Minutes:
Item 7a
Application DC/18/02146
Proposal Outline Planning Application (Access to be considered) Erection of up to 86 dwellings including car parking, on site early years provision, open space provision with associated infrastructure and vehicular access. Highways improvements including road widening and cycle/footpath lnk.
Site Location ELMSWELL – Land to the North and West of School Road, Elmswell, Suffolk
Applicant Christchurch Land and Estates (Elmswell South) Ltd
41.2 The Area Planning Manager presented the application to the Committee, outlining the proposal before Members, the location and layout of the site, the amendments to the cycle route to enable preservation of the tree, landscaping, and the officer recommendation of approval.
41.3 The Area Planning Manager and the Senior Development Management Engineer responded to Members’ questions on issues including: the preservation of the tree, the proposed widening of the road, the location and route of the cycle path, the impact on the junction at the end of School Road, any additional sites in the area allocated in the joint local plan, and landscaping conditions.
41.4 A short break was taken between 10:27-10:40.
41.5 The Senior Development Management Engineer responded to a further question regarding the definition of severe impact when associated with highways matters.
41.6 Members considered the representation from Peter Dow who spoke on behalf of the Parish Council.
41.7 A short break was taken between 10:53-11:00 so resolve a technical issue with the livestream.
41.8 The Parish Council representative responded to Members question on issues including: the peak times for traffic.
41.9 Members considered the representation from James Bailey who spoke as the agent.
41.10 The agent and Victoria Balboa (Transport Consultant for the Agent), responded to Members questions on issues including: the safety of the pedestrian crossing on the junction, the traffic impact assessment following other developments in Elmswell and the surrounding area, and capacity improvement at the junction of School Road.
41.11 The Chair read the written statement from Ward Member, Councillor Helen Geake.
41.12 Members considered the representation from Councillor Sarah Mansel, who spoke as a Ward Member.
41.13 Councillor Passmore proposed that the application be approved subject to the following amendments:
- That the LPA is involved in ensuring that the proposed changes to the junction are safe.
41.14 The Area Planning Manager responded to Members’ questions on the NPPF and Policy FC1
41.15 Councillor Muller seconded the proposal for approval.
41.16 Members debated the application on issues including: the safety of the junction, increased traffic, deliverability of the scheme, the proposed road widening.
41.17 The Senior Development Management Engineer responded to a point regarding the safety audits on site and how these were carried out prior to and after completion of developments.
41.18 Members continued to debate the application on issues including: the contents of any S278 agreement.
41.19 A short break was taken between 11:51-12:00 for the Area Planning Manager to check the proposed condition wording.
41.20 The Area Planning Manager outlined the conditions to Members with the fully worded extra conditions from the proposer and seconder.
- Additional S106 point stage 2 safety audit required to be agreed concurrent with 1st reserved matters.
- Delivery of the junction improvements prior to the first occupation any dwellings.
- Sustainability concurrent with RM
- That an informative note be added regarding high quality landscaping TBA
41.21 The Proposer and seconder agreed to the wording as read out by the Area Planning Manager.
41.22 By 6 Votes to 1
41.23 RESOLVED
(1) That authority be delegated to the Chief Planning Officer to Grant Planning Permission following an updated Ecology survey for the site. Failure to secure/resolve this matter will require the application to return to development committee or be refused as deemed appropriate by the Chief Planning Officer;
Subject to the prior agreement of a Section 106 Planning Obligation on appropriate terms to the satisfaction of the Chief Planning Officer to secure:
• 35% Affordable housing including:-
- Properties shall be built to current Housing Standards Technical requirements March 2015 Level 1. All ground floor 1 bed flats to be fitted with level access showers, not baths.
- The council is granted 100% nomination rights to all the affordable units on initial lets and 75% on subsequent lets
- All affordable units to be transferred freehold to one of the Councils preferred Registered providers.
- Adequate parking provision is made for the affordable housing units including cycle storage for all units.
- Commuted sum option available to be paid instead of on site provision should the LPA agree to such request.
- Additional S106 point stage 2 safety audit required to be agreed concurrent with 1st reserved matters.
• Housing mix to be in accordance with the Strategic Housing Officer’s recommendation (copy below) unless agreed in writing by the LPA
House Type |
Affordable |
Shared Ownership |
Market |
Total unit types: |
4 bedroom house |
|
|
17 |
17 |
3 bedroom house |
4 |
3 |
17 |
24 |
2 bedroom house |
8 |
5 |
13 |
26 |
2 bedroom bungalow |
4 |
|
4 |
8 |
2 bedroom flat |
|
|
3 |
3 |
1 bedroom flat |
6 |
|
2 |
8 |
Total: |
22 |
8 |
56 |
|
• On site open space and includes management of the space to be agreed and requirement for public access at all times.
• Framework and detailed Travel Plan
• Education contribution:
- New primary school £4,618.55 per dwelling
- On site provision of early years reserved site (or £1,824.28 per dwelling) - Secondary school transport contribution £980.81 per dwelling
• Details to agree and completion of works for School Road Widening, Cycle/Footway and Option to require extended cycle way to back of Church to be secured.
• S278 works for securing additional land as highways land for the future.
(2) That the Chief Planning Officer be authorised to Grant Outline Planning Permission upon completion of the legal agreement subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:
• Standard time limit (3yrs for implementation of scheme)
• Reserved Matters
• Approved Plans (Plans submitted that form this application)
• Phasing Condition (Allows phasing of the development/allows spreading of payments under CIL)
• Swift/Owl/Bee and Bat boxes/brick installation scheme to be agreed
• Hedgehog fencing scheme to be agreed
• Provision for a composting bin for each dwelling shall be provided
• SuDs conditions
• Construction Plan to be agreed.
• Level access to enable wheelchair access for all dwellings/buildings.
• Arboricultural survey for all footway/cycle routing and adjustments as necessary to be agreed.
• Highways- details of estate roads
• Highways- road serving dwellings completed to base course prior to occupation
• Highways- provision and retention of manoeuvring and parking areas
• Highways – Deliveries Management Plan
• Details of implementation, maintenance, and management of surface water drainage scheme
• Details of sustainable urban drainage system components and piped networks
• Construction and for the lifetime of the development a Surface Water Management Plan,
• Foul water strategy / Drainage scheme and Surface water management strategy
• Programme of archaeological work
• No occupation until archaeological assessment complete
• Fire hydrant provision details
• Sustainable efficiency measures
• Ecology enhancement measures to be agreed
• Lighting scheme – biodiversity
• Permitted development rights removal for extensions.
• Final details of the School Road and Church Road Junction and widening to be agreed
(3) And the following informative notes as summarised and those as may be deemed necessary:
• Pro active working statement
• SCC Highways notes
• Support for sustainable development principles
(4) That in the event of the Planning obligations or requirements referred to in Resolution (1) above not being secured and/or not secured within 6 months that the Chief Planning Officer be authorised to refuse the application on appropriate ground
Additional S106 and conditions:
- Additional S106 point stage 2 safety audit required to be agreed concurrent with 1st reserved matters.
- Delivery of the junction improvements prior to the first occupation any dwellings.
- Sustainability concurrent with RM
- That an informative note be added regarding high quality landscaping TBA
Supporting documents: