Agenda item

Reserved matters application for the erection of 62 dwellings, associated garaging, parking and infrastructure.

It was reported that this application had been referred to the Planning Committee at the request of Councillor Scott, a local ward member due to his concerns about the negative impact on urban design/street scene, highways impact and other traffic issues.

 

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 Team Leader (AN) in respect of the application.

 

An update sheet was circulated to the Committee prior to the meeting with details of corrections and updates to paragraphs 6.3 and 6.4 of the Officer report.

 

Councillor Scott, a local Ward Member, spoke on the application.

 

Following discussion by the Committee, it was moved by Councillor Alexander, seconded by Councillor Bray and RESOLVED that the Head of 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):

 

·      Financial Contribution towards RAMS

 

(b)     the following conditions and informatives:-

 

Conditions

 

1.            The development hereby permitted shall be carried out in accordance with the following approved plans:

 

Location Plan – 4177-0002 Rev P01

Site Plan – 4177-0001 Rev P18

House Type 1 – 4177-0101 Rev P05

House Type 2 – 4177-0201 Rev P03

House Type 3 – 4177-0301 Rev P03

House Type 5 – 4177-0501 Rev P03

House Type 7 – 4177-0701 Rev P04

House Type 7A – 4177-0701A Rev P05

House Type 8 – 4177-0801 Rev P04

House Type 9 – 4177-0901 Rev P04

House Type 10 – 4177-1101 Rev P02

House Type 15 – 4177-1501 Rev P03

House Type 16 – 4177-1601 Rev P03

House Type 17 – 4177-1701 Rev P03

House Type 24 – 4177-2901 Rev P01

House Type 25A – 4177-3001 Rev P01

House Types 10 & 11 (General Arrangement Plans & Elevations) – 4177-1001 Rev P04

House Types 10, 11 & 19 (General Arrangement Plans & Elevations) – 4177-2501 Rev P02

House Types 14 & 19 (General Arrangement Plans & Elevations) – 4177-2701 Rev P02

House Types 14 & 19 (Reduced) (General Arrangement Plans & Elevations) – 4177-2801Rev P02

Garage Type 1 – Single Garage – 4177-1901 Rev P03

Garage Type 2 – Double Garage – 4177-2001 Rev P03

Cart Lodge – Triple – 3522-2101 Rev P03

 

Reason – For the avoidance of doubt and in the interests of proper planning.

 

2.         No development shall commence until details of existing and proposed levels of the site, finished floor levels and identifying all areas of cut or fill, have been submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the agreed scheme prior to occupation.

 

Reason – To ensure a satisfactory form of development having particular regard to drainage and the provision of level access.

 

3.            Prior to the occupation of any of the proposed development the internal road and footway layout shall be provided in accordance with drawing no. 4177-0001 Rev P18.

 

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

 

4.            Prior to the commencement of development, details of the estate roads and footpaths (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.

 

5.         Prior to the first occupation of the dwellings, details of cycle storage required to serve each dwelling shall be submitted to and approved in writing by the Local Planning Authority. All cycle storage so approved shall be provided prior to first occupation of the dwelling to which it relates and shall be retained thereafter as approved.

 

Reason – To ensure a satisfactory development in terms of appearance and functionality and sustainability, so that cycling is encouraged as a sustainable means of transport.

 

6.            Notwithstanding the details shown on the submitted site plan , no development shall take place until:

 

(a)   There has been submitted to and approved in writing by the Local Planning Authority, a more detailed scheme of hard and soft landscaping works for the site, to include all areas of open space, all play areas, all amenity areas, all street trees, all verges and all other planted or open areas of the site. The scheme 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. The development shall be carried out in accordance with the approved details.

 

(b) Existing trees on the site, agreed with the Local Planning Authority for inclusion in the scheme of landscaping (above), have been protected by the erection of temporary protective fences of a height, size and in positions which shall previously have been agreed, in writing, with the Local Planning Authority. The protective fences shall be retained throughout the duration of building and engineering works in the vicinity of the trees to be protected. Any trees dying or becoming severely damaged as a result of any failure to comply with these requirements shall be replaced with trees of appropriate size and species during the first planting season or in accordance with such other arrangement as may be agreed in writing with the Local Planning Authority.

 

Reason – To ensure a satisfactory standard of landscaping and the protection of retained trees.

 

7.            A landscape implementation and management plan, including planting schedules and long term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved, in writing, by the Local Planning Authority prior to the first occupation of the development. The landscape implementation and management plan shall be carried out as approved in accordance with the details and timescales in the plan.

 

Reason – To ensure the timely implementation, management and maintenance of the approved landscaping in the interests of amenity and the character and appearance of the area.

 

8.            No street lighting or lighting of common area shall be installed until details of an illumination scheme have been submitted to and approved in writing by the Local Planning Authority. Development shall only be carried out in accordance with the approved details.

 

Reason – In the interests of amenity to reduce the impact of night time illumination on the character of the area.

 

9.         No development shall take place until precise details of the provision, siting, design and materials of screen walls and fences have been submitted to and approved in writing by the Local Planning Authority. The approved screen walls and fences shall be erected prior to the dwellings to which they relate being first occupied and thereafter be retained in the approved form.

 

Reason – To protect the amenities and privacy of occupiers of each plot and in the interests of wider visual amenities.

 

10.       No development shall take place until precise details of the provision, siting, surface treatment of children's play space together with details of the equipment to be provided and a timetable for the provision of the facility has been submitted to and approved in writing by the Local Planning Authority. The approved details shall be provided in their entirely and be made available for use in accordance with the agreed timetable and thereafter retained for public use.

 

Reason – The need for play space close to dwellings is essential to help meet the needs of the development.

 

11.       No development shall take place until precise details of the provision of a parcel of land close to the northern boundary of the site, to be dedicated to the adjoining Market Field School for use for horticultural educational purposes (i.e. allotments/poly-tunnel(s)), to include a timetable for the provision of the agreed site, has been submitted to and approved in writing by the Local Planning Authority. The approved dedication of the agreed parcel of land to the school shall be in accordance with the agreed timetable and thereafter retained for such purposes.

 

Reason – To accord with details agreed as part of the planning application submission.

 

Informatives

 

Positive and Proactive Statement

 

The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern within the application (as originally submitted) and negotiating, with the Applicant, acceptable amendments to the proposal to address these concerns. As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

 

Highways Informatives

 

Informative 1: All housing developments in Essex which would result in the creation of a new street more than five dwelling units communally served by a single all-purpose access) will be subject to the Advance Payments Code, Highways Act, 1980. The Developer will be served with an appropriate notice within 6 weeks of building regulations approval being granted and prior to the commencement of any development must provide guaranteed deposits which will ensure that the new street is constructed in accordance with acceptable specification sufficient to ensure future maintenance as a public highway by the ECC.

 

Informative 2: Prior to occupation, the development shall be served by a system of operational street lighting of design approved from the Highway Authority along the Primary route, which shall thereafter be maintained in good repair.

 

Informative 3: The areas directly adjacent to the carriageway(s) in which the trees are to be planted should not be less than 3 metres wide, exclusive of the footway and the trunks of the trees should be no nearer than 2 metres to the channel line of the road. The same dimensions should be used in situations where the footway is located adjacent to the carriageway. In paved areas, whether or not the planted areas are to be adopted highway, trees should be sited no closer than 2 metres to the defined (or undefined) edge of the carriageway. Where the adopted highway is to be an independent path, trees should be planted no closer than 1 metre from the edge of the highway. In all cases, trees should be provided with root barriers to prevent damage to underground services.

 

Informative 4: All work within or affecting the highway is to be laid out and constructed by prior arrangement with and to the requirements and specifications of the Highway Authority; all details shall be agreed before the commencement of works.

 

Other Informatives

 

Essex Police provide a free impartial service to any applicant who wishes to incorporate Crime Prevention through Environmental Design and apply for the police preferred ‘Secured by Design’ accreditation. The applicant is invited to contact Essex Police via designingoutcrime@essex.pnn.police.uk

 

(c)          That the Head of Planning be authorised to refuse planning permission in the event that such legal argument 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.

 

It was then moved by Councillor Bray, seconded by Councillor Alexander and:-

 

RESOLVED that the Planning Policy and Local Plan Committee be requested to give consideration to the introduction of a planning policy for the District that will require future new builds to have, as a standard installation, charging points for electric vehicles or other similar environmental measures[.1] .