Agenda item

Public Participation

Nicola Lipscombe, Salisbury Civic Society, spoke in objection to the application.

Glen Godwin, agent, spoke in support of the application.

 

 

The Planning Officer introduced the report which recommended approval. The key issues were detailed as contained in the agenda, and the creation of a new roundabout and other access arrangements were highlighted, along with outline details of the school, employment and open space aspects of the development. It was noted that the permission was for outline permission regarding the principle of development, and that specific details on designs and other aspects would follow at a later date.

 

The Committee then had the opportunity to ask technical questions of the officers. Details on footpath and cycle routes, open space and access were sought.

 

Members of the public then had the opportunity to present their views to the public, as detailed above.

 

The Local Member, Councillor Ricky Rogers, then spoke in support of the application.

 

A discussion followed, where the level of affordable housing was raised, along with the need to ensure all necessary contributions from the developer are delivered. The level of landscaping that would be required was also debated, in addition to details of matters to be covered by a legal agreement.

 

At the conclusion of discussion, it was,

 

Resolved:

 

That Planning Permission be GRANTED subject to the completion of a legal agreement in respect of the following matters:

 

1)       Education:  a contribution towards secondary school places and the funding of a primary school that will be required as a result of this development;

2)       Affordable housing:  a 40% on-site affordable housing provision through a registered provider;

 

3)       Open space:  a contribution towards maintenance of open space on site;

 

4)       Bins/waste storage:  a contribution towards bins/waste storage;

 

5)       Ecology:  Wessex stone curlew project  contribution

 

6)       Public art:  a contribution to public art, including towards gates and walls at the new cemetery

 

7)       Highways: a core strategy contribution

 

8)       Pedestrian link to UKLF

 

9)       Provision of a cemetery

 

10)    The provision of a vehicular link to Westwood Road, Salisbury

 

11)    Submission of a travel plan for the residential and employment aspects of the development for a period of 10 years

 

For the following reason:

 

It is considered that the comprehensive redevelopment of this site and the provision of 1250  dwellings and 8 hectares of employment along with other services and ancillary development will contribute to the economic prosperity of Salisbury by providing much needed housing and long term employment facilities for the local population. The provision of 40% affordable housing achieves the councils target as set out in core policy six of the South Wiltshire Core Strategy to bring affordable housing to those in need in the South Wiltshire area. It is further considered that the proposed development with it’s accesses to both Bemerton Heath, the existing Fugglestone Red development and via pedestrian footpath to the former UKLF site. will provide greater permeability and integration between existing developments and those proposed in the future.

 

It is further considered that the development provides a comprehensive approach to redevelopment of the site providing as it does for a new primary school. Contributions to secondary school education, a new neighbourhood centre with shops as well as various play areas, areas of open space and allotments. The development will by link to a further application also provide for a cemetery for the City of Salisbury.

 

In view of this it is considered that the application complies with the development template for Fugglestone Red as contained within the South Wiltshire Core Strategy and with policies G1, G2, G9, D8, CN21, C13, and C12 of the South Wiltshire Core Strategy which are saved policies of the Salisbury District Local Plan

 

In reaching its decision the local planning authority has taken into account the Environmental Statement submitted under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011.  The Environmental Statement meets the requirements of these regulations, and sufficient information has been provided to enable the authority to assess the environmental impact of the development. 

 

Subject to the following conditions:

 

1) Details of the appearance, landscaping, layout and scale (hereinafter called “the reserved matters”) shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.

 

REASON: This is an outline application submitted in accordance with Article 3 of the Town and Country Planning (General Development Procedure) Order 1995

 

2) Application for the approval of the reserved matters shall be made to the local planning authority not later than twelve years from the date of this permission.

 

REASON: This is an outline application, submitted in accordance with Article 3 of the Town and Country Planning (General Development Procedure) Order 1995.

 

3) The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

 

REASON: This is an outline application, submitted in accordance with Article 3 of the Town and Country Planning (General Development Procedure) Order 1995.

 

4) The development hereby approved shall accord with the design principles set out within the Design and Access Statement submitted with the application.

 

REASON: To ensure that a development of this scale appropriately reflects the traditional scale, design and appearance of it’s landscape context in the interests of landscape and visual amenity.

 

Policy D1 Design of extensive development

 

INFORMATIVE:

 

It should be noted that the local planning authority considers that the lack of chimneys shown on properties located within residential areas A,C and D within the Design and access statement is not appropriate and will seek to include more chimneys on any detailed design agreed for this area

 

5).Prior to the submission of the first reserved matters applications the applicant shall submit to and have approved in writing by the Local Planning authority a phasing plan for the overall development approved in principle by this planning permission which shall include details of the number of dwellings in each phase and the phasing shall subsequently accord with the approved scheme unless subsequently agreed in writing by the Local Planning Authority.

 

REASON: To ensure that a comprehensive approach is taken to the co ordination of the overall development.

 

Policy G2 (ii) General policies

 

6) Each subsequent reserved matters application shall be accompanied by a  statement that addresses how the reserved matters application reflects the design qualities established by the Design and Access Statement or if at variance with the design and access statement principles how the application improves upon the Design and Access Statement.

REASON: To ensure that the development is capable of meeting the design standards established as being necessary to protect the built environment.

Policy D1 extensive development

 

7) The details of all lighting proposed including street lighting, lighting for footpaths, communal parking areas and the employment land including the intensity of the lighting and design for light column shall be submitted to and approved in writing by the Local Planning Authority prior to the development of each phase of development, and the works shall subsequently accord with the approved scheme.

 

REASON: To ensure that the lighting scheme respects the overall design qualities from the development and to minimise impact of the lighting scheme upon both Old Sarum and residential units where they adjoin the employment land, school playing fields and the Local centre.

 

Policy G2 (viii) General detrimental effects

 

8) Prior to the commencement of development in each phase, a schedule of external facing materials relating to that reserved matters application shall be submitted and where so required by the Local Planning Authority, sample panels of the external finishes shall be constructed on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON:  To secure a harmonious form of development.

 

Policy D1 extensive development

 

9) No development shall take place in any particular phase of the development until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected for the phase (as referred to in the programme of phasing (condition 5)). The approved boundary treatments for each phase shall be completed in accordance with the plan prior to the first occupation of the first building in that phase.

 

REASON: To ensure proper planning of the development in the interests of amenity.

 

Policy D1 design extensive development

 

10) No development shall commence within the area indicated (proposed development site) until:

• A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

• The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON:  To inform any further planning applications for this site and to ensure the protection or enable the recording of any matters of archaeological interest.

 

Policy CN21 Archaeology

INFORMATIVE

The work should be conducted by a professional recognised archaeological contractor and there will be a financial implication for the applicant.

 

11) No development within each subsequent reserved matters submission shall take place until full details of the requirements of that reserved matters submission site in terms of both hard and soft landscape works, to include the phasing of implementation, have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved prior to the first use of the development hereby permitted. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle or pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units signs, lighting etc); proposed and existing functional services above and below ground (eg. Drainage, power, communications cables, pipelines etc, indicating lines, manholes, supports etc) retained historic landscape features and proposals for restoration where relevant).

 

REASON:  To enable the Local Planning Authority to secure a satisfactory standard of design and implementation for the landscaping of the proposed development, in the interests of visual amenity.

 

Policy G2

 

12) No development within each subsequent reserved matters submission shall take place until details of the requirements of that reserved matters submission site in terms of earthworks have been submitted to and approved in writing by the Local Planning Authority. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed showing the relationship of proposed mounding to existing vegetation and surrounding landform. Development shall be carried out in accordance with the approved details.

 

REASON: To enable the Local Planning Authority to ensure that the proposed earthworks will relate satisfactorily to existing features within the site and its surroundings in the interests of visual amenity.

 

Policy G2

 

13) No works or development within each subsequent reserved matters submission shall take place until full details of the requirements of that reserved matters submission in terms of all proposed tree planting and the proposed times of planting, have been approved in writing by the Local Planning Authority and all tree planting shall be carried out in accordance with those details and at those times.

 

REASON: To ensure the satisfactory establishment of the approved scheme for the landscaping of the site.

 

Policy G2 (v)

 

14) Before any development commences on site including site works of any description, all the existing trees to be retained shall be protected by a fence of a type and in a position to be approved by the Local Planning Authority, erected around each tree or group of trees. Within the areas so fenced, the existing ground level shall be neither raised nor lowered and no materials, temporary buildings, plant, machinery or surplus soil shall be placed or stored thereon. If any trenches for services are required within the fenced areas, they shall be excavated and backfilled by hand and any tree roots encountered with a diameter of 2 inches (60mm) or more shall be left unsevered.

 

REASON: In the interest of the amenity and the environment of the development.

Policy G2 (V)

 

INFORMATIVE

 

Retention of native trees on site is strongly advised particularly for the higher value

specimens. Where removal of trees and scrub is necessary the replanting of

replacement native species in appropriate places should be included in the plans. This

will maintain, and potentially increase (if additional trees are planted) the biodiversity of

the site.

 

Removal of the invasive Japanese knotweed would be beneficial and avoidance of

spreading this during the development should be ensured. Japanese Knotweed is

renowned for causing structural damage to buildings from the root system.

 

15) The development shall strictly accord with the Approved Code of Construction management. Additional details will be submitted to and approved in writing prior to the commencement of each reserved matter application setting out the provision for staff car parking away from adopted roads, together with precise location of stored materials, the provision of noise attenuation measures, dust management and wheel washing facilities where necessary and the construction process shall subsequently accord with the approved working practices.

 

REASON:  In order to protect the residential amenity of future and adjoining residents.

 

Policy G2 (Viii)

 

16) No construction work (excluding the internal fitting out of dwellings) nor the movement of spoil from the site shall take place outside the hours of 0700 – 2000 Monday to Thursday, 0700 – 1800 on Friday, 0800 – 1300 on Saturday and at no time on Sundays and Bank holidays.

 

REASON:  In order to protect the residential amenity of future and adjoining residents.

 

Policy G2 (Viii)

 

17) Prior to the commencement of development in each phase approved under Condition 5, a scheme shall be submitted to and approved by the LPA setting out how each public open space within that phase will be purposely designed to be attractive to dog walkers. Such a scheme as is approved shall be implemented prior to first occupation of the dwellings.

 

REASON: The development has the potential to have an effect on Camp Down SSSI, Bemerton Heath Local Nature Reserve, and Camp down County Wildlife Site from dog walkers from the new development. As such it is considered important to make open space within this development attractive to dog walkers in order to minimise this effect.

 

Policy C10 ecology

 

18) Prior to the commencement of development of any of the dwellings in any one of the proposed phases hereby approved a scheme to demonstrate how biodiversity loss from the site will be offset by specific biodiversity gains shall be submitted to and approved by the Local Planning Authority. Such a scheme as is approved shall be implemented prior to first occupation of the dwellings.

 

Reason: The development is likely to result in the loss of some biodiversity from the site such as Brown Hares and farmland birds and such biodiversity loss needs to be compensated for through biodiversity gains.

 

INFORMATIVE

 

With respect to specific measures for biodiversity gains, these may include but should not be limited to measures such as –

•  All casual open space to be seeded with a low maintenance species rich grass mix that is suited to the chalk geology. In suitable locations this should also be rich in wildflowers to encourage a diversity of pollinating species.
• Eastern boundary of the site is currently a hedgerow. This should be enhanced as necessary and incorporated into the GI for the scheme Not currently shown on the GI plan for the site).
• Design of lights to avoid light spill on to areas of value for bats
• Bat roosting and bird nesting features incorporated into the built environment (integral to the buildings).
• A proportion of the semi-natural grassland to be managed for reptiles and enhanced for hibernation etc

 

Policy C10

 

19) No development shall commence until full details of the main access junction as shown in outline on drawing number 10152HL02A have been submitted and approved in writing by the Local Planning Authority; and the junction shall be constructed in accordance with the approved details before any further development (other than that required in order to construct the junction) takes place within the development.

 

REASON: to ensure that the development is served by a safe and adequate road, footway and cycle network in the interests of highway safety.

 

Policy G2 (ii)

 

20) No development shall commence until full details of the northerly access junction as shown in outline on drawing number 10152HL01A have been submitted and approved in writing by the Local Planning Authority; and the junction shall be constructed in accordance with the approved details before the occupation of 100 dwellings within the development.

 

REASON: to ensure that the development is served by a safe and adequate road, footway and cycle network in the interests of highway safety.

 

Policy G2(ii)

 

21) No development shall commence on any phase of the development until full detailed engineering drawings for the internal road layout and construction specification have been submitted and approved in writing by the LPA; and the internal road layout shall be constructed in accordance with the approved details within one year of completion of housing within each phase of the development.

 

REASON: to ensure that the development is served by a safe and adequate road, footway and cycle network in the interests of highway safety.

 

Policy G2 (ii)

 

22) The internal road layout shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footway and carriageway to at least binder course level between the dwelling and the existing public highway.

 

REASON: to ensure that the development is served by a safe and adequate road, footway and cycle network in the interests of highway safety.

 

Policy G2 (ii)

 

23) No building hereby permitted shall be first occupied until the access, turning area and parking spaces serving that building have been completed in accordance with the details shown on the approved plans. The access turning area and parking spaces shall be retained for those purposes thereafter.

 

REASON: In the interests of highway safety

 

Policy TR11

 

24) The development hereby permitted shall not be commenced until such time as a full water feature survey and a detailed scheme to protect identified water features has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved.

 

REASON: To protect controlled waters by ensuring that all present water features, such as wells, boreholes etc, are identified and considered.

 

25) If during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved.

 

REASON: To protect controlled waters from pollution by the mobilisation of unidentified ground contaminants.

 

Policy G2 (viii)

 

26) No development approved by this permission shall be commenced until a Construction Environmental Management Plan for proposed development , incorporating pollution prevention measures, has been submitted to and approved by the Local Planning Authority. The plan shall subsequently be implemented in accordance with the approved details and agreed timetable.

 

REASON: To prevent pollution of the water environment.

 

Policy G2 (viii)

 

INFORMATIVE

 

Safeguards should be implemented during the construction phase to minimise the risks

of pollution from the development. Such safeguards should cover:

- the use of plant and machinery

- oils/chemicals and materials

- the use and routing of heavy plant and vehicles

- the location and form of work and storage areas and compounds

- the control and removal of spoil and wastes.

The applicant should refer to the Environment Agency's Pollution Prevention Guidelines

at: http://www.environment-agency.gov.uk/business/topics/pollution/39083.aspx.

 

INFORMATIVE

 

In England, it is a legal requirement to have a site waste management plan (SWMP) for

all new construction projects worth more than £300,000. The level of detail that a

SWMP should contain depends on the estimated build cost, excluding VAT. The duty of

care for waste must also be complied with. Because all waste movements need to be

recorded in one document, having a SWMP will help to ensure compliance with the duty

of care. Further information can be found at http://www.netregs.co.uk

 

27) No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details and timetable agreed.

 

REASON: To ensure adequate adoption and maintenance and therefore better working and longer lifetime of surface water drainage schemes.

 

28) Prior to any reserved matters approval, details of a surface water drainage strategy

shall be submitted to, and agreed in writing by, the Local Planning Authority. The strategy shall be in accordance with the Flood Risk Assessment (prepared by Brookbanks Consulting, Ref: 10152/FRA/01, dated 27/04/12, Appendix 13.1 of the Environmental Statement) and include details of the phasing of surface water drainage infrastructure including source control measures. The development shall be implemented in accordance with the approved scheme.

 

REASON: To prevent the increased risk of flooding as a result of the development, in accordance with NPPF.

 

29) No development shall take place on land to which reserved matters relate until the detailed drainage design for each plot, phase or parcel of land, incorporating

sustainable drainage principles and an assessment of the hydrological and

hydrogeological context of the development, have been submitted to and approved by the Local Planning Authority. The scheme shall subsequently be implemented in

accordance with the approved details before the plot or parcel is completed.

 

REASON: To prevent the increased risk of flooding as a result of the development in accordance with NPPF and to protect and improve the quality of controlled waters.

 

30) No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning

Authority. The scheme shall be implemented in accordance with the agreed details.

 

REASON: In the interests of sustainable development and prudent use of natural resources.

 

INFORMATIVE

 

The development should include water efficient systems and fittings. These should

include dual-flush toilets, water butts, water-saving taps, showers and baths, and appliances with the highest water efficiency rating (as a minimum). Greywater recycling and rainwater harvesting should be considered. Any submitted scheme should include detailed information (capacities, consumption rates etc) on proposed water saving measures. Manufacturer’s specifications should not be submitted. Applicants are advised to refer to the following for further guidance

 

http://www.environment-agency.gov.uk/homeandleisure/drought/31755.aspx

http://www.savewatersavemoney.co.uk/

 

31) The development shall not be commenced until; a foul water drainage strategy is submitted and approved in writing by the local Planning Authority and Wessex Water. The drainage scheme shall be completed in accordance with the approved details and to a timetable agreed with the local planning authority.

 

Reason: To ensure that proper provision is made for sewerage of the site and that the development does not increase the risk of sewer flooding to downstream property.

 

32) The development hereby approved shall make provision for the following:

1.    At least 8.1 ha of Employment Land (Class B1 and B2 uses);

 

2.    A Local Centre supporting:

(i)            a convenience/food shop (Class A1 use) of up to 550 sq m;

(ii)          further shops and services (Class A1-A5 uses) totalling 600 sq m;

(iii)         a public house (Class A4 use);

(iv)         a doctor’s surgery or similar (Class D1 use); and

(v)          A proportion of residential units amounting to no more than 40% of the overall floor space of the other District Centre uses approved in this condition;

 

At least 21.7 ha of open space as set out in the table on page 59 of the design and access statement (comprising at least 1 NEAP, 3 LEAPs, 1LLAP and 1 LAP),  and to include Natural and semi-natural open space, including amenity open space and structural planting of 16.62 Hectares and 0.5 Hectares of allotment space.

 

3.    Up to 1250 residential units.

 

REASON:  To clarify the terms of the planning permission.

 

33) The employment area hereby approved shall consist only of B1 and B2 uses. Where the employment area abuts neighbouring residential properties, the uses shall only be those falling within the B1 use class order.

 

Reason: In the interests of  the amenity of neighbouring residential properties.

 

Policy G2 (viii)

 

34) The development hereby approved shall be carried out in accordance with the following plans and documents

 

Dwg P0747_01-1H Site location Plan @ scale 1:2500

Dwg P0747_15-1D Land Use Parameters Plan

Dwg P0747_17-1D Building Heights Parameters Plan

Dwg P0747_18-1F Green Infrastructure Parameters Plan

P0747_38-1B Access & Movement Parameters Plan

Dwg 10152HL02A Highway Proposals Site Access (South)

Dwg 10152HL01A Highway Proposals Site Access (North)

 

Supporting Documentation As submitted to the Local Planning Authority on the 8^th June 2012

 

Dwg P0747_11-1J Indicative Master Plan

Design & Access Statement

Environmental Statement as required by the 2011 Town & Country Planning

(Environmental Impact Assessment) Regulations 2011, comprising:

Volume 1 – main text

Volume 2 – Technical appendices

Volume 3 – Non-technical summary

Transport Assessment

Statement of Pre-Application Consultation

Planning Statement, including Affordable housing and planning obligations

Waste Management Statement

Arboricultural Impact Assessment

 

REASON: For the avoidance of doubt and in accordance with national guidance in the interests of proper planning.

 

35) The open market dwellings hereby approved shall achieve an overall mix across the development site of the following bedroom numbers in each unit 5% 1 bedroom, 20% 2 bedroom, 40% 3 bedroom and 35% 4 bedroom and larger.

 

REASON: In order to ensure that the mix of house sizes across the site meets the identified demand within the South Wiltshire area.

 

Policy: Core policy 6

 

36) No development shall commence on site in any particular phase of the development as referred to in the approved programme of phasing of the development until details of the proposed ground floor slab levels of all buildings within that phase have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved levels details.

 

REASON: In the interests of visual amenity.

37) No development shall take place until full details of how on-site renewable energy will be provided for the development to reduce CO2 emissions from energy use by owners/occupiers of the buildings by 10% have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

 

Reason: In order to ensure that the development complies with the principles of sustainable development.

 

38) Prior to commencement of development on any part of any phase of the development hereby approved in which the overground 132kv electricity cables and pylons situated towards the north of the site are located, those electricity cables shall be placed underground and the pylons removed from the site.

 

Reason: The existing electricity pylons and cables have a negative impact on the surrounding landscape and therefore in the interests of visual amenity should be removed.

 

39) Prior to first occupation of the development hereby approved a programme for the phasing of the development shall be submitted to the local planning authority for approval in writing.  In particular, the programme shall state that the Employment Land will be fully serviced, fully accessible and fully available prior to the occupation of the 300^th dwelling on the site; and the District Centre shall be completed and ready for occupation prior to the occupation of the 400^th dwelling on the site.  The development shall be carried out strictly in accordance with the approved programme for the phasing of the development.

 

REASON:  To ensure the proper planning and phasing of the development in accordance with an appropriate scheme. 

 

40) The submission of details relating to that phase of development adjacent the new pedestrian entrance way between Ramleaze Drive and this development shall include details of that pedestrian link which shall be approved in writing by the local planning authority prior to commencement of development of that phase. The pedestrian link shall be developed in accordance with the details approved and prior to first occupation of the 50th dwelling in that phase.

 

Reason: In order to ensure that permeability of the site is achieved and a link is created between the existing development and the old.

 

41) Prior to the submission of the reserved matters applications relating to the Northern and Southern Villages. The applicants shall submit to and have approved in writing from the local planning authority a noise assessment report which assess the impact of the traffic on the Devizes road upon those properties closest to that road. Any recommendations or mitigation measures proposed in the submitted assessment shall be incorporated in the design of the details of the proposed new dwellings.

 

REASON: In order to ensure that residents of those properties closest to the busy Devizes road do not suffer undue noise and disturbance from vehicular traffic on Devizes road

 

Policy G2(viii)