Agenda item

The current application is seeking consent with regard to the reserved matters of landscaping, layout, appearance and scale. Importantly, the application relates only to the residential aspect of the development approximately 85% of the site, not the Employment Land in the south east corner (the remaining 15%) that is expected under a separate Reserved Matters application in the future.

 

The application was requested to be referred to Committee for a decision by Cllr. Coley.

Earlier on in the meeting, Councillor Baker had declared a Personal Interest in this application insofar as he was both a former Ward Member for that location and pre-determined. He therefore withdrew from the meeting whilst the Committee considered and made its decision on this application.

 

It was reported that the host site had obtained outline approval on appeal for the erection of up to 485 dwellings, up to 2 hectares of employment land (A2/A3/B1/B2; B8; D1 uses), with associated public open space and infrastructure on the 23 December 2019. The outline approval was for all matters to be reserved, other than strategic access points onto the public highway.

 

The Committee was informed that the current application sought its consent with regards to the reserved matters of landscaping, layout, appearance and scale. Importantly, the application related only to the residential aspect of the development and not the Employment Land in the south east corner,   which was expected to be dealt with under a separate Reserved Matters application in the future.

 

Members were aware that the application had been referred to the Committee for its decision by Councillor Coley for the following reasons:

 

•           The identification of which dwellings were considered as Affordable Housing & the status of those dwellings;

•           The developer’s commitment to Renewable Energy Facilities;

•           There was no information at all regarding the Employment Land, although the application title included this area for consideration. It was blank on the maps;

•           We also had concerns regarding the number of flats proposed (46) and no provision for private amenity space; and

•           The Design and Access Statement was limited in its content

 

All of those concerns had been addressed in the Officer report and updated reports and plans had been submitted.

 

The Committee was advised that the site was outside the defined Mistley settlement boundary of the saved Local Plan but within the settlement boundary of the emerging Local Plan. The principle of residential development had been accepted by the granting of outline planning permission, which had also established the position of the accesses.

 

It was considered by Officers that, in respect of Access, Appearance, Layout, Scale and Landscaping, the application had demonstrated that the development would be of high quality, would respond to its surroundings and would be sustainable. The detailed plans had complied with the outline requirements, and the usual design parameters (garden sizes, distance between dwellings and level of parking). The reserved matters were considered acceptable with no material harm to visual or residential amenity, or highway safety.

 

As such, it was the opinion of Officers that the Reserved Matters could be agreed subject to the completion of a Deed of Variation of the original Section 106 Legal Agreement to secure the extension of the perimeter walking trail all the way round the outside of the site and signposts to the public footpaths beyond plus also the proposed Planning conditions outlined in section 8.2 of the Officer report. The reason the Deed of Variation had been offered was that this would have covered the whole site rather than just the red line area of the host application, ensuring the landscape buffer continued around the whole site.

 

Members were informed that if the Committee endorsed this recommendation, conditions would be imposed relating directly to the reserved matters under consideration, whilst conditions previously attached to the outline approval would still apply. The legal agreement for the original application which secured affordable housing, education, health and off-site highway contributions, public open space and RAMS would also still apply to the outline approval and the site as a whole.

 

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

 

At the meeting, an oral presentation was made by the Council’s Planning Officer (NW) in respect of the application.

 

An update sheet had been circulated to the Committee prior to the meeting with details of:-

 

Amendment to the Title of the Application as follows:-

 

“A recent Section 73 application was made and approved to alter the access to the site from Clacton Road. This Section 73 application (ref: 21/00213/OUT), extended the straight entrance road into the site from 15m to 22m. As a result, the title of the current application needs to be amended to reflect this altered approved access arrangement. The description of development should therefore include the Section 73 application, 21/00213/OUT and the original outline approval, and read as follows:

 

Reserved matters application with details of appearance, landscaping, layout and scale pursuant to the residential element of outline permission (17/01181/OUT - Approved under appeal APP/P1560/W/19/3220201 and separately 21/00213/OUT) including up to 485 dwellings, up to 2 hectares of employment land (A2/A3/B1/B2; B8; D1 uses), with associated public open space and infrastructure”

 

ECC Urban Design’s updated comments as of 19/10/21 as follows:

 

“Overall, following on from a positive pre-application process, there are no major objections to this application from an urban design perspective. It is clear that feedback provided within previous formal comments have been considered and taken on board in regard to the overall layout, connectivity, materials and boundary treatments of the scheme. As a result, the amended scheme would be supported from a design perspective, and we look forward to seeing how it progresses in the future.”

 

Updates/Clarifications within the officer report as follows:-

 

“Paragraph 1.2 – The agent has confirmed the site area for the residential aspect including public open space is 92% and the commercial area is 8%

 

Paragraph 6.7 & 6.8 – The residential element represents approximately 77% of the reserved matters application site

 

The agent has provided a breakdown of the areas involved which was not available when originally assessed. Including detail calculations of the size of the Suds features.

 

		As of % of outline scheme
Total size of outline scheme	23.31ha	100%
Commercial area	1.94ha	(1.94/23.31*100) = 8%
		As a % of reserved matters application scheme
Red line application for reserved matters	21.37ha	100%
POS including attenuation	4.83ha	(4.83/21.37*100)= 23%
Attenuation	0.21ha	(0.21/21.37*100)= 1%
POS excluding attenuation	4.62ha	(4.62/21.37*100)= 22%
Development area	16.54ha	(16.54/21.37*100) = 77%

 

Within the ‘History Section’ there is a pre app 21/30179/PREAPP. This does not relate to the host site and instead relates to the neighbouring Rose Builders site.

 

Paragraph 6.4 – Correct Timings

 

3.         Access and Highway Details              Subject to approved plans.

12.       Highway Improvements                                  Prior to Occupation

13.       Travel Packs                                       Prior to Occupation “

 

 

Anna Chew, the applicant, spoke in support of the application.

 

Councillor Coley, a local Ward Member, spoke against the application.

 

Matters raised by Members of the Committee:-	Officer’s response thereto:-
A Member of the Committee raised concerns regarding the number of flats.	The Planning Officer that the application was in line with the strategic market housing view and the mix was in line with policy and sustainable.
What amenities would be included in the plans?	The Planning Officer referred Members to section 6.16 of the report whereby the amenity and garden space was of acceptable standard.
What was the minimum requirement of open space for the development?	The Planning Officer confirmed that 10% of the development was required for open space, 22% had been allocated for this development.
A Member also asked if the flats would hold electric charging points for vehicles.	The Planning Officer confirmed that the charging points were a condition of the original outline approval. The condition had been complied with across the site. A suggestion had been put forward to the applicant to provide the local authority with a scheme detailing a minimum of 20% of energy achieved through renewable energy by the developer and secured by planning condition.
Were there any conditions that this amenity (shop) must be built as part of the proposal?	The Planning Officer confirmed that the shops stood at Class E-use. The use-Class could be restricted whereby only a shop would be permitted.
Why had Anglian Water not responded to the drainage aspect of the application?	The Planning Officer referred to section 6.56 where the report covered each phase of the development regarding drainage. Details of the drainage arrangement were approved as part of the appeal process in the outline application.
Were there any road safety issues raised?	The Planning Officer confirmed that there were no objections from Essex Highways with regards to access arrangements or safety, and in the event of a breakdown, there would be a greater chance of vehicles residing in the site. The key primary roads were significantly wider than required in a development.

 

Following discussion by the Committee, it was moved by Councillor Harris, seconded by Councillor Fowler and RESOLVED that the Assistant Director (Planning) (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to:

 

a)         Within 6 (six) months of the date of the Committee’s resolution to approve, the completion of a legal agreement under the provisions of section 106 of the Town and Country Planning Act 1990 dealing with the following matters (where relevant):

 

•           perimeter walking trail all the way round the boundaries of the entire original site

•           signposts to the public footpaths beyond

 

b)         Subject to the planning conditions (and reasons) listed below:-

 

c)         That the Head of Planning be authorised to refuse planning permission in the event that such legal agreement has not been completed within the period of 6 (six) months, as the requirements necessary to make the development acceptable in planning terms had not been secured through a s106 planning obligation.

 

Conditions and Reasons:

 

1.       20-3074-050 rev b                   Amended house type 1750 - proposed floor plans

20-3074-054 rev b                  Amended house type 2014 - proposed elevations

20-3074-053 rev b                  Amended house type 2014 - proposed floor plans

20-3074-056 rev b                  Amended house type 2089 - proposed floor plans

20-3074-057 rev b                  Amended house type 2089 - proposed front and side elevations (weatherboard)

20-3074-026 a                        Amended house type 1110 - proposed floor plans

20-3074-027 a                        Amended house type 1110 - proposed elevations

20-3074-024 a                        Amended house type 1016 - proposed elevations

20-3074-029 a                        Amended house type 1285 - proposed floor plans

20-3074-034 a                        House type 1286 - proposed elevations (detached)

20-3074-032 a                        Amended house type 1286 - proposed floor plans

20-3074-033 a                        Amended house type 1286 - proposed elevations

20-3074-036 a                        Amended house type 1331 - proposed elevations

20-3074-035 a                        Amended house type 1331 - proposed floor plans

20-3074-038 a                        Amended house type 1465 - proposed floor plans

20-3074-039 a                        Amended house type 1465 - proposed elevations

20-3074-043 a                        House type 1596 - proposed elevations (brick)

20-3074-045 a                        Amended house type 1683 - proposed elevations (weatherboard)

20-3074-047 a                        Amended house type 1747 - proposed floor plans

20-3074-048 a                        Amended house type 1747 - proposed elevations

20-3074-049 a                        Amended house type 1747 - proposed elevations (brick)

20-3074-060 a                        Amended house type 2200 - proposed floor plans

20-3074-062 c                        Amended house type 2200 (brick) - proposed side and rear elevations

20-3074-063 c                        Amended house type 2200 (weatherboarding) - proposed side and front elevations

20-3074-063.1 c                     Amended house type 2200 (weatherboarding) - proposed side and rear elevations

20-3074-505 a                        House type 1016 - part m4(2) compliance floor plans

20-3074-058 rev b                  Amended house type 2089 - proposed rear and side elevations (weatherboard)

20-3074-044 rev b                  Amended house type 1683 - proposed floor plans

20-3074-051 rev c                  Amended house type 1750 - proposed elevations

20-3074-023 a                        Amended house type 1016 - proposed floor plans

20-3074-042 a                        Amended house type 1596 - proposed elevations

20-3074-041 a                        Amended house type 1596 - proposed floor plans

20-3074-058.1 rev a               Amended house type 2089 - proposed front and side elevations (weatherboard)

20-3074-058.2 rev a               Amended house type 2089 - proposed side and rear elevations (weatherboard)

20-3074-046 rev b                  House type 1683 - proposed elevations (brick)

20-3074-021 a                        Amended house type 910 - proposed elevations

20-3074-020 a                        Amended house type 910 - proposed floor plans

20-3074-061 rev b                  Amended house type 2200 (brick) - proposed front and side elevations

20-3074-031                            House type 1285 - v1 - proposed elevations

20-3074-030 a                        Amended house type 1285 - proposed elevations

 

20-3074-071 a                        Terrace block 4 - proposed floor plans

20-3074-069 a                        Terrace block 3 - proposed floor plans

20-3074-067 a                        Terrace block 2 - proposed floor plans

20-3074-065 a                        Terrace block 1 - proposed floor plans

20-3074-064 a                        Amended terrace block 1 - proposed front elevation

20-3074-066 a                        Amended terrace block 2 - proposed front elevation

20-3074-068 a                        Amended terrace block 3 - proposed front elevation

20-3074-070 a                        Amended terrace block 4 - proposed front elevation

20 - 3074 - 073                                   Terrace block 5 - floor plans

20 - 3074 - 072                                   Terrace block 5 – elevations

 

20-3074-054.1 rev a               1.5 storey - proposed floor plans

20-3074-054.2 rev a               1.5 storey - proposed elevations

20-3074-046.1 rev a               Amended 1.5 storey - floor plans

20-3074-046.2 rev a               Amended 1.5 storey – elevations

20-3074-110 rev a                  Amended 1b-fog floor plans

20-3074-111 rev b                  Amended 1b-fog elevations

20-3074-043.2                         1.5 storey - elevations

20-3074-043.1                         1.5 storey - floor plans

 

20-3074-108 a                        Amended flat block d - proposed floor plans

20-3074-109 a                        Amended flat block d - proposed elevations

20-3074-105                            Amended flat block b - proposed floor plans

20-3074-105.1                         Amended flat block b - proposed elevations

20-3074-100 rev e                  Amended flat block a - proposed floor plans

20-3074-101 rev e                  Amended flat block a - proposed elevations

20-3074-106 rev c                  Amended flat block c - proposed floor plans

20-3074-107 rev c                  Amended flat block c - proposed elevations

20-3074-104 rev c                  Flat block e - proposed elevations

20-3074-103 rev c                  Flat block e - proposed floor plans

20-3074-500 a                        Flat block b - ground floor part m4(3) compliance plan (flat type 1 & 2)

 

Eds 07-3102.gp b                   Small power and lighting arrangement for single transformer substation

2446-lla-gf-00-dr-l-0003-p01   Tram trail link - dog bin and signage strategy plan

Eds 07-3102.01 b                   Unit or padmount substation in grp enclosure

Eds 07-3102.ge a                   Earthing arrangements for freestanding substations with grp enclosures

 

2446-LLA-GF-00-DR-L-0004 POS Calculation        

2446-LLA-ZZ-XX-DR-L-0301Landscape Specifications and details Rev P08

 

2446-lla-zz-00-dr-l-0201-p04  Amended detailed planting proposals 1

2446-lla-zz-00-dr-l-0202-p07  Amended detailed planting proposals 2

2446-lla-zz-00-dr-l-0203-p06  Amended detailed planting proposals 3

2446-lla-zz-00-dr-l-0204-p06  Amended detailed planting proposals 4

2446-lla-zz-00-dr-l-0205-p04  Amended detailed planting proposals 5

2446-lla-zz-00-dr-l-0206-p02  Amended detailed planting proposals 6

2446-lla-zz-00-dr-l-0207-p03  Amended detailed planting proposals 7

2446-lla-zz-00-dr-l-0208-p05  Amended detailed planting proposals 08

2446-lla-zz-00-dr-l-0209-p05  Amended detailed planting proposals 09

2446-lla-zz-00-dr-l-0211-p04  Amended detailed planting proposals 11

2446-lla-zz-00-dr-l-0212- p02Amended detailed planting proposals 12

 

2446-lla-zz-00-dr-l-0108-p02  Detailed hard landscape proposals 8

2446-lla-zz-00-dr-l-0101-p02  Detailed hard landscape proposals 1

2446-lla-zz-00-dr-l-0102-p02  Detailed hard landscape proposals 2

2446-lla-zz-00-dr-l-0105-p02  Detailed hard landscape proposals 5

2446-lla-zz-00-dr-l-0103-p03  Amended detailed hard landscape proposals 03

2446-lla-zz-00-dr-l-0104-p04  Amended detailed hard landscape proposals 04

2446-lla-zz-00-dr-l-0106-p02  Amended detailed hard landscape proposals 06

2446-lla-zz-00-dr-l-0107-p02  Amended detailed hard landscape proposals 07

 

19403-hyd-00-zz-dr-c-7005 06           Amended proposed external levels - sheet 1 of 4

19403-hyd-00-zz-dr-c-7006 06           Amended proposed external levels - sheet 2 of 4

19403-hyd-00-zz-dr-c-7007 06           Amended proposed external levels - sheet 3 of 4

19403-hyd-00-zz-dr-c-7008 06           Amended proposed external levels - sheet 4 of 4

 

20-3074-010 rev l                    Amended boundary treatments plan

20-3074-005 rev n                  Amended massing plan

 

20 - 3074 - 126                                   Cycle store

20-3074-128                            Car port - version 2

20-3074-127                            Car port - version 1

20-3074-120 a                        Amended double garage 01 - proposed floor plan and elevations

20-3074-121 a                        Amended double garage 02 - proposed floor plan and elevations

20-3074-122 b                        Amended single garage - proposed floor plan and elevations

20-3074-123 a                        Bin and cycle store - proposed floor plan and elevations

 

Cc-y321-lp2500                                  Site plan

2446-lla-gf-00-dr-l-0001-p12   Amended landscape strategy plan

2446-lla-gf-00-dr-l-0002-p10   Amended landscape strategy

20-3074-002 rev l                    Amended site layout

20-3074-011 rev g                  Amended affordable housing location plan

20-3074-016 rev b                  Amended accessibility and adaptability plan

20-3074-006 rev m                 Amended refuse and cycle strategy

20-3074-007 rev m                 Amended garden areas

20-3074-008 rev l                    Amended parking strategy plan

20-3074-009 rev m                 Amended materials plan

Preliminary Ecological Appraisal (DF Clark, July 2021)

 

2.         Prior to the occupation of any unit, the associated internal road, footway layout, turning and parking areas shall be provided in principle and accord with revised drawing numbers:

 

            -           20-3074-002 Rev. L    Amended Site Layout Plan.

            -           20-3074-008 Rev. L    Amended parking strategy plan.

            -           20-3074-006 Rev. M Amended refuse and cycle strategy

 

Reason: To ensure that vehicles using the site access do so in a controlled manner, in the interests of highway safety.

           

Note: It has been agreed with the developer that the proposed internal road layout, footway layout, turning area surface water drainage or any form of street lighting will not be adopted by the Highway Authority.

           

3.         Prior to the commencement of any phase of the development, details of the estate roads and footways (including layout, levels, gradients, surfacing and means of surface water drainage) shall be submitted to and approved in writing by the Local Planning Authority.

           

Reason: To ensure that roads and footways are constructed to an acceptable standard, in the interests of highway safety.

           

4.         Each vehicular parking space shall have minimum dimensions of 2.9 metres x 5.5 metres and each tandem vehicular parking space shall have minimum dimensions of 2.9 metres x 11 metres to accommodate two vehicles.

           

Reason: To ensure adequate space for parking off the highway is provided in the interest of highway safety.

           

5.         All single garages should have a minimum internal measurement of 7m x 3m and all double garages should have a minimum internal measurement of 7m x 5.5m

 

Reason: To encourage the use of garages for their intended purpose and to discourage on-street parking, in the interests of highway safety.

           

6.         Prior to the occupation of each unit, the associated powered two-wheeler/cycle parking facilities as shown on the approved plans ref. 20-3074-006 Refuse & Cycle Strategy Rev M and 20-3074-123 Bin and Cycle Store Rev A are to be provided and retained at all times.

 

Reason: To ensure appropriate powered two-wheeler and bicycle parking is provided

                       

7.         Any new boundary planting shall be planted a minimum of 1 metre back from the highway boundary and any visibility splay.

 

Reason: To ensure that the future outward growth of the planting does not encroach upon the highway or interfere with the passage of users of the highway, to preserve the integrity of the highway and in the interests of highway safety.

 

8.         All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the On Site Recreational Disturbance Avoidance And Mitigation Strategy (City and Country, August 2021) and the Preliminary Ecological Appraisal (DF Clark, July 2021) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

           

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."

           

Reason: To conserve and enhance Protected and Priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species).

           

9.         The Preliminary Ecological Appraisal (DF Clark, July 2021) identifies that a licence will be required for the closure of a badger sett within the Zone of Influence of the development. The following sett closure shall not in in any circumstances commence unless the local planning authority has been provided with either:

a) a licence issued by Natural England pursuant Badger Protection Act 1992 authorizing the specified activity/development to go ahead; or

b) a statement in writing from the Natural England to the effect that it does not consider that the specified activity/development will require a licence.

           

Reason: To conserve protected species and allow the LPA to discharge its duties under and Badger Protection Act 1992 and s17 Crime & Disorder Act 1998.

 

           

10.       Prior to the occupation of any dwelling, a Biodiversity Enhancement Layout providing the finalised details and locations of the integrated bat and bird boxes, shall be submitted to and approved in writing by the local planning authority.

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

           

Reason: To enhance Protected and Priority Species/habitats and allow the LPA to discharge its duties under the s40 of the NERC Act 2006 (Priority habitats & species).

           

11.       Prior to the occupation of any dwelling a lighting design scheme based on Appendix 6 of the the Preliminary Ecological Appraisal (DF Clark, July 2021), 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 and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory.

 

The scheme shall be devised by a competent person and fully comply with the Code of Practice for the Reduction of Light Pollution issued by the Institution of Lighting Engineers, the DETR document 'Lighting in the Countryside: Towards Good Practice' and all current official guidance. Such light pollution control measures as shall have been approved shall be installed prior to coming into beneficial use and thereafter be retained and maintained to the agreed specification and working order.

           

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.

 

Reason: To allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species). To protect the amenity of and to minimise potential nuisance to nearby existing residents.

 

12.       Prior to the Occupation of any Dwelling a Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior occupation of the development.

           

The content of the LEMP shall include the following:

 

            a) Description and evaluation of features to be managed

            b) Ecological trends and constraints on site that might influence management.

            c) Aims and objectives of management.

            d) Appropriate management options for achieving aims and objectives.

            e) Prescriptions for management actions.

f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).

g) Details of the body or organisation responsible for implementation of the plan.

h) Ongoing monitoring and remedial measures.

           

The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details."

           

Reason: To allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and s40 of the NERC Act 2006 (Priority habitats & species)

 

13.       Prior to development above slab level, on each phase, precise details of the manufacturer and types and colours of the external facing and roofing materials for the dwellings and associated boundary treatments to be used in the construction shall be submitted to and approved, in writing, by the Local Planning Authority.  Such materials so approved shall be those used in the development.

 

Reason: To ensure a satisfactory development in relation to external appearance and in the interests of residential amenity.

 

14.       Prior to the occupation of any dwelling the details of the equipment used in the LEAP are submitted to and approved in writing by the Local Planning Authority. The approved details shall be those used in the development and installed prior to the first occupation of any dwelling on site.

 

Reason: To ensure a satisfactory development in relation to public open space and in the interests of residential amenity.

 

15.       Prior to the occupation of any dwelling within a phase that contains a LAP, details of the equipment used in the LAP are submitted to and approved in writing by the Local Planning Authority. The approved details shall be those used in the development.

 

Reason: To ensure a satisfactory development in relation to public open space and in the interests of residential amenity.

 

16.       Notwithstanding the details contained within the submitted Energy Statement, prior to the occupation of any dwelling a scheme detailing how a minimum of 20% of the energy needs generated by the development can be achieved through renewable energy sources shall be submitted to and approved in writing by the local planning authority. The scheme shall detail the anticipated energy needs of the scheme, the specific renewable technologies to be incorporated, details of noise levels emitted (compared to background noise level) and how much of the overall energy needs these will meet and plans indicating the location of any external installations within the development. The development shall be carried out in accordance with the approved details and shall be retained as such thereafter

 

Reason: To ensure the development contributes to minimising the effects of, and can adapt to a changing climate.

 

17.       Notwithstanding the details on the approved plans, only the detailed hard and soft landscaping plans relating to the strategic Public Open Space (Phase 0 as approved via 21/00494/DISCON) has been approved. The details for the residential hard and soft landscaping remain outstanding. Prior to the occupation of any residential dwelling on each phase, the details of the hard and soft landscaping shall be submitted to and approved in writing, by the Local Planning Authority. The scheme of hard and soft landscaping works for that phase, shall include any proposed changes in ground levels and also accurately identify spread, girth and species of all existing trees, shrubs and hedgerows on the site and indicate any to be retained, together with measures for their protection which shall comply with the recommendations set out in the British Standards Institute publication "BS 5837: 2012 Trees in relation to design, demolition and construction."

 

Reason: In the interest of visual amenity and the character of the area.

 

18.       Notwithstanding the details on the approved plans, prior to the occupation of any dwelling on site, a statement shall be submitted to the Local Planning Authority outlining the exact dimension including gradients of the attenuation basins and this could involve additional fencing to protect the public from these features during times of flood.

 

Reason: To ensure a satisfactory development in relation to public open space and in the interests of residential safety.

 

c)    That the Head of Planning be authorised to refuse planning permission in the event that such legal agreement has not been completed within the period of 6 (six) months, as the requirements necessary to make the development acceptable in planning terms had not been secured through a section 106 planning obligation.