Minutes:
91.1 Item 6A
Application DC/21/02671
Proposal Outline Planning Permission (some matters reserved, access to be considered) Town and Country Planning Act 1990 – Erection of up to 750No dwellings, and up to 3ha of primary education land, public open space, Sustainable Drainage Systems (SuDS), landscaping and highway improvements (accompanied by EIA Statement).
Site Location Land North of The A1071, Ipswich
Applicant Taylor Wimpey UK Ltd
91.2 The Chief Planning Officer provided an outline of the contents of the tabled papers to Members.
91.3 The Case Officer presented the application to the Committee outlining the proposal before Members including: the location and proposed layout of the site, the maximum proposed building heights and site density plan, the proposed landscaping plans, the assessment of the potential level of heritage harm, the proposed green infrastructure plan, and the Officer recommendation of approval as detailed in the report.
91.4 Councillor Jamieson entered the meeting at 09:45am. The Planning Lawyer confirmed that Councillor Jamieson would not take part in the debate or vote for application number DC/21/02671.
91.5 The Case Officer, the Chief Planning Officer, and the Senior Transport Planning Engineer responded to questions from Members on issues including: the strategy for development in Core and Hinterland villages, whether any proposed highway improvements had been considered, access to the site, the internal road layout of the site, the potential for overdevelopment, the primary education provision, and the comments from the owners of Red House Farm.
91.6 The Senior Transport Planning Engineer responded to further questions from Members regarding transport issues including: the proposed actions to assist the flow of traffic, the location of the access routes and proposed highways improvements, the timescales for commencement of the proposed highways improvements works and whether these could be conditioned, cycle routes, and whether a transport assessment had been completed.
91.7 The Case Officer and the Chief Planning Officer responded to further questions from Members on issues including: the projected housing numbers and housing density at the site, the local housing need, and the position of the Joint Local Plan in relation to the site.
91.8 Members considered the representation from Helen Davies who spoke on behalf of Sproughton Parish Council.
91.9 The Parish Council representative responded to questions from Members on issues including: the current number of dwellings in the village, and the number of recent developments.
91.10 Members considered the representation from Rhona Jermyn who spoke as an Objector.
91.11 The Objector responded to questions from Members on issues including: the location of the recent developments in the village, the local housing need, the current healthcare provision, and the location of the village boundary.
91.12 Members considered the representation from Struan Power who spoke as the applicant.
91.13 The Applicant responded to questions from Members on issues including: proposed highway improvement plans, traffic concerns, access routes to the site, traffic and construction management plans, the conditions raised by the Parish Council, the expected build time, and whether any retail floor space would be included.
91.14 The Governance officer read out a statement from Ward Member Councillor Hardacre who was unable to attend the meeting.
91.15 Members considered the representation from Councillor Norman who spoke as the Ward Member.
91.16 The Applicant responded to further questions from Members on issues including: the housing mix, the affordable dwellings, and whether the concerns raised by the Ward Member had been addressed.
91.17 A break was taken from 11:24am until 11:40am to enable officers to discuss the timescales for the highways improvements with the applicants.
91.18 The Chief Planning Officer provided clarification to Members regarding the timescales for the proposed highway improvements, outlining the works to be carried out, when the works could commence, and the conditions which could be applied.
91.19 The Case Officer responded to a further question regarding the proposed height of the buildings.
91.20 Councillor Beer proposed that the application be approved as detailed in the Officer recommendation, with additional conditions regarding the timescale for highways work.
91.21 Councillor Barrett seconded the proposal.
91.22 Members debated the application on issues including: the local housing need and whether the permission already granted should be taken into account, the number of developments in the area, the joint local plan and the five year land supply, and the education provision.
91.23 The Chief Planning Officer provided clarification to Members with regard to the S106 obligation relating to the education provision.
91.24 Members continued to the debate the application on issues including: the benefits of the development to the local community, the increased number of houses in the area, the visibility of the development from existing heritage assets, and traffic concerns.
91.25 The Chief Planning Officer and the Planning Lawyer provided clarification to Members regarding the application of Policy CS2, the Settlement Pattern Policy, and how this related to the application.
91.26 The Proposer and Seconder accepted the following additional and amended conditions:
(1) That there shall be no commencement of development until the A1071 and Hadleigh Road junction improvements have been delivered.
(2) There shall be no commencement of development on Phase 1 until the associated roundabout junction has been delivered.
(3) There shall be no occupation of any dwelling on any phase until the junction improvements at The Beagle and A1071 junction have been delivered.
(4) There shall be no occupation of any dwelling on Phase 2 or on Phase 4 and 5 until the respective access improvements have been delivered.
· Add design code condition which shall be prepared in consultation with the Parish Council.
· Amend requirement for construction management plan to be prepared in consultation with the Parish Council and include measures for ongoing engagement, liaison and management with the Parish Council throughout the construction phase of development.
By a vote of 7 votes for, 2 against, and 1 abstention
It was RESOLVED:
That authority be delegated to the Chief Planning Officer to Grant outline planning permission:
· Affordable housing on site 262 and commuted sum for remaining 0.5
· Sustainable travel improvements on the A1214 London Road corridor £375,000
· Smarter choice contribution for modal shift £347,500
· Speed limit extension on Hadleigh Road £11,500
· Traffic calming on Hadleigh Road £40,000
· PROW improvements £375,000
· Travel plan £1,000 per annum from occupation 100 dwellings until 5 years after occupation of final dwelling
· Bus service improvements £500,000
· On site open space provision and management and maintenance of the space to be agreed (including commuted sum if transferred to BDC) and requirement for public access as outlined in the Habitats Regulation Assessment. As per the requirement of SWT it is proposed that the Northern Open Space is created prior to first occupation.
· LEMP
· Financial contribution in line with Suffolk Coast RAMS
· Primary school new build £4,006,416
· SEND new build £392,490
· Early Years £2,362,437
· Freehold fully serviced site 3ha for new primary school/early years £1
· IBC Chantry Park contribution to compost toilets £20,000
· IBC Chantry Park contribution to 3x dog waste bins £1,950
· Monitoring fees
a) Standard time limit
b) Reserved matters
c) Approved Plans
d) Phasing Condition including with Chantry WRC
e) Swift boxes/bricks installation scheme to be agreed
f) Hedgehog fencing scheme to be agreed
g) Housing mix prior to or concurrent with reserved matters to be agreed
h) Energy, water and resource efficiency scheme to be agreed, including PV panels and EV charging points, ASHP, fabric first approach and future homes standard
i) Construction Management Plan including working hours to be agreed
j) Construction surface water management plan
k) FRA
l) SUDS Completion confirmation and inspection
m) Anglian Water on-site drainage strategy.
n) Waste minimisation and recycling strategy
o) Unexpected ground conditions
p) Landscape Ecological Management Plan
q) Landscape Management Plan
r) Landscaping Scheme
s) Boundary treatment to Chantry Park
t) Accordance with Ecological report and recommendations
u) Environmental Management Plan for Biodiversity
v) Biodiversity net gain design stage report
w) Further surveys for protected species
x) Wildlife sensitive lighting design scheme
y) Fire Hydrants
z) Arboricultural Method Statement
aa) Tree protection plan
bb) Archaeological investigation and reporting
cc) Environmental Management Plan
dd) Soil management plan
ee) Waste management plan
ff) Construction method statement to be agreed
gg) No burning
hh) Acoustic barrier details agreed and implementation
ii) Noise report and mitigation prior to reserved matters
jj) Acoustic Design Statement prior to reserved matters for school
kk) Levels
ll) Remove permitted development rights
mm) Offsite highway improvement full details for A1071/B1113/Swan Hill, A1071 junction,A1214 junction
nn) Full details of Hadleigh Road roundabout access and footway, Hadleigh Road central access and footway, Hadleigh Road Northern access and footway
oo) Visibility splays for Hadleigh Road Northern and Central access
pp) Cross valley cycleway/footway to be agreed
qq) Hadleigh Road toucan crossing to be agreed
rr) Cycleway/footway route and bus stop improvements close to A1071 to be agreed
ss) Estate roads and footpaths implementation
tt) Means to prevent discharge of surface water drainage onto the highway
uu) Estate road phasing and completion plan to be agreed
vv) Carriageways and footways constructed prior to occupation
ww) Details of the areas to be provided for the loading, unloading, manoeuvring and parking of vehicles, including secure cycle parking to be agreed
xx) Provision of electric vehicle charging points
yy) Details of landscaping that may impact upon the highway
zz) Travel plan
aaa) Bus stop provision and improvements plan
bbb)Improvements to Footpath 14 agreed and implemented.
(3) And the following informative notes as summarised and those as may be deemed necessary:
· Proactive working statement
· SCC Highways notes
· SCC Flood and Water Management notes
· Support for sustainable development principles
(1) 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(s)
And the following amendments to conditions and additional conditions:
· Amend Highway Conditions:
(1) That there shall be no commencement of development until the A1071 and Hadleigh Road junction improvements have been delivered.
(2) There shall be no commencement of development on Phase 1 until the associated roundabout junction has been delivered.
(3) There shall be no occupation of any dwelling on any phase until the junction improvements at The Beagle and A1071 junction have been delivered.
(4) There shall be no occupation of any dwelling on Phase 2 or on Phase 4 and 5 until the respective access improvements have been delivered.
· Add design code condition which shall be prepared in consultation with the Parish Council.
· Amend requirement for construction management plan to be prepared in consultation with the Parish Council and include measures for ongoing engagement, liaison, and management with the Parish Council throughout the construction phase of development.
Supporting documents: