Agenda item

Report No: DEV/FH/16/024

 

Hybrid Planning Application DC/14/2047/HYB comprising: Full application for erection of 41 dwellings (including 12 affordable dwellings), creation of new vehicular access onto Beeches Road, an outline application with all matters reserved for the erection of up to 90 dwellings and an outline application with all matters reserved for 7 self-build homes, the provision of 1.91 hectares of public open space, 1.9 hectares of landscaping and 4.46 hectares of retained agricultural land for potential ecological mitigation.

The Chairman agreed for this item to be brought forward on the agenda.

 

Hybrid Planning Application DC/14/2047/HYB comprising: Full application for erection of 41 dwellings (including 12 affordable dwellings), creation of new vehicular access onto Beeches Road, an outline application with all matters reserved for the erection of up to 90 dwellings and an outline application with all matters reserved for 7 self-build homes, the provision of 1.91 hectares of public open space, 1.9 hectares of landscaping and 4.46 hectares of retained agricultural land for potential ecological mitigation.

 

This application was referred to the Development Control Committee because one of the applicants was related to the Leader of the District Council and because the application was contrary to the Development Plan.

 

A Member site visit was held prior to the meeting.  Officers were recommending that the application be approved, as set out in Paragraphs 94 - 97 of Report No DEV/FH/16/024.

 

The Service Manager (Planning – Development) advised that since publication of the agenda a further five additional letters of objection had been received from West Row residents, all of which raised issues which had been covered in previous representations.

 

The Officer also outlined the following corrections to the report:

Paragraph 20 – the footpath referred to as FP8 should have read FP6;

Paragraph 49 – the reference to the village of Lakenheath should have read West Row;

Paragraph 55 – the reference to the town of Mildenhall should have read West Row; and

Paragraph 94 – the Travel Plan Bond S106 contribution should have read £123,644.

 

The Officer made reference to the current status of the Council’s Local Plan and the NPPF.  She explained that the recommendation was one of balance; with Officers having weighed up the benefits and dis-benefits of the scheme. 

 

Considerable discussion took place on the highways elements of the development with the Officer outlining the extensive traffic measures that were to be delivered.

 

Councillor Brian Harvey drew attention to Condition 15 within Paragraph 96 which referred to the Zebra Crossing to be delivered on Beeches Road as part of the scheme.  He asked if the condition could be amended to ensure that the crossing was in place prior to the development commencing (as opposed to prior to the first dwelling being occupied).  The Officer confirmed that the condition could be amended to reflect this.

 

Accordingly, Councillor Harvey then moved that the application be approved (inclusive of the amendment to Condition 15, above) and this was duly seconded by Councillor Louis Busuttil.

 

With 11 voting for the motion and with 1 abstention, it was resolved that

 

Outline planning permission be GRANTED subject to:

 

1.   The completion of a S106 agreement to secure:

·         Proportionate Highway contribution to an altered Queensway Junction – Cost to be confirmed in the coming weeks.

·         SCC Travel Plan evaluation and & support officer – £1,000 per year up to 5 years from final occupation

·         Travel Plan Bond - £123,644

·         Rights of Way - Between £82,320 and £88,920 depending on the order making process.

·         Primary Education £401,973

·         Pre School £73,092

·         Public Transport £15,000

·         Affordable Housing - 30%

·         Library Provision - £2,208

·         Health - £45,380.00

·         Off-site skylark habitat compensation – Control of land and provisions

·         Any further clauses considered necessary by the Head of Planning and Growth.

 

2.   In regard to the Outline part of the permission for up to 90 dwellings the following conditions are proposed to be attached;

1.   Time Limit – Outline

2.   Reserved Matters – Phasing

3.   Approved Plans

4.   Details of the internal accesses to be submitted, approved and implemented

5.   Detailed of the parking and manoeuvring and cycle storage to be submitted, approved and implemented

6.   Garage/ parking areas for each dwelling to be submitted, approved and implemented and retained – PD rights removed

7.   Details of refuse/ recycling bins and a compost bin have been submitted, approved and implemented.

8.   Details of means to prevent the discharge of Surface water onto the highway to be submitted, approved and implemented.

9.   Details of estate roads, footpaths to be submitted approved and implemented

10.                No dwelling shall be occupied until the carriageways and footways serving the dwelling have been constructed to at least binder course

11.                Details of a Arboricultural Method Statement submitted, approved and implemented for the approved dwellings

12.                Details of the foot/cycle paths as indicatively shown on drawing no. 013-027-106 to be submitted, approved and implemented. The details shall include a strategic green corridor for pedestrians, cyclists and wildlife and link the Public Open Space with the existing right of way that links Mildenhall Road and Chapel Road.

13.                Soft Landscaping plan submitted, approved and implemented for the dwellings hereby approved

14.                Hard Landscaping plan submitted, approved and implemented for the dwellings hereby approved

15.                Details to be submitted of future residential development shall be informed by further ecological investigations

16.                No dwelling shall be occupied until the optional requirement for water consumption (110 litres use per person per day) in Part G of the Building Regulations have been complied with.

17.                A remediation strategy should be submitted to and agreed in writing if contamination is found during construction

18.                Submit and implement Archaeological WSI

19.                Post investigation assessment of archaeology investigation

20.                Fire Hydrants

21.                Details of an updated Travel Plan to be submitted to an approved in writing by the LPA

22.                Construction Method Statement

23.                Samples of external facing and roofing materials to be approved in writing

24.                Details of the SUDS strategy to be submitted, approved and implemented

 

3.   In regard to the Full details part of the permission (41 dwellings, Public Open Space and Strategic Landscaping) the following conditions are proposed to be attached;

1.   Standard Time limit

2.   Approved plans

3.   Details of the proposed new access onto Beeches Road in general accordance with Drawing No. 2765.SK11 rev P2 to be submitted, approved and implemented prior to any works commencing or the delivery of any other materials

4.   The loading, unloading, manoeuvring and parking areas shall be shown on drawing No. 013-027-108 Rev – shall be available for dwelling that it served prior to the occupation of that dwelling

5.   Details of cycle parking shall be submitted, approved and implemented.

6.   The garage parking areas shown on drawing No. 013-027-108 Rev implemented – shall be retained and made available.

7.   The visibility splays serving the new access onto Beeches Road hereby approved shall be provided and maintained prior to the access first being brought into use. PD rights removed to maintain the visibility splays

8.   The visibility splays for the internal accesses shall be submitted to and approved in writing before development commences. The visibility splays must be available prior to serving relevant dwellings and retained thereafter.

9.   Prior to commencement of the internal roads which are to be adopted a Construction Management Plan shall be submitted, approved and followed. The plan shall include details on the construction method, maintenance and protection of the permeable paving.

10.                Details of refuse/ recycling bins and a compost bins have been submitted, approved and implemented.

11.                Details of means to prevent the discharge of Surface water onto the highway to be submitted, approved and implemented.

12.                Details of estate roads, footpaths to be submitted approved and implemented

13.                No dwelling shall be occupied until the carriageways and footways serving the dwelling have been constructed to at least binder course

14.                 Before any development commences details of a pedestrian crossing from the hereby approved layby to the northern side of the new estate road will be submitted to and approved in writing. The crossing will enable the parents and children using the layby to then use the proposed zebra crossing on Beeches Road. The approved layby and crossing shall be available for use prior to the first dwelling being occupied.

15.                Prior to development commencing details to be submitted in general accordance with drawing no. 2765-SK11 Rev P2 of the proposed Zebra Crossing on Beeches Road. The approved details shall be implemented prior to the development commencing.

16.                Prior to development commencing details shall be submitted for the southern pedestrian access. The location of the southern access shall have regard to the foot/cycle paths that will go across the Public Open Space, the route of which will be informed by avoiding important shallow archaeological matter. The crossing shall be implemented at a time that shall be agreed in writing with the local planning authority 

17.                Details of the Landscape and Ecological Management Plan (LEMP) for the Public Open Space, Strategic Open Space and the retained agricultural land to be submitted to and approved

18.                Details of a Arboricultural Method Statement submitted, approved and implemented for the approved dwellings

19.                Details of a Arboricultural Method Statement submitted, approved and implemented for the approved Public Open Space

20.                Soft Landscaping plan submitted, approved and implemented for the dwellings hereby approved

21.                Soft Landscaping plan submitted, approved and implemented for the Strategic Landscaping hereby approved

22.                Hard Landscaping plan submitted, approved and implemented for the dwellings hereby approved

23.                For the residential element the ecological enhancements as set out within the ecology report and update letter to be implemented. Further ecological enhancement measures to be submitted, agreed and implemented.

24.                For the Public Open Space, the Strategic Landscaping and the Agricultural field element the ecological enhancements as set out within the ecology report and update letter to be implemented. Further ecological enhancement measures to be submitted, agreed and implemented.

25.                Details of Strategic Landscaping for the Public Open Space and the Strategic Landscape areas to be submitted, approved and implemented.

26.                No dwelling shall be occupied until the optional requirement for water consumption (110 litres use per person per day) in Part G of the Building Regulations have been complied with.

27.                A remediation strategy should be submitted to and agreed in writing if contamination is found during construction

28.                Submit and implement Archaeological WSI

29.                Post investigation assessment of archaeology investigation

30.                No ground disturbance, storage of materials during construction, placing of fencing other than may be approved under other conditions in the permission shall occur in the area hereby approved for the Public Open Space or strategic landscaping areas

31.                Fire Hydrants

32.                Details of an updated Travel Plan to be submitted to an approved in writing by the LPA

33.                Construction Method Statement

34.                Details of the SUDS strategy to be submitted, approved and implemented

 

4.   In regard to the Outline part of the permission for 7 dwellings the following conditions are proposed to be attached;

1.   Time Limit – Outline

2.   Reserved Matters – Phasing

3.   Approved plans

4.   Upon receipt of the first reserved matters application details of the new access on Chapel Road shall be submitted and approved – sight splays must not be obstructed PD rights removed

5.   The new junction shall be implemented prior to any works commencing or the delivery of any other materials commencing.

6.   Design Strategy submitted to and approved in writing ahead of the first reserved matters application being submitted to the LPA.

7.   No dwelling shall be occupied until the optional requirement for water consumption (110 litres use per person per day) in Part G of the Building Regulations have been complied with.

8.   A remediation strategy should be submitted to and agreed in writing if contamination is found during construction

9.   Submit and implement Archaeological WSI

10.                Post investigation assessment of archaeology investigation

11.                Details of refuse/ recycling bins and a compost bin have been submitted, approved and implemented.

12.                Details of means to prevent the discharge of Surface water onto the highway to be submitted, approved and implemented.

13.                Details of estate roads, footpaths to be submitted approved and implemented

14.                No dwelling shall be occupied until the carriageways and footways serving the dwelling have been constructed to at least binder course

15.                A Soft Landscaping plan submitted, approved and implemented for the each plot hereby approved

16.                Details of the SUDS strategy to be submitted, approved and implemented

 

Speakers:    Mr John Smith (West Row Action Group) spoke against the                 application.

                   Mr Simon Butler-Finbow (Agent) spoke in support of the                     application.