Agenda item

 

The following people spoke in favour of the proposal:

 

Mr Glen Godwin, the agent

Cllr Christopher Franklin, Mayor of Tidworth

 

The Committee received a presentation from the Case Officer which set out the main issues in respect of the application.  He introduced the report which recommended that permission be granted subject to conditions. 

 

Members of the Committee then had the opportunity to ask technical questions after which the Committee received statements from members of the public as detailed above, expressing their views regarding the planning application.

 

Members then heard the views of Cllr Mark Connolly, the local member, who supported the proposal.

 

After discussion,

 

Resolved:

 

To grant planning permission for the following reason:-

 

The application site comprises an allocated housing site in the Kennet Local Plan 2011.  The proposal is to develop the site largely in accordance with the specific local plan policy for the site (HC19).  In particular, the proposal is for housing, a school, a link road and a river corridor open space.  In terms of impact, the application demonstrates that the proposed development can be accommodated on the allocated site without causing harm to interests of acknowledged importance, including local infrastructure, highway safety, ecological interests, heritage assets, visual amenity and residential amenity.  The application makes adequate provision for infrastructure made necessary by the development, namely affordable housing, open space, education facilities, community facilities and highways works. The application is, therefore, in accordance with central government planning policy set out in PPS’s/PPG’s; and the development plan – specifically, policies PD1, HC1, HC2, HC5, HC19, HC28, HC30, HC34, HC37, HC42, HC43, AT3 & NR6.

 

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 1999.  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:-

(a)          The applicant entering into a Section 106 Agreement covering the following matters:-

 

·           Affordable housing – to be 25% of the total number of units (tenure mix: 70% social rented and 30% shared ownership);

 

·           Highways works – to make financial contributions towards the cost of traffic regulations orders, Travel Plan monitoring, bus stops and shelters on site;

 

·           Public open space – to equip and transfer to public ownership the River Bourne amenity area, equipped play areas, casual play areas and incidental open spaces on-site; and to transfer to public ownership 2.4 ha of playing fields at Humber Lane Sports Ground off-site.  To make financial contributions towards the maintenance costs of these open spaces.

 

·           Education - to transfer to Wiltshire Council a serviced 1.2 ha primary school site, and to make a financial contribution to meet the cost of the primary school; and to make a further financial contribution towards the cost of secondary education provision at Wellington Academy;

 

·           Other community considerations – to make a financial contribution towards the cost of professional fees for a new community centre.

 

(b)          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 approval of the reserved matters shall be made to the local planning authority not later than three 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 begin not later than 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 details of the layout of the development hereby permitted shall include an area for a primary school of at least 1.2 ha, two areas for 'equipped play space provision' of at least 4,464 sq m in total, two areas for 'equipped casual play space provision' of at least 5,904 sq m in total, a ‘river corridor’ informal open space of a least 9.02 ha, and no more than 600 dwellings.  The equipped play space provision and equipped casual play space provision shall be provided in accordance with the specifications set out in the adopted Benefits from Planning SPG 2005.

 

REASON:  To clarify the terms of the planning permission and to accord with Policies HC37 and HC34 of the Kennet Local Plan 2011 which seek adequate infrastructure in new developments.

 

5          The details of the layout of the development hereby approved shall include detailed plans of the proposed 'green links' including pathway and bridge designs, and a phasing programme for their construction.  The green links shall be provided as approved in accordance with the programme.

 

REASON:  In the interests of proper planning of the development and amenity in general.

 

6          The 'access' to the site (which for the purposes of this planning permission includes the link road, bridge, junctions with the A338 (Pennings Road) and A3026 (Ludgershall Road) and footpath improvements to footpath no. 11) shall be constructed in accordance with drawing nos. 4400:01A (Mar 11), 4400:02A (Mar 11), 4400:03A (Mar 11), 4400:275 (Feb 11) and 4400:05 (Apr 11).  The Pennings Road/Ordnance Road junction improvements shall be constructed in accordance with drawing no. 4400:80 (Feb 11).

 

REASON:  To confirm the details of the access and Pennings Road/Ordnance Road junction improvements, which are approved at this stage. 

 

7          No development shall take place until a programme for the phasing of the development has been submitted to and approved in writing by the local planning authority.  The programme shall specify in particular that the link road, bridge and junctions with the A338 (Pennings Road) and A3026 (Ludgershall Road) shall be completed and open to traffic prior to the occupation of the 300th dwelling on the site; and the Pennings Road/Ordnance Road junction improvements shall be completed prior to the occupation of the 300th dwelling on the site.  Development shall be carried out in accordance with the approved programme.

 

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

 

8          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.

 

9          All soft landscaping comprised in the approved details of landscaping for any particular phase of the development as referred to in the programme for the phasing of the development shall be carried out in the first planting and seeding seasons following the occupation of the first building in that phase of the development, whichever is the sooner; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written approval to any variation.  All hard landscaping in any particular phase of the development shall also be carried out in accordance with the approved details prior to the occupation of any part of that phase of the development or the completion of that phase of the development, whichever is the sooner.

 

REASON:  To  ensure a satisfactory landscaped setting for the development.

 

10       The detailed landscaping plans to be submitted pursuant to condition no. 1 shall include a plan at not less than 1:200 scale, showing the position of any trees proposed to be retained and the positions and routes of all proposed and existing pipes, drains, sewers, and public services, including gas, electricity, telephone and water. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or of any Order revoking and re-enacting or amending that Order with or without modification), no services shall be dug or laid into the ground other than in accordance with the approved details.

 

REASON:  To ensure the retention of trees on the site in the interests of visual amenity.

 

11       In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of three years from the first occupation or the completion of the development, whichever is the earlier.

 

(a)  No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority.  Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work).

 

(b)   If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species and shall be planted at such time, as may be specified in writing by the local planning authority.

 

(c) All retained trees shall before any equipment, machinery or materials are brought on to the site for the purpose of the development, be enclosed at the outer edge of the overhang of their branches by a chestnut paling fence.  The exact position of this fencing shall be first agreed in writing with the local planning authority.  This fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site.  Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

 

REASON:  To enable the local planning authority to ensure the retention of trees on the site in the interests of visual amenity.

 

12       A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use.  The landscape management plan shall be carried out as approved.

 

REASON:  To ensure the proper management of the landscaped areas in the interests of visual amenity.

 

13       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 for the phasing of the development).  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.

 

14       Notwithstanding the details set out in the submitted Biodiversity Enhancement Scheme, a further revised Biodiversity Enhancement Scheme shall be submitted to and approved in writing by the local planning authority prior to commencement of development.  The revised Biodiversity Enhancement Scheme shall take into account the issues raised by the WC Principal Ecologist, Natural England and the RSPB.  Development shall be carried out strictly in accordance with the recommendations of the approved revised Biodiversity Enhancement Scheme.

 

REASON:  To safeguard and enhance ecological interests.

 

15       The development shall be carried out strictly in accordance with the Reptile Mitigation Strategy by Middlemarch Environmental Ltd dated March 2011.

 

REASON:  To safeguard reptiles.

 

16       No development shall take place until full details of how on-site renewable energy will be provided for the development to reduce carbon dioxide 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:  T achieve reductions on carbon dioxide emmissions in accordance with the local planning authority's adopted policy.

 

17       Prior to development commencing a water management scheme, to include water efficiency measures and a water metering scheme, shall be submitted to and approved in writing by the local planning authority.  The development shall be carried out in accordance with the approved scheme.

 

REASON:  Water from the site is currently obtained from the single supply source of the Tidworth borehole.  The scheme will ensure a long term understanding of the development's water usage on the source, reduce leakage and encourage water efficiency.  The scheme is necessary in the interests of sustainability and prudent use of natural resources.

 

18       The development hereby approved shall not be commenced until such time as a scheme for foul drainage provision has been submitted to and approved in writing by the local planning authority.  The scheme shall be implemented as approved.

 

REASON:  To ensure appropriate drainage for the site which does not cause pollution of controlled waters.

 

19       Details of the means of disposal of foul sewage shall be submitted to and approved by the local planning authority in writing before development commences on the site.

 

REASON:To ensure satisfactory foul water drainage.

 

20       Development shall not commence until a surface water management scheme for the site based on the sustainable drainage principles and assessment of the hydrological and hydrogeological context of the development site set out in the Flood Risk Assessment has been submitted to and approved in writing by the local planning authority.  The scheme shall then be implemented in accordance with the approved details before the development is commenced. 

 

There shall be no infiltration of surface water into the ground unless it has been demonstrated through appropriate risk assessments that there is no resultant unacceptable risk to controlled waters.

 

The scheme shall also include details of how the scheme shall be maintained and managed after completion and over the lifetime of the development.

 

REASON:  To ensure that the proposed development does not cause pollution of controlled waters, to prevent the increased risk of flooding, to improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

 

21       Finished floor levels shall be set a minimum of 600mm above the 1 in 100 year flood level plus an allowance for climate change, as set out in table B2 of PPS25.

 

REASON:  To reduce the risk of flooding to the proposed development.

 

22       The soffit level of any bridge shall be set a minimum of 600 mm above the 1 in 100 year flood level plus an allowance for climate change and shall have a horizontal clearance from the banks at least equal to that detailed in section 4 of the submitted flood risk assessment.

 

REASON:  To reduce the risk of flooding to the proposed development.

 

23       No spoil materials shall be deposited or stored on that part of the site lying within the area of land liable to flood.

 

REASON:  To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity

 

24       If during construction contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted and obtained written approval from the local planning authority for a method statement detailing how this contamination will be dealt with.  The contamination shall then be dealt with in accordance with the approved method statement.

 

REASON:  To ensure that the proposed development does not cause pollution of controlled waters and that the development complies with approved details in the interests of protecting controlled waters.

 

25       No development shall commence until a construction environmental management plan, incorporating pollution prevention measures and phasing details, has been submitted to and approved in writing by the local planning authority.  The plan shall be implemented in accordance with the approved details.

 

REASON:  To prevent pollution of the water environment.

 

26       No external construction or demolition works shall be carried out before 0800 on weekdays and on Saturdays nor after 1800 on weekdays and 1300 on Saturdays, nor at any time on Sundays or Bank Holidays.

 

REASON:  In the interests of residential amenity.

 

27       Before the development hereby permitted is first occupied, a Green Travel Plan shall be submitted to and approved in writing by the local planning authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the local planning authority on request, together with any changes to the plan arising from those results.

 

REASON:  In the interests of road safety and reducing vehicular traffic to the development.

 

28       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.

 

29       No street lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting and illumination levels have been submitted to and approved in writing by the Local Planning Authority.  The lighting approved shall be installed and shall be maintained in accordance with the approved details.

 

REASON:  In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

 

30       This decision relates to documents/plans submitted with the application, listed below. No variation from the approved documents should be made without the prior approval of this Council. Amendments may require the submission of a further application.  Failure to comply with this advice may lead to enforcement action which may require alterations and/or demolition of any unauthorised buildings or structures and may also lead to prosecution.

 

Drawing no. 10-1734-MP-000-E (Indicative Masterplan) received by lpa 21/07/2011;

 

Drawing no. P.0620_05-D (Landscape Masterplan) dated 20/07/2011;

 

Drawing no. 10-1734-OPEN-C (Open Space Areas) dated 21/06/11;

 

Drawing nos. 4400:01A, 4400:02A & 4400:03A (Link Road General Arrangements) dated 03/11;

 

Drawing no. 4400:275 (Bridge Details) dated 02/11;

 

Drawing no. 4400:05 (Existing public footpath improvement works) dated 04/11;

 

Drawing no. 4400:80 (Pennings Road/Ordnance Road junction improvements) dated 02/11.