Agenda item

(Revised) Erect 86 dwellings together with garages, car barns, and refuse/cycle stores. Lay out gardens and erect means of enclosure. Creation of new vehicular access to Odstock Road. Lay out internal roads, including drives and pavements. Provision of associated public open space, play areas and landscape planting.

Public Participation

There were none.

 

The Planning Team Leader, Richard Hughes, introduced a report which recommended approval of the revised application for the erection of 86 dwellings together with garages, car barns, and refuse/cycle stores. Lay out gardens and erect means of enclosure. Creation of new vehicular access to Odstock Road. Lay out internal roads, including drives and pavements and provision of associated public open space, play areas and landscape planting.

 

The Officer gave an update on changes that had occurred following the resolution to grant approval of the scheme in April 2022. This included the publication of the revised NPPF in December 2023, and changes to the Council’s nutrient neutrality scheme.

 

It was noted that the recommendation of officers remained of approval of the scheme, subject to a suitable S106 agreement and conditions.

 

Attention was drawn to two letters of representation received since the publication of the agenda, relating to swift bricks and biodiversity net gain.

 

The Officer confirmed that the applicant had agreed to an amendment to the application to include one swift brick per property, which was beyond what was required.

 

Members of the committee then had the opportunity to ask technical questions of the officer. Details were sought on the biodiversity net gain matter, which was then explained further.

 

The Officer noted that a legal agreement was in the final stages and discussions were underway with Ecology regarding the payment amount.

 

The initial understanding was that a Council scheme would cover the phosphate mitigation for the development. However, the mitigation scheme had now changed, and developers would need to provide towards that mitigation.

 

Condition 9 relating to Bee homes, bat roosting, hedgehog homes was discussed in relation to whether there would be a fair distribution across all types of properties on the development site, or whether they would be applied solely to the social housing properties.

 

The Officer confirmed that condition 9 could be amended to state that they were evenly distributed across the site with no distinction.

 

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

 

The unitary division member, councillor Sven Hocking then spoke in support of the application, noting the application was for 86 dwellings not 95. During previous consideration, the number of houses had been reduced and the layout amended to move dwellings away from the treeline.

 

Councillor Sven Hocking then moved the motion of approval in line with Officer recommendation, subject to an amendment to Condition 9 relating to an even distribution across the site.

 

This was seconded by Councillor Nabil Najjar

 

The Committee then discussed the application, some of the key points raised included the management of the open space land and whether this could be taken on by Salisbury City Council or a management company.

 

The Committee recognised that the application had previously been approved, noting that due to two technical matters the application had been brought back for consideration, and as such it was felt to be unnecessary to add in a range of new conditions, which had not been applied previously. 

 

At close of discussion, the Committee voted on the motion of Approval in line with Officer recommendation, with an emended Condition 9.

 

It was;

 

Resolved

 

That planning permission for application 20/00337/FUL - Land to the east of Odstock Road and to the south of Rowbarrow, Salisbury, be Granted, subject to a S106 related to the following matters, and the planning conditions listed below, with final permission to be granted by the Head of Development Management once all requirements are in place:

 

I) NATURAL ENGLAND AGREEING THE POSITIVE OUTCOME TO A HABITATS REGULATIONS ASSESSMENT (HRA) BY THE COUNCIL, and

ii)A SUITABLE S106 LEGAL AGREEMENT BEING ENTERED INTO WITH

REGARDS THE PROVISION OF THE FOLLOWING MITIGATION:

 

-        Provision of 40 percent affordable housing on site (including mix, adaptable standards, and minimum size standard)

-        Provision and maintenance of public open space, play space (including connecting paths across the open space), together with off site contribution for MUGA

-        Financial contribution to enhancement of existing footpath system BRIT 8 from the site boundary to the A338 road

-        Ensure that proposed linking pathways to the surrounding area are provided up to the site boundary with unfettered public access and a scheme for their provision

-        Financial Contribution to and Provision of waste and recycling facilities

-        Financial Contribution to educational facilities

-        Provision of offsite traffic works and sustainable transport contributions and a private management company be set up to maintain the roads, footways, street lighting and drainage throughout the estate.

-        Provision of/financial contribution to a public art scheme

-        Provision of Biodiversity enhancement contributions namely:

-        A financial contribution of £240,000 towards a Council Biodiversity Net Gain project at Roundbarrow Farm in order to deliver a total of 8 habitat units at a cost of £30,000 per unit.

-        Retention and management of the open space as Suitable Alternative Natural Greenspace (as shown on a plan) in perpetuity or for as long as the development site remains in residential use.

-        A financial contribution of £8000 towards compliance of SANG provision in accordance with requirements of the Council’s Interim recreation mitigation strategy for the New Forest internationally protected sites” (Version 1, 25 March 2022) to provide a compliance visit in each of the first five years after the open space is laid out, a compliance visit once every five years thereafter until 30 years after the open space is laid out and inclusion of the SANG in a contract for visitor surveys in years 5 and 10 after the open space is laid out

-        Financial contribution (TBC) or alternative scheme as agreed by the Council towards a Phosphorous Mitigation scheme to mitigate the nutrient impact of the proposal on the River Avon Special Area of Conservation.

 

And subject to the following conditions:

 

Three Year commencement

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

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004 Approved plans

 

2. The development shall be carried out in accordance with the following amended plans and details:

 

P1597.01 Rev ZA Planning Layout

P1597.02 Rev Q Materials Layout

P1597.03 Rev P Building Heights Layout

P1597.04 Rev S Tenure Layout

Page 68P1597.05 Rev P Parking Layout

P1597.06 Rev P Refuse Layout

P1597.07 Rev P Enclosures Layout

P1597.08 Rev C Location Plan

P1597.SS.11 Streetscenes

P1597.SS.12 Streetscenes

P1597.SEC.01 Rev B Site Sections

P1597.2.01 Rev A Type 2 - (Baker), Floor & Roof Plans

P1597.2.02 Rev A Type 2 - (Baker), Elevations - Brick

P1597.3A.01 Type 3A - (Ploughwright), Floor & Roof Plans

P1597.3A.02 Type 3A - (Ploughwright), Elevations - Brick

P1597.3A.06 Type 3A - (Ploughwright) Floor and roof plans

P1597.3A.07 Rev A Type 3A - (Ploughwright) Elevations - Brick

P1597.BLKA.01 Rev A Block A, Ground & First Floor Plans

P1597.BLKA.02 Rev A Block A, Second Floor & Roof Plans

P1597.BLKA.03 Rev C Block A, Front & Side Elevations

P1597.BLKA.04 Rev C Block A, Rear & Side Elevations

P1597.BO.01 Type BO - (Bowyer), Floor & Roof Plans

P1597.BO.05 Rev B Type BO - (Bowyer), Floor & Roof Plans

P1597.CO.01 Type CO - (Cooper), Floor & Roof Plans

P1597.CO.02 Type CO - (Cooper), Elevations - Brick

P1597.CO.07 Type CO - (Cooper), Floor and roof plan

P1597.CO.08 Rev A Type CO - (Cooper), Elevations - Brick

P1597.MA.01 Type MA - (Mason), Floor & Roof Plans

P1597.MA.02 Type MA - (Mason), Elevations - Brick

P1597.MA.03 Type MA - (Mason), Elevations - Tile Hung

P1597.MA.04 Type MA - (Mason), Elevations - Tile Hung

P1597.SC.01 Rev B Type SC - (Scrivener), Floor & Roof Plans

P1597.SC.02 Rev B Type SC - (Scrivener), Elevations - Brick

P1597.SC.02 Rev A Type SC - (Scrivener), Elevations - Brick

P1597.TA.01 Rev A Type TA - (Tailor), Floor & Roof Plans

P1597.TA.02 Rev A Type TA - (Tailor), Elevations - Brick

P1597.TH.01 Type TH - (Thespian), Floor & Roof Plans

P1597.TH.02 Type TH - (Thespian), Elevations - Brick

P1597.TH.03 Type TH - (Thespian), Elevations - Tile Hung

P1597.TH.05 Rev A Type TH - (Thespian), Elevations - Tile Hung

P1597.WO.01 Rev A Type WO (Woodcarver) Elevations - Tile Hung

P1597.GAR.01Rev A Twin Garage - Gable Side, Plans & Elevations

P1597.GAR.04 Single Garage - Plans & Elevations

P1597.BIN.01 - Bin Store - Plans & Elevations

P1597.CYC.01 Rev A - Cycle Store - Plans & Elevations

P1597.3.05 Type 3 - (Tillman), Floor & Roof Plans

P1597.3.06 Type 3 - (Tillman), Elevations - Brick

P1597.CH.01 Type CH Rev A - (Chandler), Floor & Roof Plans

P1597.CH.02 Type CH Rev A - (Chandler), Elevations - Brick

P1597.CO.05 Type CO - (Cooper), Floor & Roof Plans

P1597.CO.06 Type CO - (Cooper), Elevations - Brick

P1597.GAR.05 Carbarn - Plans & Elevations

P1597.GAR.06 Garage - Plans & Elevations

 

Archaeology

Updated Heritage report and Written Scheme of Archaeological Investigation March 2022

 

Drainage

Site Appraisal report Rev D March 2019 (Flooding and surface water)

Amending Drainage Technical Note and the following:

-        Drawings 501-505: The updated drainage strategy layout showing the proposed site levels and retaining wall locations and heights

-        Drawing 554-556: Showing cross sections of the soakaways

-        Drawings 508-512: Showing the catchment area layout for the drainage strategy

-        The Management and Maintenance strategy report

-        Appendix E - the hydraulic calculations for each SuDS component on site.

 

Landscaping

Updated Tree Survey Plan (BELL22723-03D) and Arboricultural Impact Assessment & Method Statement (BELL22723aia_amsD)

Revised Detailed Landscape Drawings and Landscape Masterplan

 

BELL22723 10D;

BELL22723 11D;

BELL22723 11D (sheet 1)

BELL22723 11D (sheet 2)

BELL22723 11D (sheet 3)

BELL22723 11D (sheet 4)

BELL22723 11D (sheet 5)

BELL22723 11D (sheet 6)

 

Soft Landscaping Management & Maintenance Plan ref BELL22723 by ACD dated 4th July 2023 Rev C

Updated LVA to reflect plan amends (parts 1-6)

Revised LEMP March 2022

 

Transport and Access

Drawing 043.0017.001 rev E Proposed Site Access Visibility Splay (Paul Basham Associates)

Transport Assessment Addendum and revised plans 043.0017/TAA/4 March 2022 (Paul Basham Associates)

Travel Plan 043.0017/TP/3 December 2019 (Paul Basham Associates)

Transport Assessment Part 1 & 2 043.0017/TA/3 December 2019 (Paul Basham Associates)

 

Ecology report

Up-Dated Ecological Appraisal & Phase 2 Surveys March 2022 (LC Ecological Services)

Ecological Construction Method Statement 31.03.2022 (LC Ecological Services)

Landscape and Ecological Management Plan 31.03.2022 (LC Ecological Services)

Appraisal and Phase 2 Survey Document October 2018 Updated May and December 2019

(Lyndsay Carrington Ecological Services)

White Helleborine Survey May 2020 (Lyndsay Carrington Ecological Services)

Waste and sustainable design

Waste Audit and CEMP 2019 (Savills)

Sustainability Statement 13th January 2020 (Southern Energy Consultants)

REASON: For the avoidance of doubt

 

Materials

3.Before the relevant dwellings are occupied, details of the materials to be used for the external walls and roofing of the buildings, and hardsurfaces, including paths across the Page 70open space areas, shall be submitted to and agreed in writing by the Local Planning Authority.

 

The Development shall be carried out in accordance with the agreed details.

 

REASON: In the interests of the visual appearance and amenity of the development and area

 

Water efficiency

4.The residential development hereby approved shall be designed to ensure it does not exceed 110 litres per person per day water consumption levels (which includes external water usage). Within 3 months of each phase being completed and the housing being brought into use, a post construction stage certificate certifying that this standard has been achieved shall be submitted to the local planning authority for its written approval.

 

REASON: To ensure compliance with the mitigation strategy for nutrient neutrality in the River Avon SAC catchment.

 

Lighting

5.All lighting provided on site during the construction phase, and with regards the development phase and street lighting, shall be in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication GN01:2011, ‘Guidance for the Reduction of Obtrusive Light’ (ILP, 2011), and Guidance note 08/18 “Bats and artificial lighting in the UK”, issued by the Bat Conservation

Trust and Institution of Lighting Professionals and will demonstrate that bat habitat (trees, scrub and hedgerows) on the perimeter of the site will remain below 1 lux. Footpaths across open space will remain unlit for the lifetime of the development.

 

REASON: In the interests of the amenities of the area and to minimize impacts on biodiversity caused by light spillage to areas above and outside the development site.

 

Biodiversity Net Gain landscaping

6.The development will be delivered in accordance with the approved Biodiversity Metric and will achieve no fewer than 8 habitat units and no fewer than 10.17 hedgerow units within the planning permission boundary.

 

REASON: to comply with CP50 in delivering a net gain for biodiversity.

Protection during construction

 

7.Before any construction or other works commence, the following habitats will be securely fenced off/protected before works commence, and vehicles, compounds, stockpiles and any construction related activities will be excluded from those protection areas throughout the

construction period:

 

-        All retained semi-improved grassland (i.e. grassland within area shown as Wildflower Meadow on the approved Landscape Masterplan.

-        Beech tree belt along the south west boundary of the application site and the existing tree belt along the north boundary of the site with Ancient Way, including canopy and root zones as per the approved Tree Protection Plan and Method Statement

-        Works should avoid/protect the scheduled ancient monument and archaeological deposits.

 

REASON: Insufficient information provided with the application to comply with policy CP50 and the sensitive archaeology on the site and adjacent.

Ecological Clerk of Works

 

8.Before construction works commences, a qualified Ecological Clerk of Works will be appointed by the applicant/developer who will attend site regularly (at least once a month) throughout the construction phase of development, documenting each visit, the advice issued as a result of the visit and the effectiveness of all ecological mitigation measures.

 

These documents will be made available to the Council as Local Planning Authority on written request.

 

The Ecological Clerk of Works will:

 

-        Undertake checks for bats, birds, herptiles, hedgehogs and dormice no more than 48 hours before vegetation is removed / felled and ensure wildlife is appropriately protected

-        Ensure habitat protection fencing remains effective throughout the

-        construction period

-        Ensure retained semi-improved grassland is managed twice annually with cuttings removed off site throughout the construction period in accordance with the approved revised Soft Landscape Management and Maintenance Plan.

-        Anticipate, prevent and respond to pollution that risks entering surface or ground water.

 

REASON: To ensure compliance with ecological protection and mitigation measures.

 

Provision of Bat roosts etc

9. Before development commences, details of the location and design of integral bat roosting features, swift bricks, bee homes and hedgehog access holes in garden fencing will be submitted for Local Planning Authority approval. At least 20% of all approved dwellings/apartments will have at least one of these features, and notwithstanding, there shall be at least 1 swift brick per dwelling. The development will be completed in accordance with the approved details, and prior to any of dwellings/apartments affected being first occupied.

 

REASON: To contribute to offsetting the loss of wildlife as a result of the development.

 

Parking and turning areas

10.Before the relevant apartment/dwelling is occupied, the garaging/parking/cycle parking and associated turning areas associated with that apartment/dwelling shall be constructed and provided on site, and shall be maintained in perpetuity thereafter for the purpose.

 

REASON: In order to ensure that suitable parking and turning areas are provided on site Vehicular access works

 

11.Prior to first occupation of any dwelling hereby permitted the vehicular access onto Odstock Road shall be provided with visibility with nothing to exceed the height of 600mm above carriageway level between the carriageway edge, and a line drawn from a point 2.4 metres back along the centre line of the access from the carriageway edge, to points on the

nearside carriageway edge 90 metres to the north, and 90 metres to the south.

 

Reason: In the interests of highway safety.

 

12.Prior to first occupation of any dwelling the ghost island right turning lane outlined on approved highways/access drawing (as per the amended Transport Assessment March 2022) on Odstock Road including a pedestrian refuge, any required street lighting and highway drainage alterations to accommodate the right turning lane, resurfacing of the entire width of Odstock Road over the length of the right turning lane scheme, shall all have been constructed and made permanently available for use in accordance with details to be first submitted to and approved by the Local Planning Authority.

 

Reason: In the interests of providing safe and convenient access to the development.

 

Construction Transport Management Plan

13.Prior to commencement of the development a Construction Traffic Management Plan shall be submitted to and approved by the Local Planning Authority. The Plan shall include details of construction vehicle routeing, construction staff vehicle parking areas within the site, local road cleaning, and measures to prevent excessive mud and dust being deposited on the public highway. The site construction shall be carried out in accordance with the approved plan.

 

Reason: In the interests of highway safety and road user convenience.

Electric Vehicle Infrastructure

14.No development shall commence on site until a scheme of Ultra Low Energy Vehicle infrastructure has been submitted to the LPA. The scheme must be approved by the Local Planning Authority prior to implementation and thereafter be permanently retained.

 

Reason: Core Policy 55; Development proposals, which by virtue of their scale, nature or location are likely to exacerbate existing areas of poor air quality, will need to demonstrate that measures can be taken to effectively mitigate emission levels in order to protect public health, environmental quality and amenity.

 

Contaminated Land

15.No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses (including asbestos) has been carried out and all of the following steps have

been complied with to the satisfaction of the Local Planning Authority:

 

Step (i) - A written report has been submitted to and approved by the Local Planning Authority which shall include details of the previous uses of the site and any adjacent sites for at least the last 100 years and a description of the current condition of the sites with regard to any activities that may have caused contamination. The report shall confirm whether or not it is likely that contamination may be present on the site and the potential impact of any adjacent sites.

 

Step (ii) - If the above report indicates that contamination may be present on, under or potentially affecting the proposed development site from adjacent land, or if evidence of contamination is found, a more detailed site investigation and risk assessment should be carried out in accordance with DEFRA and Environment Agency’s “Model Procedures for the Management of Land Contamination CLR11” and other authoritative guidance and a report detailing the site investigation and risk assessment shall be submitted to and approved in writing by the Local Planning Authority.

 

Step (iii) - If the report submitted pursuant to step (i) or (ii) indicates that remedial works are required, full details must be submitted to the Local Planning Authority and approved in writing and thereafter implemented prior to the commencement of the development or in accordance with a timetable that has been agreed in writing by the Local Planning Authority as part of the approved remediation scheme. On completion of any required remedial works 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: Core policy 56, To reduce the risks associated with land contamination

 

Acoustic report

16.Prior to commencement of development an acoustic report shall be submitted to the LPA for approval in writing prior to implementation. The report shall demonstrate that the internal and external amenity standards of BS8233:2014 Guidance on sound insulation and noise reduction for buildings (or any subsequent version) and WHO Guidelines for Community Noise (1999) can be achieved within the development. The report must include full details of any scheme of mitigation required to achieve this which if approved must be implemented in full and maintained in that way in perpetuity.

 

REASON: In the interest of amenity Protection of amenity during construction

 

17. Notwithstanding the submitted CEMP December 2019, no construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 0800 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

REASON: In the interest of amenity 18.Notwithstanding the submitted CEMP December 2019, prior to commencement of the development a revised Construction Environmental Management Plan (CEMP) shall be

submitted to and approved by the Local Planning Authority. The revised Plan shall include additional/revised details of:

 

-        Working hours – to match that stipulated by this consent

-        No idling of engines of lorries whilst waiting outside the site

-        Details of any on site generators and their locations

-        An external lighting plan and positions on site

-        Details of piling – must be continuous flight auger piling wherever possible

-        Show how the works will avoid/protect the scheduled ancient monument and the archaeological deposits

-        Show how the works protected the tree belts along the south and northern

-        boundaries of the site and the sensitive ecology

 

The site construction shall be carried out in accordance with the approved Plan.

 

Reason: In the interests of amenity

 

Archaeology

19. The development shall be carried out in accordance with the Written Scheme of Investigation for archaeological strip, map, and sample excavation and monitoring, by Savills dated March 2022. Within one calendar year of the commencement of development on site, (or an alternative time table agreed in writing with the Local Planning Authority), a landscaping maintenance and management plan showing how the sensitive archaeology on and adjacent to the site would remain protected and unaffected in perpetuity, including the ancient trackway marked by an avenue of trees on the approved plans, shall be submitted to and approved by the Local Planning Authority. The management plan shall include management and maintenance responsibilities and ‘no dig’ areas for the open green space.

 

REASON: To record and advance understanding of any heritage assets to be lost and to make this evidence publicly accessible, and to protect those heritage assets that remain. This will include areas of the prehistoric field systems and enclosures identified by the exploratory trial trenching in the area of residential development, the trackway that lies along the proposed access road, and areas closest to the Saxon cemetery to ensure that any outlying graves are identified and recorded.

 

Drainage

20.Notwithstanding the drainage details submitted as part of this application, no development shall commence which would involve or relate to drainage provision until a scheme showing the following:

 

a) the results of infiltration test; and

b) confirmation that all finished floor levels are shown to be above the maximum predicted 100 year flood level, and

c) confirmation that each relevant household will be informed of its responsibility for the maintenance and protection of any sustainable urban drainage systems within its curtilage.

 

has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme/details.

 

REASON: In the interests of achieving sustainable drainage

 

 

INFORMATIVE

 

Archaeology

 

As the applicant/developer is aware, the site contains sensitive archaeology. Consequently, appropriate care needs to be taken when developing this site.

 

The programme of archaeological work should comprise the following elements:

i)                 Prior to the commencement of development, the detailed archaeological investigation of areas of archaeological interest identified by the exploratory archaeological investigation and that will be impacted by the proposed development. This will include areas of the prehistoric field systems and enclosures identified by the exploratory trial trenching in the area of residential development, the trackway that lies along the proposed access road, and areas closest to the Saxon cemetery to ensure that any outlying graves are identified and recorded. The programme of archaeological fieldwork may also include archaeological monitoring during development and landscaping works.

 

ii)               A programme of assessment, analysis, reporting, and publication that is commensurate with the significance of the archaeological results. The condition will not normally be fully discharged until this element of the programme of archaeological work has been satisfactorily completed.

 

 

Appropriate measures should also be put in place to ensure that the ‘area of archaeological interest’ that is to be preserved in situ and that part of the Scheduled Monument that lies within the red line boundary are not subject to any construction activities, such as temporary soil bunds, temporary compounds or access routes, or similar, during the course of the development. The measures should comprise part of the Construction Environment Management Plan.

 

Acoustic report

 

In discharging this condition the applicant should engage an Acoustic Consultant. The consultant should carry out a background noise survey and noise assessment according to BS8233: 2014 (or any subsequent version) and demonstrate that internal and external noise levels will not exceed the guideline noise levels contained in Section 7.7 (table 4) of

BS8233:2014. The report should also demonstrate that internal maximum noise levels in bedrooms will not normally exceed 45dB LAmax between the hours of 23:00 and 07:00.