Minutes:
87.1 Item 7A
Application DC/20/05126
Proposal Outline planning application (all matters reserved, access to be considered) Residential development of up to 80No dwellings (including affordable dwellings), provision of a new school car park and bus drop off area, land for a new pre-school facility, public open space, upgrades to Mill Lane and associated works.
Site Location Land South of, Mill Lane, Stradbroke, Suffolk
Applicant Earlswood Homes
87.2 The Case Officer introduced the application to the Committee outlining the proposal before Members including: the location and constraints of the site, the site boundary, the adopted Stradbroke Neighbourhood Plan, the proposed site layout and parameter plan, potential noise and odour pollution issues from the adjacent factory, the proposed highway improvements to Mill Lane, the contents of the tabled papers including the additional proposed condition, the late representation received from Suffolk County Council Highways, and the Officer recommendation of approval.
87.3 The Case Officer responded to questions from Members on issues including: whether the view of church was designated a protected view in the Neighbourhood Plan, other large developments in the surrounding area, the odour mitigation plans, conditions to secure the provision of the car park, ownership and maintenance of the car park, the suitability of the pavements for wheelchair users, the location and size of the early years setting, and the proposed landscaping scheme.
87.4 The Area Planning Manager provided clarification to Members regarding the requirements for S106 agreements and Community Infrastructure Levy (CIL) contributions in relation to the application.
87.5 The Case Officer and the Chief Planning Officer responded to further questions from Members on issues including: the proposed SuDS, the potential flood risks, foot and cycle path widths and location, the pedestrian access to the Early Years provision, the timing requirements for the Highway improvements, the provision of accessible dwellings, the market housing mix, and the hierarchy of settlements in the newly adopted Joint Local Plan Part 1.
87.6 Members considered the representation from Odile Vladon who spoke on behalf of Stradbroke Parish Council.
87.8 The Parish Council representative responded to questions from Members on issues including: the safety of the pedestrian access to the Early Years provision, and any suitable alternative locations for public footpaths.
87.8 Members considered the representation from David Whipps who spoke as an Objector.
87.9 The Objector responded to questions from Members on issues including: access to the adjacent factory site, and any complaints received regarding noise from existing residents close to the site.
87.10 Members considered the representation from Billy Clements who spoke as the Applicant.
87.11 The Applicant responded to questions from Members on issues including: the inclusion of accessible market dwellings, the proposed noise mitigation scheme, the pavement widths, the market housing mix, the proposed parking plan, the environmental sustainability features of the development, and the implications of the late representation received from Suffolk County Highways.
87.12 Members considered the representation from Councillor Anders Linder who spoke as the Ward Member.
87.13 A break was taken from 11:05am until 11:11pm.
87.14 Councillor Hadingham commented on the car parking provision and proposed that the application be accepted as detailed in the Officer recommendation and with the additional condition contained in the tabled papers.
87.15 Councillor Davies seconded the proposal, and proposed an additional condition in respect of the minimum pavement width along Mill Lane.
87.16 The Case Officer clarified that the additional proposed condition would be included within the existing proposed conditions.
87.17 Members debated the application on issues including: the potential accumulative impact of developments in the surrounding area, the proposed odour and noise mitigation plans, the support from the Parish Council and the Neighbourhood Plan, the access into the Early Years site, potential traffic congestion, the market housing mix, parking along the public transport route and adjacent to the factory site, and the proposed landscaping plan.
87.18 Councillor Hadingham and Councillor Davies agreed to the following amendments and additional conditions and informative notes:
· Amended S106 contributions as per Suffolk County Council Letter
· Additional condition as tabled papers for parameter plan
· Amendment to Final Noise Assessment condition: penultimate bullet to ‘not later than the submission of the first reserved matter’
· Informative Note for access through school to Early Years for pedestrian access
· Encourage provision of bungalows and compliance with M4(2).
By a unanimous vote
It was RESOLVED:
· Affordable housing – note this reflects the acceptance that a 20% (16no. units) is justified in this case through viability assessment. Other requirements for affordable housing:
· Affordable homes should be integrated within the scheme and avoid clustering in one area of the site. This provides for a more integrated cohesive community environment.
· All properties must be built to current Nationally Described Space standards as published March 2015 and meet Building Regulations Part M 4 Category 2.
· All ground floor 1 bed flats/houses to be installed with level access shower instead of a bath.
· The Council is granted 100% nomination rights to all the affordable units on all first lets and that all allocations for rented units are made through the Choice based lettings system known as Gateway to Homechoice and for shared ownership via the Help to Buy Agents process
· Adequate parking provision is made for the affordable housing units and inclusion of cycle storage/sheds.
· Standard triggers points as set out below to be included in the S106:-
(a) Not Occupy or permit Occupation of more than fifty per cent (50%) (rounded up to the nearest whole Dwelling) Market Housing Units in each Phase until fifty per cent (50%) of the Affordable Housing Units for that Phase have been constructed and are ready for Occupation and have been transferred to the Registered Provider; and
(b) Not Occupy or permit Occupation of more than eight per cent (80%) (rounded up to the nearest whole Dwelling) Market Housing Units in each Phase until all of the Affordable Housing Units for that Phase have been constructed and are ready for Occupation and have been transferred to the Registered Provider
Other S106 Agreement requirements
· On site open space and includes management of the space to be agreed and requirement for public access at all times.
· Provision of the LAP as shown on the submitted illustrative plan
· Use of the proposed car park by the public
· Bond to be utilised by the Council in the event of justified odour mitigation - £65 000
· Early Years contribution - £152 418 as requested by Suffolk County Council as education authority
· Land for Early Years development – 537.7 square metres area – as requested by Suffolk County Council as education authority
(2) That the Chief Planning Officer be authorised to GRANT OUTLINE PLANNING PERMISSION upon completion pf the legal agreement subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:
· Standard time limit (Outline/Full for means of access)
· Approved Plans (Plans submitted that form this application)
· Layout of Reserved Matters submission to be substantially in accordance with the Illustrative Masterplan submitted with the outline planning application
· Phasing Condition
· Market housing mix prior to or concurrent with reserved matters to be agreed
· Approval of a scheme for the provision and implementation of water, energy and resource efficiency measures for the lifetime of the development
· Submission of a landscaping scheme and landscape management plan
· Tree Constraints Plan used to inform the Reserved Matters and submission of Reserved Matters accompanied by detailed Arboricultural Impact Assessment/Method Statement
· Details of on-site children’s play space provision
· Ecological mitigation measures carried out in accordance with submitted reports as identified
· Approval of a Biodiversity Net Gain Design Stage Report
· Approval of a Landscape and Ecological Management Plan
· Approval of a Wildlife Sensitive Lighting Design Scheme
· Approval of a Final Noise Assessment and Noise Mitigation Strategy not later than the submission of the first reserved matter
· Construction hours restriction as recommended by the Environmental Health officer
· Access visibility condition
· Details of the access and associated works to be submitted and approved
· Details and construction of footways on Mill Lane between site access and Queen Street, and site access and PROW footpath FP2
· Reserved Matters proposal to include a pedestrian link from the north-western corner of the site on to Footpath No. 2 Stradbroke
· Prior to the occupation of the development, a footpath link from the site to the school hardstanding (as shown on the submitted indicative plan) be provided in accordance with details and a timescale previously agreed with the Local Planning Authority
· Details and construction of improvements to footway on Queen Street to the bus stops
· Details of estate roads and footpaths
· Parking details, electric vehicle charging points and secure cycle storage in accordance with Suffolk Parking Standards
· Details of storage/presentation of refuse and recycling facilities
· Submission of a Construction Management Plan
· Provision of Fire Hydrants
· Archaeological Written Scheme of Investigation and post investigation assessment conditions
· Conditions as recommended by SCC as Lead Local Flood Authority
· Development capable of accommodating a 32 tonne Refuse Collection Vehicle
· Investigation/Assessment/Remediation of contaminated land
(3) And the following informative notes as summarised and those as may be deemed necessary:
· Proactive working statement
· SCC Highways notes
· Anglian Water Informatives
· LLFA Informatives
· Land contamination advisory note
(4) That in the event of the Planning obligations or requirements referred to in Resolution (1) 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 amendments to conditions and additional conditions and informative notes as agreed by Committee:
· Amended S106 as per Suffolk County Council letter
· Additional condition requiring details shown on reserved matters submissions to be in accordance with the Parameter Plan (drawing no. EH-1000) and the layout to accord with the stand off zone and residential building line specified thereon
· Informative note for access through school to Early Years for pedestrian access
· Informative note to encourage provision of bungalows and compliance with M4(2)
Supporting documents: