8
The Committee considered report ES/0758 which gave details of the full planning application for 21 residential units (use Class C3), associated car parking, public open space, landscaping and ancillary works on land at the rear of 34-48 Old Station Road.
Members received a presentation showing an aerial photograph and the site location plan together with the strategic site allocations for Halesworth and Holton in the Local Plan. The proposed layout plan gave an indication of the mix of dwellings with single storey properties on the southern side which would back onto existing back gardens and two storey dwellings on the northern part of the site. Photographs from within the site were displayed together with views along Station Road and Park Road, the proposed access to the site, pedestrian access and footway links. The proposed street scene, elevations and floor plans gave an indication of the different types of properties.
Whilst the site was situated outside of the settlement boundary on the policies map in the Local Plan, the Senior Planner referred to the extant planning permission for 15 self/custom build dwellings; that scheme had been justified on the basis of the delivery of custom build provision to meet the needs of those registered on the Council’s Self Build and Custom Build Register in accordance with the 2015 Act.
The Senior Planner explained the material planning considerations and key issues and drew particular attention to the planning history, principle of development, increase in density, flood risk, highways issues of which there were none, design, sustainability and ecology. It was considered there was sufficient parking on-site with the provision of electric charging points and there would be upgrades to the bus stops. The increase in density of properties compared to the extant permission raised it to 30 dwellings per hectare, a sustainability statement had been submitted and it was considered to be a sustainable development. Approval was being recommended and the Senior Planner referred Members to the update sheet which contained a change of wording for condition 10.
The Chairman invited questions.
Members raised questions with regard to:
- Car parking spaces on site.
- The financial contribution of £24,000 for school transport.
- The reduction in the provision of affordable dwellings in paragraph 8.74.
- Why no development had taken place under the previous approval.
The Senior Planner advised that car parking on the site met County Highways’ standards. The development would generate a certain number of school places and the financial allocation of £24,000 related to that number of school places. Whilst affordable housing was slightly low, the calculation worked out at 6.3, six were being provided on site and the 0.3 would be a financial contribution as advised by the Council’s Section 106 Team. It was confirmed that there were no self-build properties in the new proposal.
The Chairman invited the public speakers to address the Committee.
As the Applicant’s Agent, Mr T Pike thanked the Committee for being given the opportunity to speak and wished to reiterate a number of key elements. Whilst the site was outside the defined settlement boundary, it was adjacent to residential development and the principle of development on the site had been accepted. The proposed increase in the number of homes would make better use of the land and help the Council to meet its housing targets. The proposed housing mix better reflected local needs. The development would include six on-site affordable homes and the proposal included a financial contribution towards off-site affordable housing. There would be further financial contributions towards highway improvements and secondary school transport, as well as the provision of high quality open space and a play area. Concerns over surface water drainage had been addressed with the proposed mitigation measures. Officers had agreed with the benefits of the proposed development and Mr Pike requested Members approve the application.
Members questioned the car parking provision on site and why there had been no progress with the 15 self-build plots. Mr Pike confirmed that 50 parking spaces were being provided, two for the 2/3 bedroomed properties and three for the 4 bedroomed dwellings. The self-build plots had been marketed but there had been little demand. The proposal before Members provided affordable housing.
During discussion, Members raised issues with regard to the increase in the number of properties being built and if that number could be restricted, whether they would be accessible properties, and if bungalows were to back onto existing properties. The Planning Manager advised that the development for 21 dwellings was satisfactory and County Highways had not objected to the application. Single storey dwellings would be on the southern side of the site backing onto existing dwellings. The application was for 21 dwellings and that number could not be increased unless a further application was submitted. Whilst is was disappointing to see further encroachment outside of the Development Plan, it was
RESOLVED
That permission be granted, subject to the completion of a S106 agreement securing:
• Affordable housing provision and commuted sum.
• Provision of open space.
• A financial contribution towards bus stop improvements.
• A financial contribution towards secondary school transport.
• Contribution towards RAMS (either S106 or S111)
and the following conditions:
1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. The development hereby permitted shall be completed in all respects strictly in accordance with the following plans and documents; for which permission is hereby granted or which are subsequently submitted to and approved by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.
- Landscape Plan - 2501-00-10-C - Received 22 March 2021
- Site layout Plan - 3812 SL01 Rev C - Received 22 March 2021
- Landscape management and maintenance Plan 2501-60-30 Rev A - Received 22 March 2021
- Sustainability and Energy statement V4.1- Received 22 March 2021
- 3812 PL03 Rev A - Bungalow Type B Plots 6 and 8 - Received 16 March 2021
- 3812 PL04 Rev A Bungalow Type C Plots 4 (H) and 7 - Received 16 March 2021
- 3812/RevA/RS01 - Refuse Strategy - Received 16 March 2021
- 3812 SS01 Rev A - Street scenes - Received 16 March 2021
- 3812 PL09 - Bungalow Type A - Plot 5 - Received 16 March 2021
- 2501-00-20 Rev A - Planting Plan 1 of 2 - Received 22 December 2020
- 2500-00-21 - Planting Plan 2 of 2 - Received 22 December 2020
- 3812 PL02 - Bungalow Type A plots 2 and 3 - Received 22 December 2020
- 3812 PL01 - House type A Plots 19, 20 and 21 - Received 22 December 2020
- 3812 GO1, G02 and G03 - Garage types - Received 22 December 2020
- 3812 PL05 - bungalow Type D plot 1 - Received 22 December 2020
- 3812 PL06 - House type B Plots 9 (H), 12, 13 and 16 - Received 22 December 2020
- 3812 PL07 - House type D Plots 10 ,11(H), 14 and 15 - Received 22 December 2020
- 3812 PL08 - House type D Plots 17 and 18 - Received 22 December 2020
Reason: For the avoidance of doubt as to what has been considered and approved.
3. Development must be undertaken in accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Reptile and Hedgerow Survey report (The Landscape Partnership, May 2018) and the Addendum to Construction Environmental Management Plan and Reptile Translocation report (The Landscape Partnership, March 2020) as submitted with the planning application and agreed in principle with the local planning authority prior to determination. Management of new and existing landscape features must be undertaken in accordance with the approved Landscape Management and Maintenance Plan.
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development.
4. The surface water drainage related to the development hereby permitted shall be constructed in all respects strictly in accordance with documents listed below, for which permission is hereby granted or which are subsequently submitted to and approved in writing by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority:
1) EVANS, Flood Risk Assessment, Ref. 1444/RE/06-15/01 Revision A, November 2020.
2) Surface Water Exceedance Flows, Drawing C150, Rev 01, 16/12/2020.
3) S104 Drainage Details, Drawing Ref. C114 Rev 01, 23/11/2020.
4) SuDS Features Management & Maintenance Plan, Ref 16N0372-CA-01-MMP01, Rev 01, 16/12/2020.
5) Armstrong Elliot, Highway & Drainage GA Sheet 01 of 02, Drawing No. C100 Rev 04, 22-03-2021
6) Armstrong Elliot, Highway & Drainage GA Sheet 02 of 02, Drawing No. C101 Rev 04, 22-03-2021
7) Armstrong Elliot, Construction Surface Water Management Plan, Ref 16N0372-CA-01-CSWMP01, 16th December 2020
8) Armstrong Elliot, Drainage Strategy Statement, Ref 16N0372-CA-02-C0001, Rev 01, 16th December 2020
8) A F Howland Associates, Ground Investigation Report, ref. ADB/15.266, 16th March 2021
9) Armstrong Elliot, Infiltration Testing & Pollution Mitigation Index Assessment, ref. 16N0372/CA/07, 18th March 2021
Reason: To secure a properly planned development with surface water drainage that will be effective.
5. Within 28 days of practical completion of the last dwelling, surface water drainage verification report shall be submitted to the Local Planning Authority, detailing and verifying that the surface water drainage system has been inspected and has been built and functions in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks, in an agreed form, for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.
Reason: To ensure that the surface water drainage system has been built in accordance with the approved drawings and is fit to be put into operation and to ensure that the Sustainable Drainage System has been implemented as permitted and that all flood risk assets and their owners are recorded onto the LLFA's statutory flood risk asset register as required under s21 of the Flood and Water Management Act 2010 in order to enable the proper management of flood risk with the county of Suffolk
https://www.suffolk.gov.uk/roads-and-transport/flooding-and-drainage/flood-risk-asset-register/
6. Details of all external facing and roofing materials shall be submitted to and approved by the Local Planning Authority before development commences. Development shall be carried out in accordance with the approved details.
Reason: To ensure the satisfactory external appearance of the development.
7. The approved landscaping scheme shall be completed in the autumn (October -December) planting season following completion of the last building shell, or such other date as may be agreed in writing with the Local Planning Authority. Any trees or plants which die during the first 5 years shall be replaced during the next planting season.
Reason To ensure a satisfactory appearance within the landscape.
8. Prior to construction above DCP level details of the infrastructure to be provided for electric vehicle charging points 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.
Reason: To ensure that the development makes adequate provision for electric vehicle charging points to encourage the use of electric vehicles in accordance with the Suffolk Guidance for Parking and paragraph 110 of the National Planning Policy Framework.
9. Prior to the commencement of development, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved management plan shall be adhered to throughout the construction period. The Management Plan shall provide details of:
a. Loading and unloading of plant and materials;
b. Storage of plant and materials used in the construction of the development;
c. Materials/plant delivery times;
d. Construction times;
e. Parking for construction workers and visitors;
f. Wheel washing facilities; measures to control the emission of dust and dirt during construction;
Reason: In the interests of amenity and highway safety due to the potential conflict between construction traffic, new residents and the users of the leisure centre.
10. No other part of the development hereby permitted shall be commenced until the approved access shown on Drawing Number 16N0372-C020-REV-02 has been laid out and constructed to at least carriageway binder course level. The approved access including associated alterations to kerb and channel lines on Old Station Road shall thereafter be completed in their entirety prior to occupation and shall be retained in the approved form.
Reason: In the interests of highway safety to ensure the approved layout is properly constructed and laid out and available for use at an appropriate time.
11. No other part of the development hereby permitted shall be occupied until suitable pram crossing facilities have been provided across Old Station Road, on the walking route from the development to Wissett Road footway via Fenn Close, to details previously approved in writing by the LPA.
Reason: In the interests of highway safety to ensure a suitably safe and convenient pedestrian route, between the development and the footway on Wissett Road, is properly constructed and available for all users.
12. Before the access is first used visibility splays shall be provided in accordance with details previously approved in writing by the Local Planning Authority and thereafter shall be retained in the approved form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (As amended) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.
Reason: To ensure vehicles exiting the drive would have sufficient visibility to enter the public highway safely, and vehicles on the public highway would have sufficient warning of a vehicle emerging to take avoiding action.
13. The use shall not commence until the area(s) within the site shown on Drawing 3812-SL01-REV- C for the purposes of [LOADING, UNLOADING,] manoeuvring and parking of vehicles has been provided and thereafter that area(s) shall be retained and used for no other purposes.
Reason: To ensure that sufficient space for the on site parking of vehicles is provided and maintained in order to ensure the provision of adequate on-site space for the parking and manoeuvring of vehicles where on-street parking and manoeuvring would be detrimental to highway safety to users of the highway.
14. Before the development is occupied details of the areas to be provided for the secure, covered and lit cycle storage 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.
Reason: In the interests of highway safety and to promote sustainable travel, to ensure the provision and long-term maintenance of adequate on-site space for the storage of cycles in accordance with Suffolk Guidance for Parking.
15. Prior to construction above DCP level exact details of the size, location and appearance of the PV panels indicatively shown within drawing no. 3812 SL01 Rev C 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 shall only be removed when they cease to function.
Reason: To ensure that the development makes adequate provision for renewable and low carbon energy generation as required by Policy WLP8.28 "Sustainable Construction".
16. The areas to be provided for storage of Refuse/Recycling bins as shown on drawing number 3812REVA/RS01/REFUSE STRATEGY shall be provided in its entirety before the development is brought into use and shall be retained thereafter for no other purpose.
Reason: To ensure that refuse recycling bins are not stored on the highway causing obstruction and dangers for other users.
17. No dwelling shall be occupied until the carriageways and footways serving that dwelling have been constructed to at least Binder course level or better in accordance with the approved details except with the written agreement of the Local Planning Authority.
Reason: To ensure that satisfactory access is provided for the safety of residents and the public.
18. Prior to occupation of the development details of the provision for the installation of fire hydrant(s) shall be submitted to and agreed in writing by the Local Planning Authority. The approved fire hydrant(s) shall be installed as permitted and retained thereafter for the lifetime of the development.
Reason: In the interest of the safety of the occupiers of the properties.
19. The landscaping and Local Area for Play shall be managed in accordance with the Landscape Management + Maintenance Plan document Ref: 2501-60- 30 Rev A.
Reason: To ensure the provision of amenity afforded by appropriate landscape design and maximise the long term biodiversity value of the landscaping.
20. Prior to any above ground works an Ecological Enhancement Strategy, addressing how ecological enhancements will be achieved on site, will be submitted to and approved in writing by the local planning authority. Ecological enhancement measures will be delivered and retained in accordance with the approved Strategy.
Reason: To ensure that the development delivers ecological enhancements.
21. Prior to occupation of any dwelling details of a management and maintenance plan for the private drive shall be submitted to and agreed in writing by the Local Planning Authority. The approved Management and Maintenance Plan shall thereafter be adhered to in accordance with the approved details.
Reason: In the interest of highway safety and the visual appearance of the development.
22. In the event that contamination is found or suspected at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be completed in accordance with a scheme to assess the nature and extent of the contamination on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
Where remediation is necessary a detailed remediation scheme must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The approved remediation scheme must be carried out in accordance with its terms. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.
Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
23. Details shall be submitted to the Local Planning Authority for approval demonstrating how plots 1-8 shall be designed to meet requirement M4(2) of Part M of the Building Regulations for accessible and adaptable dwellings. The development shall thereafter be carried out in accordance with the approved details unless otherwise approved in writing.
Reason: in accordance with the lifetime design objectives of policy WLP8.31 of the East Suffolk (Waveney) Local Plan.
Note: The meeting was adjourned from 4.43pm to 4.53pm for a short comfort break.