway safety.

NOTE 1 (to be included as an informative on the decision notice):

The works within the public highway will be required to be designed and constructed in accordance with the County Council's specification.

The applicant will also be required to enter into a legal agreement under the provisions of Section 278 of the Highways Act 1980 relating to the construction and subsequent adoption of the highway

improvements. Amongst other things the Agreement will cover the specification of the highway works, safety audit procedures, construction and supervision and inspection of the works, bonding

arrangements, indemnity of the County Council regarding noise insulation and land compensation claims, commuted sums, and changes to the existing street lighting and signing.

17.        Before the access is first used visibility splays shall be provided as shown on Drawing No. PB8301-RHD-CE-SW-DR-D-0102 Rev P03 and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & 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.

18.        Before the development is commenced details shall be submitted to and approved in writing by the County Planning Authority showing the means to prevent the discharge of surface water, mud and other debris 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.

19.        Prior to the access being constructed any ditch beneath the proposed access shall be piped or bridged in accordance with details which previously shall have been submitted to and approved

in writing by the Local Planning Authority and shall be retained thereafter in its approved form. (See Note 2).

NOTE 2 (To be included as an informative on the decision notice):

The proposal may require works being carried out to / in an ordinary watercourse / the piping of a ditch.

As the proposal requires work affecting an ordinary watercourse, including a ditch, whether temporary or permanent, then consent will be required from Suffolk County Council's Flood and Water Management team before those works can commence. Application forms are available from the SCC website:

https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/working-on-a-watercourse/

Applications for consent may take up to 8 weeks to determine and will incur an additional fee.

20.        Prior to the construction access and compound hereby permitted being first occupied, the access onto the A143 shall be properly surfaced with a bound material for a minimum distance of 20 metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority. (See Note 1 above)

21.        Before the construction compound is first used, details of the internal accesses roads and footpaths, (including access gates, layout, levels, gradients, lighting, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority.

22.        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.

23.     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 under Condition 22 and the provision made for analysis, publication and dissemination of results and archive deposition.

 

(On conclusion of this item the Chair permitted a short comfort break.)