Outline application for development of 31 dwellings and 10 almshouse type bungalows for older persons and associated open space.

 

Please see below the link to Public Access for this item.  Also inserted is the PowerPoint presentation for the application.  There is a site visit video for this application as well. This is also available to view via the relevant link below. 

 

https://idox.tendringdc.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=PTLVHPQB0KP00

Councillor Fowler had earlier in the meeting declared a personal interest in relation to this application insofar as she was a resident of Mayes Lane, Ramsey. She thereupon withdrew from the meeting and took no part in the consideration of this application or the voting thereon.

 

Councillor White had earlier in the meeting declared an interest in relation to this application insofar as he was a former member of LEAP, an alms-house charity, which was an interested party in this application.

 

Members were aware that this application had been referred to the Planning Committee as the development site was situated outside of any settlement development boundary (SDB), but it was adjacent to the SDB of Dovercourt. The development therefore represented a departure from the saved or emerging local plans.

 

Members recalled that this application had previously been deferred at their request in order to enable an organised Member site visit to take place or if that was not possible for the applicant to supply instead adequate video/photographic evidence of the site and surroundings. Additionally, further information in respect of the method of securing the affordable housing element and details of the alms houses had been requested by Members.

 

To this end a video showing a walkover of the site, the points of access and all internal boundaries had been provided for Members and the public to view via the Planning Portal on the Council’s website. Furthermore, indicative plans of the proposed alms houses had been provided by the applicant.

 

It was reported that information had also been provided by the applicant confirming that the required legal agreement would provide the certainty with construction and conveyance of the 12 affordable housing units (10 alms houses and 2 dwellings). These would be provided prior to occupation of the 16th dwelling on the remainder of the site. No shared ownership was being proposed and the legal agreement would secure transfer to a Registered Social Landlord subject to a restriction on age of occupancy on the alms house element.

 

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 (ML) in respect of the application, which included highlighting a suggested amendment to proposed planning condition no.25 in that electric car charging points would be required to be installed on all properties that would be built as a result of this planning application being approved.

 

Following discussion by the Committee, it was moved by Councillor Bray, seconded by Councillor Harris and RESOLVED that the Acting 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):

 

-           Financial Contribution towards RAMS

-           30% Affordable Housing Provision (12 units including 10 almhouses and 2 dwellings to be provided prior to the 16th occupation of the market housing)

-           NHS contribution

 

b) the following planning conditions:

 

Conditions and Reasons:

 

1) Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

Reason - To comply with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2) No development shall be commenced until plans and particulars of "the reserved matters"  referred to in the above conditions relating to the appearance, landscaping and layout 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.

 

Reason - The application as submitted does not provide sufficient particulars for consideration of these details.

 

3)  The development hereby permitted shall be begun before the expiration of 2 years from the date of approval of the last of the Reserved Matters to be approved.

 

Reason - To comply with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

4) The access road off Ramsey Road at its centre line shall provide clear to ground visibility splays with dimensions of 2.4 metres by 150 metres in both directions, as measured from and along the nearside edge of the carriageway. Such vehicular visibility splays shall be provided before the road junction is first used by vehicular traffic and retained free of any obstruction at all times.

 

Reason - To provide adequate inter-visibility between vehicles using the road junction and those in the existing public highway in the interest of highway safety.

 

5) For the proposed access road off Mayes Lane, there should be no obstruction above ground level within a 2.4 m wide parallel band visibility splay as measured from and along the nearside edge of the carriageway across the entire site frontage. Such vehicular visibility splays shall be provided before the road junction/access is first used by vehicular traffic and retained free of any obstruction at all times.

 

Reason - To provide adequate inter-visibility between users of the access and the public highway in the interests of highway safety.

 

6) Vehicular parking and turning facilities in accordance with current policy standards shall be constructed, surfaced and maintained free from obstruction within the site at all times for that sole purpose.

 

Reason - To ensure that vehicles can enter and leave the highway in a forward gear in the interest of highway safety.

 

7) No unbound material shall be used in the surface treatment of the vehicular accesses.

 

Reason - To avoid displacement of loose material onto the highway in the interests of highway safety.

 

8) The vehicular access road off Ramsey Road shall be constructed at right angles to the highway boundary and to the existing carriageway and at reserved matters stage the following details shall be submitted to and approved in writing by the Local Planning Authority:

 

-           Plans showing carriageways measuring no less than 5.5m in width.

-           Plans showing 2x2m Footways on both sides of the access road.

-           Plan showing appropriate pedestrian crossing facilities where the new road joins the existing highway.

-           Plans showing kerb radii measuring 6m.

-           Plans demonstrating the upgrade of the two existing bus stops located in the vicinity of the site access on either side of Ramsey Road and the relocation of the southern bus stop to include: open/cantilever shelter, raised kerbs, flag and timetable frame. The precise location to be agreed with the Highway Authority.

-           Plans showing a new footway measuring no less than 2m in width either side of the junction with tactile paving either side off Ramsey Road extending to the relocated bus stop on the south side.

-           Plans demonstrating that the vehicular access from Ramsey Road shall be for the sole use of vehicular traffic serving the 31 dwellings only and not for the proposed 10 almshouse type bungalows served by the new access off Mayes Lane.

-           Plans showing areas within the site identified for the purpose of loading/unloading/reception and storage of building materials and manoeuvring clear of the highway and retained at all times for that sole purpose as approved in writing by the Local Planning Authority.

 

Reason - To ensure that vehicles can enter and leave the highway in a controlled manner in the interest of highway safety.

 

9) The vehicular access road off Mayes Lane shall be constructed at right angles to the highway boundary and to the existing carriageway and at reserved matters stage the following details shall be submitted to and approved in writing by the Local Planning Authority:

 

-           Plans showing a combined pedestrian and vehicular surface of 6m.

-           Plans showing a straight section of carriageway to be provided from the entrance junction for 10 metres.

-           Plans showing priority for pedestrians and cyclists across junction.

-           Plans demonstrating that the vehicular access shall be for the sole use of vehicular traffic serving the 10 almshouse type bungalows only and not for the proposed 31 dwellings served by the new access off Ramsey Road.

-           Plans showing the combined pedestrian/cycle links to be provided between   the two developments.

 

Reason - To ensure that vehicles can enter and leave the highway in a controlled manner in the interest of highway safety.

 

10) Prior to first occupation of the development the Developer shall be responsible for the provision and implementation of a Residential Travel Information Pack per dwelling, for sustainable transport, approved by Essex County Council, (to include six one day travel vouchers for use with the relevant local public transport operator free of charge).

 

Reason – To promote the use of sustainable transport modes.

 

11) Prior to commencement of the development details showing the means to prevent the discharge of surface water from the development onto the highway shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety prior to the access becoming operational and shall be retained at all times.

 

Reason - To prevent hazards caused by water flowing onto the highway and to avoid the formation of ice on the highway in the interest of highway safety.

 

12) Prior to commencement of 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 roads/footways are constructed to an appropriate standard in the interests of highway safety.

 

13) No development shall commence, including any groundworks, until a Construction Method Statement has been submitted to, and approved in writing by the Local Planning Authority. The Construction Method Statement shall provide for:

- safe access to/from the site;

- the parking of vehicles of site operatives and visitors;

- the loading and unloading of plant and materials;

- the storage of plant and materials used in constructing the development;

- the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

- wheel washing facilities;

- measures to control the emission of dust and dirt during demolition and construction;

- a scheme for recycling/disposing of waste resulting from demolition and construction works;

- details of hours of deliveries relating to the demolition and construction of the development;

- details of hours of site clearance or construction;

- a scheme to control noise and vibration during the demolition and construction phase, including details of any piling operations.

 

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

 

Reason - In the interests of residential amenity.

 

14). Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or the equivalent provisions of any order revoking and re-enacting that Order), the dwellings at plots 2, 5 and 6 and the almshouses shall not exceed one storey in height and shall not contain any habitable rooms or windows above ground floor level. The dwellings on all other plots shall not exceed two-storeys in height and shall not contain any habitable rooms or windows above first floor level. The roofs shall not be extended, converted or otherwise altered to provide any habitable space.

 

Reason - To ensure that the development preserves the character of the area and does not adversely impact on neighbour amenities. In order to ensure that a suitable scale of density is provided with consideration to a contextual analysis of the surrounding area, as well as to protect amenity of adjacent residents.

 

15) The garage accommodation forming part of the development shall be retained for parking motor vehicles at all times and shall not be adapted to be used for any other purpose, including other uses ancillary to the residential use, unless otherwise subsequently approved, in writing, by the Local Planning Authority.

 

Reason - To retain adequate on-site parking provision in the interest of highway safety.

 

16) A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape/open space 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 management plan shall be carried out as approved in accordance with the details and timescales in the plan.

 

Reason - To ensure the proper management and maintenance of the approved landscaping in the interests of amenity and the character and appearance of the area.

 

17) No works shall take place until all trees, shrubs and other natural features not scheduled for removal on the approved plans have been safeguarded behind protective fencing to a standard that will have previously been submitted to and agreed, in writing, by the Local Planning Authority (see BS 5837). All agreed protective fencing shall thereafter be maintained during the course of all works on site and no access, works or placement of materials or soil shall take place within the protected area(s) without prior written consent from the Local Planning Authority.

 

Reason - To safeguard existing trees, shrubs and other natural features within and adjoining the site in the interest of amenity.

 

18) The occupation of the ten almshouses hereby approved shall be limited to persons over the age of 65 years only.

 

Reason – To secure the almshouses as accommodation for the elderly and to ensure compatibility with the layout proposed.

 

19) All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Ecological Appraisal (Liz Lord Ecology, December 2018) particularly Appendix 3, and Bat Survey Report (Liz Lord Ecology, September 2019) 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 UK Habitats Regulations, the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species).

 

20) A Biodiversity Enhancement Layout, providing the finalised details and locations of the enhancement measures contained within Section 6 of the Ecological Appraisal (Liz Lord Ecology, December 2018), 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 and allow the LPA to discharge its duties under the s40 of the NERC Act 2006 (Priority habitats & species).

 

21) 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 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.

 

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

 

22) No works shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to:

 

- Provide sufficient storage to ensure no off site flooding as a result of the development during all storm events up to and including the 1 in 100 year plus 40% climate change event.

- Demonstrate that's storage features are able to accommodate a 1 in 10 year storm events within 24 hours of a 1 in 100 year event plus climate change.

- Final modelling and calculations for all areas of the drainage system.

- The appropriate level of treatment for all runoff leaving the site, in line with the CIRIA SuDS

Manual C753.

- Detailed engineering drawings of each component of the drainage scheme.

- A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features.

- A written report summarising the final strategy and highlighting any minor changes to the approved strategy. The scheme shall subsequently be implemented prior to occupation.

 

Reason -

- To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site.

- To ensure the effective operation of SuDS features over the lifetime of the development.

- To provide mitigation of any environmental harm which may be caused to the local water environment

- Failure to provide the above required information before commencement of works may result in a system being installed that is not sufficient to deal with surface water occurring during rainfall events and may lead to increased flood risk and pollution hazard from the site.

 

23) The applicant or any successor in title must maintain yearly logs of maintenance which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.

 

Reason - To ensure the SuDS are maintained for the lifetime of the development as outlined in any approved Maintenance Plan so that they continue to function as intended to ensure mitigation against flood risk.

 

24) No development shall take place on the site until a Written Scheme of Archaeological Investigation shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

a. The programme, including phasing, and methodology of site investigation and recording;

b. The programme for post investigation assessment;

c. The provision to be made for analysis of the site investigation and recording;

d. The provision to be made for publication and dissemination of the analysis and records of the site investigation;

e. The provision to be made for archive deposition of the analysis and records of site investigation; and

f. The nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

 

Reason - To allow proper investigation and recording of the archaeological and historic significance of the site.

 

25) Each dwelling with on-plot garage parking shall be provided with a vehicle charging point. The charging point shall be provided prior to occupation of each such dwelling.

 

Reason - To enhance the sustainability of the proposed development.

 

26) No works shall take place until a scheme for the phasing of construction work has been submitted to and approved, in writing, by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved phasing scheme.

 

Reason - To limit the local impact of construction work in the interests of the amenities of the surrounding area.

 

27) The development hereby permitted, in respect of access and scale parameters only, shall be carried out in accordance with the following approved plans: 3276:002 Rev A and the submitted Visibility Splay Plan.

 

Reason – For the avoidance of doubt.

 

c) a request was made by a Councillor(s) that any subsequent ‘Reserved Matters’ application for this site be referred back to Planning Committee for determination.