Agenda item

Report No: DEV/WS/22/048

 

Reserved matters application - submission of details under outline planning permission SE/09/1283 - all matters reserved for the construction of 113 dwellings, with associated private amenity space, means of enclosure, parking, vehicle and access arrangements, and proposed areas of landscaping and areas of open space for phase 3b. The application includes the submission of details to enable the discharge of conditions B4, B8, B9, B16, B17, B20, B21, B24

(Councillors John Burns and David Smith both declared, in the interests of openness and transparency, that they had attended Haverhill Town Council’s meeting when the Town Council considered the application. However, they stressed 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 - all matters reserved for the construction of 113 dwellings, with associated private amenity space, means of enclosure, parking, vehicle and access arrangements, and proposed areas of landscaping and areas of open space for phase 3b. The application includes the submission of details to enable the discharge of conditions B4, B8, B9, B16, B17, B20, B21, B24

 

This application was referred to the Development Control Committee following consideration by the Delegation Panel and in light of Haverhill Town Council having objected to the application.

 

Members were advised that the application was part of the wider North-West Haverhill site, which is 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 3b of residential development.

 

Outline planning permission was 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.

 

The Senior Planning Officer explained that since the agenda was published a revised plan has been received for the house type ‘Greenwood – village green’ as used on plots 72 and 75. The change substituted an area of brickwork for render. The list of approved plans would be updated to reflect this change.

 

In addition, the description of the application within Report No DEV/WS/22/048 stated that it sought to discharge condition B4 of the outline application (SE/09/1283). However, this had now been removed from the description and the condition would be discharged separately.

 

As part of her presentation to the meeting the Senior Planning Officer made reference to the Town Council’s frustrations on the progress of the wider infrastructure related to the strategic growth sites. For the benefit of the Committee she outlined the delivery timetable and the progress made to date.

 

Officers were recommending that the application be approved, subject to conditions as outlined in Paragraph 11.0 of the report.

 

Speakers:    Councillor Tony Brown (Haverhill Town Council) spoke against the application

                   Isaac Jolly (Persimmon – applicant) spoke in support of the application

 

During the debate Members posed questions in relation to the management of the green spaces, street lighting and public transport which were responded to by the Senior Planning Officer.

 

Councillor Jason Crooks raised a specific query with regard to how the biodiversity net gain was calculated and the Service Manager (Planning – Development) provided an explanation.

 

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

 

Upon being put to the vote and with 11 voting for the motion and with 4 against it was resolved that

 

Decision

 

Planning permission be GRANTED subject to the following conditions:

 

1. Approved plans

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

2.   External materials – Pre-above slab level

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.

3.   CEMP – Prior to commencement

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.

4.   Action required in accordance with ecological appraisal recommendations

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.

• Ecology walkover survey report for Phases 3b at Haverhill, Suffolk (JBA, 4th November 2021)

• Updated Ecological Walkover Survey of Phases 2 to 6 and the Relief Road at Haverhill (James Blake Associates, 25th March 22, revised 9th June 2022)

• Preliminary Ecological Appraisal of Phases 2-6 (JBA, January 2019)

• Botanical Survey (Including Sulphur Clover Survey) of Phases 2 – 6 and Relief Road (August 2019)

• Hazel Dormouse Survey Report of Phases 2- 6 (JBA, December 2019)

• Reptile Survey of Phases 2 – 6 and relief Road (JBA, June 2019)

• Breeding Bird Survey of Phases 2 – 6 and Relief Road (JBA, October 2019)

• Hedgerow Survey of Phases 2 – 6 and Relief Road (JBA, August 2019)

• Wintering Bird Survey of Phases 2- 6 and relief Road (JBA, February 2020)

• Great crested Newt eDNA Survey of Phases 2 -6 (JBA, June 2019)

• Bat Activity Survey Report of Phases 2 - 6 and Relief Road (JBA, October 2019 • Badger Survey of Phases 2-6 and Relief Road (JBA (2019b)

This may include 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.

5.   Time limit of development before further surveys are required

If the phase 3b 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.

6.   Lighting design scheme – Prior to installation of lighting

Prior 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.

7.   Ecological enhancements – Prior to occupation

Prior to occupation and notwithstanding the details shown on the soft landscaping plans, 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.

8.   Designing out crime - Pre-above slab level

No construction above slab level shall take place until details of the measures and strategies to design out opportunities for crime have been submitted to and approved in writing by the Local Planning Authority. The measures shall include, but not be limited to: - Details of the anti-crime features to be provided for each dwelling, Details of measures to improve the safety of rear access paths, remote and under croft parking including but not limited to lighting and gates, Details of access control to communal areas for flats.

All work shall be carried out in accordance with the approved details.

9.   Access Strategy - Prior to construction above binder course

Prior to construction above binder course level of the access roadan access strategy setting out an appropriate network of dropped kerbs across the site to facilitate access for all and to facilitate the safe collection of refuse and recycling, shall be submitted the local planning authority and agreed in writing.

10.Visitor parking – Prior to slab level

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

11.Access driveway gradient

The gradient of the access driveway shall not be steeper than 1 in 12 measured from the nearside of the width of the carriageway.

12.Cycle storage – Prior to occupation

No dwellings where cycle storage is required are tobe occupied until the cycle storage facilities shown on Drawing no. 21-3114-04 Rev B have been provided in their entirety and been made available for use. Thereafter these facilities shall be maintained and retained and used for no other purpose.

13.Tree pit details – Prior to installation of tree adjacent highway

Prior to the installation of any tree within 2.5 metres of a highway, the full details of the proposed tree pit or linear root guard as appropriate for that tree shall be submitted to the local planning authority and agreed in writing. All work shall be carried out in full accordance with the approved details.

14.Noise (internal) – Prior to occupation

The dwellings hereby approved shall be constructed with appropriate glazing and ventilation as recommended in noise report reference LA/1780/01R/ML as required, so as to ensure that the internal ambient noise levels meet the current guideline levels within BS8233:2014 - Guidance on sound insulation and noise reduction for buildings.

15.Boundary treatment – Prior to occupation

The boundary treatment shown on the approved plan drawing no 21-3114-005 Rev C shall be constructed or erected before the dwelling to which it relates is first occupied and thereafter retained in the form and manner installed.

 

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