Agenda item

20/09659/FUL - Land off Frome Road, Upper Studley, Trowbridge (H2.5)

Meeting of Strategic Planning Committee, Wednesday 22 February 2023 10.30 am (Item 19.)

Erection of 50 dwellings and associated access and landscaping works.

Minutes:

Public Participation

Graham Hill spoke in objection to the application.

Norman Swanney spoke in objection to the application.

Andrew Stone spoke in objection to the application.

Tom Sheppard (agent) spoke in support of the application.

Richard Westwood (St. James’ Trust) spoke in support of the application.

Lance Allan (Trowbridge Town Council) spoke in objection to the application.

Councillor Palmen left the meeting for this item due to the interest which he had declared earlier.

Ruaridh O’Donoghue (Senior Planning Officer) presented a report which recommended that the Head of Development Management be authorised to grant planning permission, subject to first completion of a planning obligation / Section 106 agreement and subject also to the planning conditions listed within the report and in supplement 1 (which contained some corrections to the conditions) for application 20/09659/FUL, Land off Frome Road, Upper Studley, Trowbridge (H2.5), for the erection of 50 dwellings and associated access and landscaping works.

The officer mentioned that the applicants were keen for the Committee to acknowledge their commitment to providing all 50 homes as net zero carbon, however this was not something that the planning authority were presently able to control so was not reflected within the planning balance.

The officer went on to explain how the site in question was currently surrounded by existing residential developments to the north and east, Frome Road and Southwick Country Park to the west, and Lambrok Stream to the south. The site was comprised of open agricultural land most recently used as a small holding. Heritage assets near to the site were detailed. The officer explained that this was a full matters application and that 30% of the scheme would be affordable housing.

The officer took the Committee through the presentation slides for the application as published in agenda supplement 2. These included layout; ecology mitigation; the landscape masterplan; elevations; street scenes and access.

The application complied with relevant policies and with the H2.5 WHSAP masterplan. Consultees had raised no objections, and the Highways Officer supported the scheme subject to a financial contribution to the Trowbridge Transport Plan.

Members then had the opportunity to ask technical questions of the officer.

In response to questions on affordable housing, it was explained that housing associations preferred the affordable housing to be grouped together and that the Housing Enablement team would have looked at what the most sought-after type of housing was, which was what would be included in the affordable housing element of the proposal.

Members queried whether it would be possible to add a pedestrian crossing on Frome Road for this site and whether a secondary access was required. Officers explained that the site was not big enough to warrant an emergency secondary access and that a pedestrian crossing had been considered by the Highways team for site H2.6, but that there was only demand for a refuge island. The team had considered the applications cumulatively. There was funding allocated from this application to the Trowbridge Transport Plan which could involve a pedestrian crossing, however it may not be possible. The main draw from the site was Trowbridge, however there was also a need to access the country park. Members asked for advice as to whether a condition or informative could be added requiring that there be a pedestrian crossing. Officers felt that it was best that this be dealt with via the proposed funding contribution, but that an informative could be added.

Members went on to enquire about who owned Lambrok Stream, which ran along the South of the site. The planning officer stated that he was not sure but usually the landowners bordering a stream would part own it. Any alterations to the stream would be governed by the Environment Agency.

Members queried whether pavements were proposed. The officer confirmed there would be pavements, although there would be a small strip with no pavement, as it was not possible to provide the full 2-metre-wide pavement in all places.

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

The unitary division Member, Councillor David Vigar (Trowbridge Grove) spoke in objection to the application, pointing to potential problems caused to the amenity of occupants, schools and transport. He was also concerned regarding the offsite biodiversity provision. He suggested that the cumulative impact of the previous application, combined with this one, was already beginning to show.

The officer responded to the public participation and local Member comments. He asserted there was a difference of opinion concerning the WHSAP policy between officers and residents, which was a matter for the Committee to consider. Affordable housing was addressed at each site on an individual basis. Consultees had no objections (subject to conditions). Unlike the previous application, this was a full application, not an outline, so the agreed 30-metre buffer for bats would be expected. He further explained that there was no detrimental impact to reasonable conditions of existing occupants and that under planning policy there was no right to a view. The money being provided to address the loss of biodiversity on site was explained. It would be used to purchase land elsewhere and manage it for 80 years to provide biodiversity. The bat-project officer would oversee that site.

Councillor Tony Trotman proposed a motion that the committee approve the application as per the officer recommendation, with an informative that the officers seek to utilise the Section 106 funds to install a safe crossing for pedestrians on Frome Road. The final wording of the informative would be delegated to officers. This was seconded by the Chairman.

Members then debated the motion. Members discussed in detail the off-site biodiversity provision and the officer further explained how that process worked. He also confirmed that the land would be within the yellow zone defined in the Trowbridge Bat Mitigation Strategy, so the biodiversity the site provided would be in the local area.

At the conclusion of the debate, it was,

Resolved:

That the Head of Development Management be authorised to grant planning permission, subject to first completion of a planning obligation / Section 106 agreement covering the matters set out below, and subject also to the planning conditions listed below.

S106 matters –

· Affordable housing – 30% provision of 15 No. affordable units on site split between 6 No. shared ownership units and 9 No. affordable rented units. Mix and tenure of Affordable Housing as agreed by exchange of email on 3rd May 2022.

· Education –

o Early Years Contribution – 7 places totalling [£122,654] with timing of payment of contribution TBA [NB. the applicant also requires a full breakdown of the contribution requests before the sum can be agreed]

o Primary Education Contribution – 14 places totalling [£262,612] with timing of payment of contribution TBA. [NB. the applicant also requires a full breakdown of the contribution requests before the sum can be agreed]

o Secondary Education Contribution – 10 places totalling [£229,400] with timing of payment of contribution TBA. [NB. the applicant also requires a full breakdown of the contribution requests before the sum can be agreed]

§ All payment is required in full, upon or prior to commencement of development. Phasing of payments is not applicable here, and in view of that, no bond is required. All contributions are to be subject to indexation to the BCIS All In Tender Price Index from date of completion of agreement until payment.

§ The Council require 10 years from the date of receipt of the contributions by the Council, in which to spend/commit in accordance with the S106, before they qualify to be returned.

§ Since the abolition of the CIL pooling limit for S106s the Council does not quote the names of individual schools.

§ A 30% discount is applied to the affordable housing element of an application. This is applied as a reduction to the number of AH units proposed/approved, as part of the process of calculating the number of places generated by the development from the qualifying properties. It is therefore reflected in the standard formulae.

· Open space – A leisure contribution of £11,800 towards an upgrade of Woodmarsh Recreation Ground.

· Biodiversity - Biodiversity Contribution towards Trowbridge Bat Mitigation Strategy – £777.62 x 50 = £38,881.

Off-site biodiversity to include planting on local receptor site to deliver off-site biodiversity net gain. Details of scheme planting and subsequent maintenance regime to be agreed by the Council prior to first occupation of the development.

£232,537 BNG contribution.

· Highways -

o A contribution of £28,374 towards pedestrian and cycle enhancements/schemes identified in the Trowbridge Transport Strategy along the Frome Rd corridor.

o Bus stop shelter – White Row Park - £11,429

· Waste Collection Services- £5,050

· Public Art Provision - £15,000 based on £300/dwelling.

CONDITIONS

The development hereby permitted shall be begun either before the expiration of three years from the date of this permission.

REASON: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

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

Design and Planning:

· 721_B_Design and Access Statement_A3

· 721-01__Location Plan_A3

· 721-06_C_Planning Layout_A2

· 721-07_B_Building Height Key Plan_A2

· 721-08_B_Affordable Housing Key Plan_A2

· 721-09_A_Boundaries & Enclosures Key Plan_A2

· 721-10_B_External Material Finishes Key Plan_A2

· 721-11-01_B_Site Sections_A1

· 721-11-02_A_Site Sections_A1

· 721-12_B_Street Scene_A0

· 721-100_B_External Materials Schedule_A3

House Types/ Garages:

· 721-30-01__AT2 & CR3_A3

· 721-30-02__AT2 & CR3_A3

· 721-30-03__AT2 & CR3_A3

· 721-31-01__SP2_A3

· 721-31-02__SP2_A3

· 721-32-01__HN3_A3

· 721-32-02__HN3_A3

· 721-33-01__HO3_A3

· 721-33-02__HO3_A3

· 721-33-03__HO3 DA_A3

· 721-33-04__HO3 DA_A3

· 721-34-01__CR3_A3

· 721-34-02__CR3_A3

· 721-35-01__TH3_A3

· 721-35-02__TH3_A3

· 721-36-01__HA4_A3

· 721-36-02__HA4_A3

· 721-37-01__SH4_A3

· 721-37-02__SH4_A3

· 721-38-01__PB4_A3

· 721-38-02__PB4_A3

· 721-39-01_A_1B2P 50 & 2B3P 61 & 4B6P 108_A3

· 721-39-02_A_1B2P 50 & 2B3P 61 & 4B6P 108_A3

· 721-40-01_A_1B2P 50 & 2B3P 61_A3

· 721-40-02_A_1B2P 50 & 2B3P 61_A3

· 721-41-01_A_2B4P 68_A3

· 721-41-02_A_2B4P 68_A3

· 721-42-01__3B5P 83_A3

· 721-42-02__3B5P 83_A3

· 721-43-01_A_Garages_A3

· 721-43-02_A_Garages_A3

Engineering:

· 721-ER-01 Rev E Drainage Strategy Report (June 2022)

· 721-101 Rev D - S38 Layout

· 721-102 Rev E - S104 Layout

· 721-106 Rev D - Parking Allocation Plan

· 721-107-1 Rev F - Impermeable Areas

· 721-107-2 Rev E - Gully Catchment

· 721-107-3 Rev F - Flood Routing Plan

· 721-111-1 Rev B - S38 Long Sections (Sheet 1)

· 721-111-2 Rev B - S38 Long.Sections (Sheet 2)

· 721-114 Rev - SuDS Sections

· 721-121 - 1 Rev - Adoptable Highway Construction Details - Sheet 1

· 721-121 - 2 Rev A Adoptable Highway Construction Details – Sheet 2

· 721-121 - 3 Rev - Adoptable Highway Construction Details - Sheet 3

· 721-122 - 1 Rev B - Drainage Details - Sheet 1

· 721-122 - 2 Rev A - Drainage Details - Sheet 2

· 721-122 - 3 Rev A - Drainage Details - Sheet 3

· 721-131-1 Rev D - Swept Path Analysis (Sheet 1)

· 721-131-2 Rev D - Swept Path Analysis (Sheet 2)

· 721-131-3 Rev D - Swept Path Analysis (Sheet 3)

· 721-131-4 Rev D - Swept Path Analysis (Sheet 4)

· 721-131-5 Rev D - Swept Path Analysis (Sheet 5)

· 721-131-6 Rev B - Swept Path Analysis (Sheet 6)

· 721-141-1 Rev E - External Works Layout (Sheet 1)

· 721-141-2 Rev E - External Works Layout (Sheet 2)

· 721-141-3 Rev E - External Works Layout (Sheet 3)

· 721-142-1 Rev E - Drainage and Levels (Sheet 1)

· 721-142-2 Rev E - Drainage and Levels (Sheet 2)

· 721-142-3 Rev D - Drainage and Levels (Sheet 3)

· 721-143-1 Rev D - Finished Levels (Sheet 1)

· 721-143-2 Rev D - Finished Levels (Sheet 2)

· 721-143-3 Rev D - Finished Levels (Sheet 3)

· 721-151 Rev A - External Works Details - Walls, Fences and Railings

· 721-152 - External Works Details - Property Threshold

· 721-152 - 1 Rev A External Works Details - Property Threshold - M4(1)

· 721-152 - 2 Rev - External Works Details - Property Threshold - M4(2)

· 721-153 Rev - External Works Details - Retaining Walls

· 721-154-3 Rev - External Works Details - Domestic Drainage

· 721-155 Rev - External Works Details - Drives, Kerbs & Pavers

· 721-181 Rev D Remediation Plan (LABC) (1_500)

Supporting Information:

Landscape -

· 721__Landscape Visual Appraisal_A4

· 161-801_E Illustrative Landscape Plan

· 161-ID-G101_F Landscape Strategy

· 161-001_M Landscape Plan

· 161-201_G Planting Plan 1 of 3

· 161-202_G Planting Plan 1 of 3

· 161-203_G Planting Plan 1 of 3

· 161-401 Trees in soft under 20cm girth

· 721_B_Landscape Planting Schedules_A1

· 721_A Landscape Management Plan_A1

· 721__Landscape Cumulative Impact Assessment_A4

· 161-TECH NOTE-001_Landscape Cumulative_v2

· 161-804_C Coordinated Strategy Masterplan

· 161-805_C Coordinated Strategy Supporting Diagrams

Arboriculture -

· 721__AIA+AMS+TPP_A4 (Arboricultural Implications Assessment/ Arboricultural Method Statement/ Tree Protection Plan) (July 2022)

Urban Design -

· 721__Building for a Healthy Life Assesment_A4

Ecology -

· 721__Extended Phase 1 Ecological Survey Report_A4

· EMP (Ecological Mitigation Plan) (May 2022)

· CEMP_Biodiversity_Upper Studley_v6.0 (Construction Ecological Management Plan)

· EcIA_Upper Studley_v6.0 (Ecological Impact Assessment)

· LEMP_Upper Studley_v6.0 (Landscape Ecological Management Plan)

· Upper Studley_Defra Metric v2.0 (February 2022)

· Upper Studley_Defra Metric v2.0_No Offsite (February 2022)

· HRA_Upper Studley_v1.0

· Masterplan_Ecology_H2.4-H2.5-H2.6_v4.0 (May 2022)

· 721-16__The Grove Illustrative Landscape Enhancements_A3

Lighting -

· 721__Lighting Impact Assessment_A4 (February 2022)

· 721__Street Lighting Calculation MF0.87

· 721__Street Lighting Calculation MF1

· 721__Street Lighting Strategy Summary MF0.87

· 721__Street Lighting Strategy Summary MF1

Drainage -

· SRT-BWB-EWE-XX-RP-EN-0001_S2_P2.0_FRA (Flood Risk Assessment)

· SRT-BWB-EWE-XX-RP-EN-0002_HMSN_S2_P1.00 (Hydraulic Modelling Summary Note)

· SRT-BWB-HDG-XX-RP-CD-0001_S2_P1.0_SDS (Sustainable Drainage Statement)

· CRM.1791.001.GE.R.001.B – final (Geo-Environmental Report)

Archaeology -

· Historic Environment Desk Based Assessment_A4

· Heritage Cumulative Impact Assessment_A4

· Written Scheme of Investigation_A4 (June 2022)

· Archaeological Evaluation Summary

Acoustic -

· M2201 Frome Road R01b - Noise Assessment

Highways -

· 721__Transport Statement_A4 (February 2022)

Planning -

· 721__Planning Statement_A4

· 721__Application Form_A4

· 721__CIL Form 1 - Additional Information_A4

· 721__Notice Served_A4

REASON: For the avoidance of doubt and in the interests of proper planning.

The development hereby approved shall not commence until a Construction Management Plan (CMP) has been submitted to and approved in writing by the local planning authority. The CMP shall include details of the following relevant measures:

i. An introduction consisting of a construction phase environmental management plan, definitions and abbreviations and project description and location;

ii. A description of management responsibilities;

iii. A description of the construction programme;

iv. Site working hours and a named person for residents to contact;

v. Detailed Site logistics arrangements;

vi. Details regarding parking, deliveries, and storage;

vii. Details regarding dust mitigation;

viii. Details of the hours of works and other measures to mitigate the impact of construction on the amenity of the area and safety of the highway network;

ix. Communication procedures with the LPA and local community regarding key construction issues – newsletters, fliers etc;

x. Details of how surface water quantity and quality will be managed throughout construction;

xi. Details of the safeguarding measures to deal with the following pollution risks:

· the use of plant and machinery

· wheel washing and vehicle wash-down and disposal of resultant dirty water

· 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

xii. Details of safeguarding measures to highway safety to include:

· A Traffic Management Plan (including signage drawing(s))

· Routing Plan

· Details of temporary/permanent Traffic Regulation Orders

· pre-condition photo survey - Highway dilapidation survey

· Number (daily/weekly) and size of delivery vehicles.

· Number of staff vehicle movements.

There shall be no burning undertaken on site at any time.

Construction hours shall be limited to 0730 to 1800 hrs Monday to Friday, 0730 to 1300 hrs Saturday and no working on Sundays or Bank Holidays.

The development shall subsequently be implemented in accordance with the approved details of the CMP.

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, and detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase and in compliance with Core Strategy Policy 62.

Notwithstanding the submitted details, no development shall take place on-site until details of the estate roads, footways, footpaths (including surfacing of public footpaths), verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture, including the timetable for the provision of such works, have been submitted to and approved by the Local Planning Authority. The development of a phase shall not be first occupied until the estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.

REASON: To ensure that the site highway and transport infrastructure is constructed in a satisfactory manner.

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 should demonstrate a standard of a maximum of 110 litres per person per day is applied for all residential development. The scheme shall be implemented in accordance with the agreed details.

REASON: This condition contributes to sustainable development and meeting the demands of climate change. Increased water efficiency for all new developments enables more growth with the same water resources.

The development shall be implemented in accordance with the foul drainage detailed design in accordance with the Drainage Strategy Rev D received on 17th June 2022 and associated list of drawings (below) received 2nd December 2022. No dwelling shall be first occupied until the associated approved sewerage details have been fully implemented in accordance with the approved plans and related programme.

List of drawings;

· 721-102 Rev E S104 Layout

· 721-142-1 Rev E Drainage and Levels - Sheet 1

· 721-142-2 Rev E Drainage and Levels - Sheet 2

· 721-142-3 Rev D Drainage and Levels - Sheet 3

REASON: To ensure that the proposal is provided with a satisfactory means of drainage and does not increase the risk of flooding or pose a risk to public health or the environment.

The development shall be carried out in accordance with the submitted flood risk assessment, dated December 2017 (ref: SRT-BWB-EWE-XX-RP-EN-0001_FRA, version P2) and the mitigation measures it details, including ground floor finished floor are set at 41.03m above Ordnance Datum (AOD). These mitigation measures shall be fully implemented prior to occupation and shall be retained and maintained thereafter throughout the lifetime of the development.

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

The soft and hard landscaping for the development shall be implemented in accordance with Landscape Plan 161-001-M and Planting Plans 161-201-G & 161-202-G & 161-203-G received on 27th May 2022.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

No demolition, site clearance or development shall commence on site, and; no equipment, machinery or materials shall be brought on to site for the purpose of development until the tree protection measures outlined in Appendix 2 of the Arboricultural Implications Assessment and Tree Protection Method Statement by Tree Maintenance Limited and dated August 2020 have been erected in accordance with the approved details.

The protective fencing shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations.

No retained tree/s shall be cut down, uprooted or destroyed, nor shall any retained tree/s be topped or lopped other than in accordance with the approved plans and particulars. Any topping or lopping approval shall be carried out in accordance British Standard 3998: 2010 “Tree Work – Recommendations” or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practise.

If any retained tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place, at a size and species and planted at such time, that must be agreed in writing with the Local Planning Authority.

No fires shall be lit within 15 metres of the furthest extent of the canopy of any retained trees or hedgerows or adjoining land and no concrete, oil, cement, bitumen or other chemicals shall be mixed or stored within 10 metres of the trunk of any tree or group of trees to be retained on the site or adjoining land.

[In this condition “retained tree” means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs above shall have effect until the expiration of five years from the first occupation or the completion of the development, whichever is the later].

REASON: To enable the Local Planning Authority to ensure the retention of trees on the site in the interests of visual amenity and biodiversity.

Natural play areas for the development shall be implemented in accordance with Landscape Plan 161-001-M and 161-ID-G101_F Landscape Strategy received on 27th May 2022.

REASON: To ensure that the play area is provided in a timely manner in the interests of the amenity of future residents.

Following completion of the dwellings and prior to their first occupation, a report from an appropriately qualified ecologist confirming that all integral bat roosting and integral swift brick features have been installed as per previously agreed specifications and locations together with photographic evidence shall be submitted to and approved in writing by the Local Planning Authority.

REASON: to demonstrate compliance with Wiltshire CP50, NPPF and BS 42020:2013.

The development will be carried out in strict accordance with the following documents:

· Ecological Impact Assessment. Land at Upper Studley, Trowbridge, Wilts. (Clarkson and Woods, May 2022 Amended November 2022).

· Lighting Impact Assessment. (Illume Design, 22/02/2022).

· Construction Environmental Management Plan: Biodiversity Land at Upper Studley, Trowbridge, Wilts. (Clarkson and Woods, March 2022).

· Landscape and Ecological Management Plan: Land at Upper Studley, Trowbridge, Wilts. (Clarkson and Woods, May 2022).

· Ecological Mitigation Plan. (Clarkson and Woods, 16/05/2022).

REASON: For the avoidance of doubt and for the protection, mitigation and enhancement of biodiversity.

The development shall be implemented in accordance with the site-specific CEMP_Biodiversity_Upper Studley_v6.0 (Construction Environmental Management Plan) received on 27th May 2022. All approved features noted on the plan at Pages 29 & 30 shall be installed prior to first occupation of the dwelling on which they are located and retained thereafter. An ECoW will be appointed.

REASON: to protect protected species and existing retained habitat for the duration of the construction process and to maintain and enhance biodiversity in accordance with Wiltshire CP50, NPPF, and BS 42020:2013.

The approved Landscape and Ecological Management Plan: Land at Upper Studley, Trowbridge, Wilts. (Clarkson and Woods, May 2022) shall be implemented in full and for the lifetime of the development in accordance with the approved details.

REASON: To ensure the long-term management of landscape and ecological features retained and created by the development, for the benefit of visual amenity and biodiversity for the lifetime of the scheme.

The development shall be implemented in accordance with the external lighting details contained within 721__Lighting Impact Assessment_A4 received 17th March 2022 and 721__Street Lighting Strategy MF0.87 & 721__Street Lighting Strategy MF1 received 30th October 2020. The approved lighting shall be installed and maintained in accordance with the approved details and no additional external lighting shall be installed.

REASON: In the interests of the amenities of the area, to minimise unnecessary light spillage above and outside the development site and to ensure lighting meets the requirements of the Trowbridge Bat Mitigation Strategy.

On completion of the required remedial works specified in Chapter 7.6 of the Geo-Environmental Report submitted as part of the application, the applicant shall provide written confirmation to the Local Planning Authority that the works have been completed in accordance with the agreed remediation strategy.

REASON: To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved by the Local Planning Authority.

Prior to first occupation all works shall be completed in accordance with approved drawing 18048-GA01. Illustrated visibility splays serving each access shall be maintained free of any obstruction exceeding 900mm above the adjacent nearside carriageway level. The access provision and associated visibility splays shall be maintained as such thereafter.

REASON: In the interests of highway safety and in compliance with Core Strategy Policy 60 and 61..

Notwithstanding the works detail illustrated on drawing 18048-GA03, revised details of footway/cycleway infrastructure between the site access and Old Brick Fields shall be submitted to and approved by the Local Planning Authority. The details shall include footway/cycleway infrastructure that maximises the width of appropriate surfacing available within Highway extents, with an absolute minimum of 2m and wherever possible complying with LTN 1/20. Where an absolute minimum of 2m width cannot be achieved a scheme of mitigation shall be provided that may include pedestrian crossing facilities of Frome Road and or carriageway narrowing or realignment. Prior to first occupation of the development, the footway and associated works shall be completed in all respects in accordance with the approved details and maintained as such thereafter.

REASON: To provide safe and convenient access to surrounding settlement in the interests of highway safety and Core Strategy Policy 61 and 62.

The footpath and cycle provisions shall be implemented in accordance with drawings 721-141-1 Rev E External Works Layout - Sheet 1, 721-141-2 Rev E External Works Layout - Sheet 2, and 721-141-3 Rev E External Works Layout - Sheet 3 all received on 2nd December 2022. The approved details shall be maintained as such in perpetuity.

REASON: In pursuit of sustainable transport objectives.

No dwelling shall be occupied until the parking space(s) together with the access thereto (including from the Frome Road), have been provided in accordance with the approved plans. They shall be maintained as such in perpetuity.

REASON: In the interests of highway safety and the amenity of future occupants.

Prior to occupation, each dwelling shall have their boundary details implemented in accordance with 721-141-1 Rev E External Works Layout - Sheet 1, 721-141-2 Rev E External Works Layout - Sheet 2 & 721-141-3 Rev E External Works Layout - Sheet 3 received on 2nd December 2022 and 721-151 Rev A - External Works Details - Walls, Fences and Railings received 27th May 2022. The approved boundary conditions shall be retained and maintained as such at all times thereafter.

REASON: To prevent loss of privacy to new properties and overlooking from existing properties on Spring Meadows, which are elevated above the site.

Prior to occupation, each dwelling shall have their waste collection details implemented in accordance with the list of drawings (below) received 2nd December 2022. The approved details shall be maintained as such in perpetuity.

List of drawings;

· 721-141-1 Rev E External Works Layout - Sheet 1

· 721-141-2 Rev E External Works Layout - Sheet 2

· 721-141-3 Rev E External Works Layout - Sheet 3

· 721-131-1 Rev D - Swept Path Analysis (Sheet 1)

· 721-131-2 Rev D - Swept Path Analysis (Sheet 2)

REASON: To ensure that waste collections will function in accordance with the requirements of policies CP3 and WCS6.

No burning of waste or other materials shall take place on the development site during the construction phase of the development.

REASON: In the interests of the amenities of surrounding occupiers during the construction of the development.

INFORMATIVE:

The S106 financial contributions for ‘Highways’ are to be used for projects relating to the Trowbridge Transport Strategy, and specifically to improve pedestrian and cycling infrastructure along the Frome Road corridor. In this regard priority is for the contributions to be used to provide a formal pedestrian/cyclist crossing place over the Frome Road in a suitable position which is as close to the red line boundary of the application site as possible, if this is feasible.

The meeting was adjourned from 13:20 - 13:35 for a short break.

Councillor Palmen re-joined the meeting at 13:35.

Supporting documents: