Minutes:
53.1 Item 7A
Application DC/21/03287
Proposal Full Planning Application – Residential Development of 258no. dwellings (91no. affordable) with new public open space, landscaping, access and associated infrastructure.
Site Location STOWMARKET – Land North West of, Stowupland Road, Stowmarket, Suffolk, IP14 5AN
Applicant Crest Nicholson Operations Limited & John Henry Diaper and…..
53.2 The Case Officer presented the application to the Committee outlining the proposal before Members including: the previous decision by Committee to defer the application on 29 September 2022, the location and layout of the site, the development brief including the concept plan, the proposed parking plan, the location of the affordable dwellings within the site, the proposed access plans including vehicular access, cycle paths and pedestrian crossings and the wider connectivity plan, the amended design for the proposed apartment block and dwellings at the northern boundary of the sit, the contents of the tabled papers, and the officer recommendation of approval.
53.3 The Case Officer read out a statement to Members from the Sustainability Officer which had been received after the publication of the agenda and tabled papers.
53.4 The Chief Planning Officer and the Case Officer responded to questions from Members on issues including: whether the issues raised at the previous committee meeting on 29 September 2022, including triple parking on site, the location of the apartment block, and the proposed heating types, had been addressed.
53.5 The Chief Planning Officer and the Case Officer responded to further questions from Members on issues including: the adoption of the design brief, the proposed number of bungalows on site, the density of the site, access to the site including the surface of the cycle paths, the location of the noise abatement fence, the details of the proposed heating types, the construction management plan, public transport provision to the site, the proposed landscaping plans including retention of existing tress and hedging, and electric vehicle charging provision.
53.6 Members considered the representation from Richard Clews who spoke as the Agent.
53.7 The Agent and Daniel Wilkinson (the Applicant), Andrew McManus (AES Sustainability Consultants) and Raymond Long (Richard Jackson Engineering Consultants and Chartered Building Surveyors), responded to questions from Members on issues including: whether purchasers would be given the option of having solar panels and air source heat pumps installed in properties, the expected timescales for the works to be complete and whether the dwellings would comply with future buildings regulations, whether any of the ground floor apartment would comply with M4(2) or M4(3) regulations, and sustainability issues including the proposed heating systems and the reasons why air source heat pumps were not being installed in all properties across the site, and the provision of solar panels and electric vehicle charging points.
53.8 Members considered the representation from Ward Member Councillor Carter who spoke against the application.
53.9 Members considered the representation from Ward Member Councillor Muller who spoke against the application.
53.10 Councillor Muller responded to questions from Members regarding whether the applicants had attended any Town Council meetings regarding the application.
53.11 A break was taken from 11:19am until 11:32am.
53.12 In response to a question from the Chief Planning Officer, the Agent advised the Committee that they would be happy to offer air source heat pumps as a purchase option, and for this to be conditioned should permission be granted.
53.13 Members debated the application in detail on issues including: the proposed heating system including the purchase option of installing air source heat pumps, sustainability issues, access to the site, the location of the apartment block and concerns over the noise and privacy of the dwellings in the block, the lack of community engagement, and the latest Government guidelines relating to sustainability and heating sources and the future impact to residents.
53.14 The Chief Planning Officer and the Sustainable Travel Officer provided clarification to Members regarding the proposed cycle connectivity plan and how the development would impact the feasibility of the plan.
53.15 The Chief Planning Officer commented on the development brief for the site and the density of the dwellings, and provided clarification regarding the privacy of the dwellings within the 3 storey building and the distance to this building from adjacent buildings.
53.16 Members continued to debate the application at length on issues including: the proposed parking plan including triple parking arrangements, the proposed pedestrian crossing, the absence of a final comment from the Sustainability Officer.
53.17 The Chief Planning Officer responded to a question regarding the absence of a final comment from the Sustainability Officer and confirmed that any requirements could be secured by the applications of conditions should permission be granted.
53.18 The Agent responded to a question regarding which building regulations would apply to the site, and whether the same regulation would apply across the whole site.
53.19 Councillor Humphreys MBE proposed that the application be approved as detailed in the Officer recommendation and with additional conditions.
53.20 Members continued to debate the application on issues including: the provision of units complying with M4(3) regulations, and the proposed play equipment.
53.21 Councillor Humphreys MBE agreed to the following additional conditions:
Delegate to the Chief Planning Officer that subject to
[a] the receipt of full SAP calculations to the satisfaction of the LPA for all the permutations of heating appliance and provision of photovoltaics so that absolute numbers relating to the CO2 emissions can be compared and to secure the optimum arrangement for carbon reduction across the scheme is in place and
[b] to seek design amendments of the ground floor flats in the flat block to be constructed to Part M4(3) standard to the satisfaction of the Chief Planning Officer
[c] to require by condition that the first purchaser to be offered the option to purchase air source heat pumps and that details including noise assessment of such units TBA. PV content to remain as proposed
[d] add condition to require SW drainage details in relation to the construction phase TBA
[e] play equipment TBA
[f] construction management plan to include measure to safeguard cyclists using cycle routes throughout the development
and subject to this as recommendation.
Omit duplicate reference to s.106 for TRO.
53.22 Councillor Meyer seconded the motion.
53.23 Members agreed that although there were no planning reasons to refuse the applicant, Committee were not happy with the proposal and did not feel that the proposal provided the best for the residents of Mid Suffolk District Council.
By a vote of 4 votes for and 3 against
It was RESOLVED:
(1) That authority be delegated to the Chief Planning Officer to determine the application subject to the prior agreement of a Section 106 Planning Obligation on appropriate terms to the satisfaction of the Chief Planning Officer, as summarised below and those as may be deemed necessary by the Chief Planning Officer including to secure:
35% on site provision (91no. units) in accordance with the agreed tenure split and accommodation mix.
- Properties shall be built to current Housing Standards Technical requirements. 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 Council’s 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.
· Commitment to a completion of the spine road as shown on the submitted plans up to the boundary of the site with the adjacent Ashes Farm site within an agreed timeframe, to ensure that this element of the development is secured in accordance with the requirements of the adopted Development Plan with appropriate measures to safeguard the managed delivery of at least cycle and foot access to an appropriate standard through the whole SAAP allocation land in the event of delay in delivery of any part of that spine route.
· Primary school new build @ £20 508 per pupil place - £1 148 448
· Secondary school expansion @ £23 775 per pupil place - £808 350
· Sixth form expansion @ £23 775 per pupil place - £190 200
· Early Years new build contribution @ £20 508 per pupil place - £369 144
· Libraries improvements @ £216 per dwelling - £55 728
· Household Waste @ £113 per dwelling - £29 154
· NHS contribution - £148 700
· Bus Service contribution - £231 182
· Traffic Regulation Order - £10 000
· Communities’ contribution – contribution towards facilities provision in Stowmarket :
- Sports Halls - £125 427
- Artificial Grass Pitches - £18 175 (if 3G) or £16 531 (if sand)
- Indoor Bowls - £5 661
· Contribution to Legal Order under Highways Acts to upgrade public Footpaths 6 and 8 to bridleway status - £10 000
(2) That the Chief Planning Officer be authorised to grant full Planning Permission upon completion of the above mentioned Section 106 planning obligation subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:
· Standard time limit
· Development to be carried out in accordance with Approved Plans and documents
· Phasing Condition
· External materials including hard landscaping to be agreed prior to commencement of development
· Revised Travel Plan to be agreed in accordance with the Transport Assessment prior to the commencement of development above ground floor slab level• Provision of an e-bicycle charging facility within the bicycle storage building serving the apartment block
· Provision of PV for all dwellings where reasonably practical.
· Details of the proposed access, and all off-site highway works to be submitted and approved
· Details of means of discharge of surface water from the development on to the highway to be submitted and approved.
· Details of the proposed off-site highway improvements to the B1115/A1120 junction to be submitted to and approved. To be provided prior to occupation of 75 dwellings across identified sites.
· Details of refuse and recycling areas to be submitted and approved.
· Details of estate roads and footpaths to be submitted and approved
· No dwelling to be occupied until carriageways and footways serving it have been constructed to at least Binder course or better
· The new estate road junction(s) must be substantially formed prior to any other works commencing including deliveries
· No development commenced until an estate road phasing and completion plan submitted and approved
· Loading, unloading, manoeuvring and parking spaces to be provided prior to use commencing
· Details of cycle storage (including electric assisted cycles) and electric vehicle charging infrastructure approved prior to commencement.
· Provision of 4.5 x 90m visibility splays at the site entrance, thereafter being retained
· Approval of a Construction Management Plan prior to the commencement of development.
· Archaeology conditions
· Provision of fire hydrants on site
· Submission of a scheme of hard and soft landscaping, SuDS and boundary treatment prior to the commencement of development
· Details of advance planting to mitigate visual impact prior to the commencement of development on site
· No development commenced until submission and approval of a Landscape Management Plan
· Details of play space provision prior to the commencement of landscaping works
· Ecological mitigation to be in accordance with the submitted EIA and Biodiversity Enhancement Strategy
· Approval of a Construction Environmental Management Plan for Biodiversity prior to commencement
· Approval of a Landscape and Ecological Management Plan prior to commencement
· Approval of a wildlife-sensitive lighting scheme prior to occupation
· Conditions as recommended by the Environmental Health (Noise) officer – 16th July 2021and Land Contamination officer
· Conditions as recommended by the Environmental Health (Sustainability)
· Conditions as recommended by SCC Lead Local Flood Authority
· Development carried out on accordance with the protection measures in the submitted Arboricultural Report.
(3) And the following informative notes as summarised and those as may be deemed necessary:
· Proactive working statement
· SCC Highways and PROW Team notes
· Anglian Water informatives
(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 grounds
And the following additional conditions:
Delegate to the Chief Planning Officer that subject to
[a] the receipt of full SAP calculations to the satisfaction of the LPA for all the permutations of heating appliance and provision of photovoltaics so that absolute numbers relating to the CO2 emissions can be compared and to secure the optimum arrangement for carbon reduction across the scheme is in place and
[b] to seek design amendments of the ground floor flats in the flat block to be constructed to Part M4(3) standard to the satisfaction of the Chief Planning Officer
[c] to require by condition that the first purchaser to be offered the option to purchase air source heat pumps and that details including noise assessment of such units TBA. PV content to remain as proposed
[d] add condition to require SW drainage details in relation to the construction phase TBA
[e] play equipment TBA
[f] construction management plan to include measure to safeguard cyclists using cycle routes throughout the development
and subject to this as recommendation.
Omit duplicate reference to s.106 for TRO.
Supporting documents: