Agenda item

Reserved Matters Application Dealing with the Scale, Layout, External Appearance, Landscaping and Means of Access for Residential Development of 26 Entry Level Dwellings and Associated Works, Following Outline Permission Ref 19/11601/OUT.

Public Participation

 

·       Mr Andrew Stevens spoke in objection to the application.

·       Mr Ioan Rees spoke in objection to the application.

·       Ms Anne Henshaw (The Countryside Charity) spoke in objection to the application.

·       Mr James Broome (Woodsome Estates) spoke in support of the application.

·       Mr David Rhodes ((RHaR – (Rhodes Architects LLP)) spoke in support of the application.

·       Mr Paul Walsh (Selwood Housing Association) spoke in support of the application. 

·       Cllr Doug Price (Calne Without Parish Council) spoke in objection to the application.

 

 

Senior Planning Officer, Peter Crozier, introduced a report which recommended that the reserved matters application dealing with the scale, layout, external appearance, landscaping and means of access for a residential development of 26 entry level dwellings and associated works, be approved. Key details were stated to include the visual, design and environmental impact of the development as well as its relationship to neighbouring properties. It was noted that outline planning permission for the development had been granted in June 2021.

 

Attention was drawn to amendments to the drawings made during the application process to address comments from technical consultees, including a reduction in the number of red brick dwellings. The site’s location in open countryside outside of Calne’s settlement boundary was highlighted. However, it was observed that outline planning permission had been granted on an exception basis, as all of the dwellings would be affordable as defined by Annex 2 of the National Planning Policy Framework. The Senior Planning Officer noted the likely need for an additional condition relating to appropriate tree protection.

 

Members of the Committee then had the opportunity to ask technical questions of the officer. Details were sought on the access to the site. The Senior Planning Officer explained that the access arrangements had to be in compliance with the outline planning permission granted in June 2021. He confirmed that there was bicycle access, and each property would have its own bike storage. He was not aware of any previous flooding to the site and noted that the proposed development site was in Flood Zone 1.

 

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

 

In response to the points raised by the public, the Senior Planning Officer stated that Wiltshire Council’s Highway’s Officer had raised no objection to the scheme. He also noted that the proposed development contained a large number of solar panels despite an overall reduction from the original proposals to increase the number of properties with hipped roof-forms. Changes to the number of hipped roofs had been introduced as a result of comments by Wiltshire’s Urban Design Officer.

 

So that the Committee had something to debate, Cllr Peter Hutton, seconded by Cllr Elizabth Threlfall, proposed that permission for the reserved matters application be granted, subject to the conditions outlined in the report.

 

A debate followed whether issues such as access, solar panels, and disruption during construction were discussed. The size of, and access route for, vehicles during construction was discussed and it was noted that an informative could be added to the Construction Method Statement to advise that discussions should take place between the developer and local councils.

 

RESOLVED:  To GRANT planning permission in accordance with officer recommendation, together with an additional informative in respect of the size of construction vehicles and discussion with the adjoining landowner and town/parish council in respect of routing.

 

Subject to the following conditions:

 

 

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

LLC-RHAR-ZA-XX-GA-A-01.revI: HousetypeA-3B5P
LLC-RHAR-ZA-XX-GA-A-02.revI: HousetypeA-3B5P-Hipped
LLC-RHAR-ZB-XX-GA-A-01.revI: HousetypeB-3B5P
LLC-RHAR-ZC-XX-GA-A-01.revJ: HousetypeC-2B4P
LLC-RHAR-ZC-XX-GA-A-02.revC: HousetypeC-2B4P-Hipped
LLC-RHAR-ZC-XX-GA-A-03.revC: HousetypeC-2B4P-Hipped Stone
LLC-RHAR-ZD-XX-GA-A-01.revH: HousetypeD-3B5P
LLC-RHAR-ZE-XX-GA-A-01.revG: HousetypeE-2B4P.M4(2)
LLC-RHAR-ZF-XX-GA-A-01.revC: HousetypeF-3B4P
LLC-RHAR-ZZ-XX-GA-A-0001.revE: Site Location
LLC-RHAR-ZZ-XX-GA-A-0002.revE: Site Analysis
LLC-RHAR-ZZ-XX-GA-A-0030.revQ: Proposed Site Plan
LLC-RHAR-ZZ-XX-GA-A-0031.revK: Waste Collection & Cycle Storage Strategy
LLC-RHAR-ZZ-XX-GA-A-0032.revI: Vehicle Strategy
LLC-RHAR-ZZ-XX-GA-A-0033.revL: External Works
LLC-RHAR-ZZ-XX-GA-A-0034.revJ: Fences & Enclosures
LLC-RHAR-ZZ-XX-GA-A-0035.revJ: Building Heights
LLC-RHAR-ZZ-XX-GA-A-0036.revA: Ecological Enhancements
LLC-RHAR-ZZ-XX-GA-A-0037.revD: House Type Materials
LLC-RHAR-ZZ-XX-GA-A-0038.revC: Affordable Housing Plan
LLC-RHAR-ZZ-XX-GA-A-0040.revK: Street Scenes
LLC-RHAR-ZZ-XX-RP-A-0001.revC: Design and Access Statement
P22-196/SK001/P4: Drainage Strategy Plan
WHL-1504-01: Public Realm and on-Plot Planting

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

 

2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no gates, fences, walls or other means of enclosure, other than those shown on the approved plans, shall be erected or placed anywhere on the site.

REASON: In the interests of visual amenity

3. No development shall commence above ground floor slab level until details of the materials to be used for the external walls and roofs 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 the interests of visual amenity and the character and appearance of the area.

4. No part of the development shall be first occupied, until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 600mm above the
nearside carriageway level. The visibility splays shall always be maintained free of obstruction thereafter.

REASON: In the interests of highway safety.

5. The roads, including footpaths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.

REASON: To ensure that the development is served by an adequate means of access.

6. No dwelling of the development hereby approved shall be first occupied until such time as the parking area shown on the approved plans for said dwelling has been consolidated, surfaced and
laid out in accordance with the approved details and attached parking schedule. This area shall be maintained and remain available for this use at all times thereafter.

REASON: To ensure that adequate provision is made for parking within the site in the interests of highway safety.

7. The development hereby permitted shall not be first brought into use/occupied, until the cycle parking facilities shown on the approved plans have been provided in full and made available for use. The cycle parking facilities shall be retained for use in accordance with the approved details at all times thereafter.

REASON: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car.

8. Within one month of the first available use of the play area shown indicatively on the approved Site Plan, 2no. waste / re-cycling bins to a specification previously approved in writing by the Local Planning Authority shall be provided and retained permanently thereafter.

REASON: In the interests of residential amenity.

9. No development shall commence on site until the applicant has submitted calculations which demonstrate that the proposed drainage design provides a sufficient level of water treatment.

REASON: To prevent pollution of the receiving watercourse.

10. The dwellings shall be constructed to meet as a minimum the higher Building Regulation standard Part G for water consumption limited to 110 litres per person per day using the fittings approach.

Reason: The site is in an area of serious water stress requiring water efficiency opportunities to be maximised; to mitigate the impacts of climate change; in the interests of sustainability; and to use
natural resources prudently in accordance with the NPPF.

11. Prior to first occupation final details of the electric vehicle charging locations, cabling and charge points shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.

REASON: In the interests of sustainability and air quality

12. Prior to first occupation final details of any air source heat pumps including manufacturers details, locations and cabling shall be submitted to and approved in writing by the local planning authority.
The development shall be carried out in accordance with the approved details.

REASON: In the interests of sustainability and energy efficiency.

13. Prior to first occupation final details of the roof mounted solar PV panels including manufacturers details, locations and number of panels shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.

REASON: In the interests of the sustainability and energy efficiency.

14. No development shall commence above ground floor slab level until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:-

· location and current canopy spread of all existing trees and hedgerows on the land;
· full details of any to be retained, together with measures for their protection in the course of
development;
· a detailed planting specification showing all plant species, supply and planting sizes and planting
densities;
· finished levels and contours;
· means of enclosure;
· car park layouts;
· other vehicle and pedestrian access and circulation areas;
· all hard and soft surfacing materials;
· minor artefacts and structures (e.g. furniture, play equipment, refuse and other storage units,
signs, lighting etc);

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

15. 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 any of the dwellings 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.

16. No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by an arboricultural consultant providing comprehensive details of construction works in relation to trees has been submitted to, and approved in writing by, the Local Planning Authority. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:-

 

• A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2012 and a plan indicating the alignment of the protective fencing;

• A specification for scaffolding and ground protection within tree protection zones in accordance with British Standard 5837:2012;

• A schedule of tree works conforming to British Standard 3998: 2010;

• Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;

• Plans and particulars showing the siting of the service and piping infrastructure;

• A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of any no-dig construction and the extent of the areas to be constructed using a no-dig specification;

• Details of the works requiring arboricultural supervision to be carried out by the developer’s arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and Details of all other activities, which have implications for trees on or adjacent to the site.

 

REASON: The matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in order that the Local Planning Authority may be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and Section 197 of the Town & Country Planning Act 1990.

 

 

INFORMATIVES

 

The developer/applicant will be expected to enter into a S278 and S38 Agreement with the Highway Authority before commencement of works hereby approved.

 

The council requires an indemnity in order to operate on any roads that are not adopted, including during any period where the council needs to deliver waste collection services prior to adoption. The required arrangements are set out in section 5.8 of the attached guidance with a sample indemnity provided in Appendix C.

 

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

 

The applicant is advised that the development hereby approved may represent chargeable development under the Community Infrastructure Levy Regulations 2010 (as amended) and Wiltshire Council's CIL Charging Schedule. If the development is determined to be liable for CIL, a Liability Notice will be issued notifying you of the amount of CIL payment due. If an Additional Information Form has not already been submitted, please submit it now so that we can determine the CIL liability. In addition, you may be able to claim exemption or relief, in which case, please submit the relevant form so that we can determine your eligibility. The CIL Commencement Notice and Assumption of Liability must be submitted to Wiltshire Council prior to commencement of development. Should development commence prior to the CIL Liability Notice being issued by the local planning authority, any CIL exemption or relief will not apply and full payment will be required in full and with immediate effect. Should you require further information or to download the CIL forms please refer to the Council's Website https://www.wiltshire.gov.uk/dmcommunityinfrastructurelevy.

 

Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

 

This permission shall be read in conjunction with the Agreement made under Section 106 of the Town and Country Planning Act, 1990 and dated the 8th June 2021, and any related Deed of Variation agreed pursuant to that Agreement.

 

Your attention is also drawn to the conditions imposed on the outline planning permission reference 19/11601/OUT dated 9th June 2021.

 

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence. If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place. Please note that this consent does not override the statutory protection afforded to any such species. In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works. Please see Natural England’s website for further information on protected species.

 

For the Construction Method Statement to stipulate that discussions should take place between the developer, adjoining landowners, Calne Without Parish Council and Calne Town Council with regard to the size of, and most appropriate access route for, construction vehicles.

 

Cllr Tom Rounds wished for it to be recorded in the minutes that he voted against the motion to grant planning permission.