Agenda item

Report No: DEV/WS/22/035

Reserved matters application - submission of details under outline planning permission SE/09/1283 - the means of access, appearance, landscaping, layout and scale for the construction of 98 dwellings, together with associated means of enclosure, car parking, vehicle and access arrangements, landscaping and open space for a phase of residential development known as Phase 6. The application includes the submission of details to enable the discharge of conditions B9, B16, B17, B20, B21, B24 of outline planning permission SE/09/1283

(Councillors John Burns and David Smith each declared a non-pecuniary interest in this item in light of the fact that they had attended Haverhill Town Council’s meeting when the Town Council considered the application. However, both Councillors stressed that they would keep an open mind and listen to the debate prior to voting on the item.)

Reserved matters application - submission of details under outline planning permission SE/09/1283 - the means of access, appearance, landscaping, layout and scale for the construction of 98 dwellings, together with associated means of enclosure, car parking, vehicle and access arrangements, landscaping and open space for a phase of residential development known as Phase 6. The application includes the submission of details to enable the discharge of conditions B9, B16, B17, B20, B21, B24 of outline planning permission SE/09/1283

This application was referred to the Development Control Committee following a call-in request from the local Ward Member (Haverhill North) Councillor Joe Mason. Haverhill Town Council also objected to the application.

Members were advised that the application was part of the wider North-West Haverhill site, which was one of the two strategic growth sites for Haverhill identified in the adopted Core Strategy. The application before the Committee sought approval of details for parcel 6 of residential development.

As part of her presentation the Senior Planning Officer explained that outline planning permission had been granted on 27 March 2015 for residential development, a primary school, local centre including retail and community uses, public open space, landscaping infrastructure, servicing and other associated works alongside full permission for the construction of a relief road.

Attention was drawn to the supplementary ‘late papers’ issued in respect of the application and the Officer also showed videos of the site by way of a virtual ‘site visit’.

Officers were recommending that the application be approved subject to conditions as set out in Paragraph 9.1 of Report No DEV/WS/22/035.

Speakers:    Councillor Joe Mason (Ward Member: Haverhill North) spoke against the application  

                   Beth Deacon (applicant) spoke in support of the application

                   (Councillor Mason was not in attendance to personally address the Committee and, instead, the Democratic Services Officer read out a pre-prepared statement on her behalf.)

Councillor John Burns raised a number of concerns in relation to the application, with specific reference made to the waste collection arrangements and the steep gradients on the site and lack of dropped kerbs which would impact future residents in manoeuvring their bins.

In response, the Senior Planning Officer displayed a plan to the meeting which showed the bin drag distances concerned. She advised that these complied with West Suffolk Council’s waste collection guidance whilst also being mindful of the fact that waste vehicles will not enter private drives.

Councillor Andy Neal voiced disappointment at there being no single storey accommodation within the scheme; particularly when considering the needs of an aging population and those with mobility issues.

Councillor Jason Crooks made reference to the Urban Design Officer’s comments as set out in the supplementary ‘late paper’. He echoed the concerns raised in respect of the Local Square being traffic dominated and the need for additional trees within the site.

The Senior Planning Officer advised that the Landscaping Plan had been amended since first submission to include additional and much larger trees. However, the Anglian Water easement on the site reduced the ability to provide further planting in the area.

In response to a question regarding the level of affordable housing to be provided the Service Manager (Planning – Development) confirmed that there would be 30% delivered across the site as a whole. She also added that the Affordable Housing provision included a bespoke unit requested by the Strategic Housing Team to cater for the needs of a family on the register with specific access requirements.

Councillor Peter Stevens spoke in support of the scheme and advised that West Suffolk Council offered an assisted waste collection service to residents in need. Accordingly, he proposed that the application be approved as per the Officer recommendation and this was duly seconded by Councillor Ian Houlder.

Upon being put to the vote and with 10 voting for the motion, 5 against and with 1 abstention it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

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

 2       Prior to commencement of development (including demolition, ground works, vegetation clearance) a construction environmental management plan (CEMP: Biodiversity) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:

a. Risk assessment of potentially damaging construction activities

                   b. Identification of "biodiversity protection zones"

          c. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements)

d. The location and timing of sensitive works to avoid harm to biodiversity features

e. The times during construction when specialist ecologists need to be present on site to oversee works

                   f. Responsible persons and lines of communication

          g. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person

h. Use of protective fences, exclusion barriers and warning signs.

i. Containment, control and removal of invasive non native species      present on site.

          The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

 3       Prior to commencement of development an ecological design strategy (EDS) addressing the specific ecological mitigation, compensation and enhancements for phase 6 has been submitted to and approved in writing by the Local Planning Authority, before or concurrent with the CEMP. This should include measures for bats, birds, Hazel Doormouse, Reptiles, Hedgehogs, retained habitats (trees, scrub, hedgerows and associated ground flora) and new habitats created (wildflower meadows, scrub, SuDS and associated habitats.

          The EDS shall include the following:

                   a. Purpose and conservation objectives for the proposed works

                   b. Review of site potential and constraints

          c. Detailed design(s) and/or working method(s) to achieve stated objectives

d. Extent and location/area of proposed works on appropriate scale maps and plans

Notwithstanding the details shown on the soft landscaping plans the strategy must include in hibernacula/log piles, hedgehog links through impermeable boundaries to provide connectivity and bat and bird boxes.

          The EDS shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.

 4       Prior to installation to the installation of lighting, a lighting design scheme for biodiversity shall be submitted to and approved in writing by the local planning authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting contour plans, lsolux drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory.

All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.

5        All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the following reports as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination:     

          This may require the appointment of an appropriately competent person e.g an ecological clerk of works (ECoW) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities and works shall be carried out in accordance with the approved details.

 6       If the phase 6 development hereby approved does not commence within a period of 2 years from the date of the planning consent, the approved ecological mitigation measures secured by condition shall be reviewed and where necessary amended and updated.

          The review shall be informed by further ecological surveys commissioned to:

          Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation shall be submitted and approved in writing to the Local Planning Authority prior to the commencement of the site infrastructure phase.

          Works will then be carried out in accordance with the new approved ecological measures and timetable.

 7       No development above slab level shall take place until details of the external materials to be used in the construction of the buildings and details of the fenestration (including fenestration colour and depth of reveals), doors, garage doors, porches, balconies and rainwater goods have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 8       Prior to any construction works above slab level taking place, and notwithstanding the submitted landscaping details, should the planting need to be amended as a result of easements associated with the water pipe, details will be submitted and approved in writing. The plans will broadly follow the approved scheme.

          The 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.

 9       No above ground construction shall take place until details of the visitor parking designation and the lining or signage to promote use as well as the future management arrangement where spaces do not form part of the adopted highway. The spaces shall be provided and maintained in accordance with the approved details.

10      Prior to the first occupation of the dwellings, the street furniture to include bins and benches, shall be fully installed in accordance with details previously submitted to the local planning authority and agreed in writing.

11      Prior to any development above slab level taking place for the apartments, full details of the secure cycle storage for the occupants of those buildings shall be submitted to the local planning authority and agreed in writing. The storage shall accommodate adult and children's cycles and non-standard cycles. Full details of any racking systems shall be provided as part of the scheme. The storage shall be provided in accordance with the approved details prior to the first occupation of the building to which it relates.

12      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 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. 

13      Prior to the commencement of the internal road network, an access strategy setting out an appropriate network of dropped kerbs across the site to facilitate access for all shall be submitted the local planning authority and agreed in writing.

14      The development herby permitted shall not be brought into use/first occupied until the refuse storage and recycling facilities indicated on Drawing no. 21-3114-004 B have been provided in their entirety and been made available for use. Thereafter these facilities shall be retained in accordance with the approved details and continue to be available for use unless the prior written consent of the Local Planning Authority is obtained for any variation to the approved details.

15      The dwelling(s) hereby approved shall not be occupied until the 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.