Agenda item

Mr Thomas Rumble spoke in support of the application.

 

The officer called attention to the late observations available as Agenda Supplement 1 and took the committee through the report which recommended to delegate authority to grant planning permission to the Area Development Manager, subject to the signing of a Section 106 agreement, planning conditions and the additional heads of terms and conditions prescribed in Agenda Supplement 1.

 

The Committee was reminded that it was only an Outline application and no objections had been received from Highways, subject to conditions. It was emphasised that the site was in the settlement boundary of Corsham, was no longer required to be used as commercial development and the application was in agreement with the North Wiltshire District Plan and the Core Strategy. The officer underlined that the application was for up to 64 dwellings, as specified in Agenda Supplement 1.

 

No technical questions were asked.

 

Members of the public addressed the Committee as detailed above.

 

The local member, Cllr Whalley, noted concerns relating to traffic and pedestrian safety, emergency vehicle access, noise and ecology on behalf of local residents and commented that whilst helping to meet the housing target it was unfortunate that it was a greenfield site.

 

In the debate that followed the Committee noted there was no evidence to justify deferral and confirmed the need to add a condition to the application concerning the orientation of houses.

 

Resolved:

 

To DELEGATE to the Area Development Manager to grant planning permission, subject to the signing of a Section 106 agreement with the following heads of terms:

 

·       30% affordable housing;

 

·       On-site provision of 4224m2 of adoptable open space, of which 384m2 allocated as specific play provision, to be subject to a commuted fee to cover maintenance;

 

·       Off-site financial contribution of £16,902 to satisfy the Sport and Recreation requirement of Planning Policy C2;

 

·       £3,332 towards a new Cemetery in Corsham;

 

·       A sum of £301824 towards primary education infrastructure and £248092 towards secondary education infrastructure. However, the assessment is specific to the site location, housing number and mix supplied, and any changes to these would necessitate a new assessment;

 

·       Sustainable transport contribution towards walking and cycling improvements. £1,500 per unit;

 

·       £19,200 commuted to the Council’s arts service to manage the art and design process and programme;

 

·       A sum of £8,000 to be paid and held in accordance with drawing ITB7141-SK-009 titled ‘potential additional footways’ for provision of footway and including land to be safeguarded for provision;

 

·       A sum of £10,000 towards the upgrading of the bus stop (known as Potley, The Estate) improvements including bus shelter and raised kerb.

and subject to the following conditions:

 

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

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.

 

2)    No development shall commence on site until details of the following matters (in respect of which approval is expressly reserved) have been submitted to, and approved in writing by, the Local Planning Authority:

 

a)    The scale of the development;

b)    The layout of the development;

c)    The external appearance of the development;

d)    The landscaping of the site;

The development shall be carried out in accordance with the approved details.

 

REASON: The application was made for outline planning permission and is granted to comply with the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995.

 

3)    An application for the approval of all of the reserved matters shall be made to the Local Planning Authority 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.

 

4)    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 buildings 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.

 

5)    The development shall not be commenced until a foul water drainage strategy is submitted and approved in writing by the local Planning Authority in consultation with Wessex Water acting as the sewerage undertaker.

 

A drainage scheme shall include appropriate arrangements for the agreed points of connection and the capacity improvements required to serve the proposed development phasing.

 

The drainage scheme shall be completed in accordance with the approved details and to a timetable agreed with the local planning authority.

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

 

6)    No development approved by this permission shall be commenced until a detailed surface water management scheme, together with supporting calculations, has been submitted to, and approved in writing by the Local Planning Authority. The submitted details shall clarify the intended future ownership and maintenance for all drainage works serving the site. The approved scheme shall be implemented and maintained in accordance with the approved programme and details.

REASON: To prevent any increased risk of surface water flooding.

 

7)    Any swales or other surface water storage elements shall not be sited within Flood Zones 3 or 2 or any other area prone to flooding. There shall be no landscaping or other works within Flood Zones 3 or 2. There shall be no landscaping or other works on land below 85.0mAOD as shown on the Site Topography drawing (Figure 3) within the FRA.

REASON: To prevent any increased risk of flooding. The precautionary figure of 85.0mAOD is given as the submitted FRA does not include any estimate of the present day or future (i.e. including climate change) 1 in 100 year flood level.

 

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

REASON: To protect controlled waters from pollution.

 

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

REASON: To prevent pollution of the water environment

 

10)An Urban Design and Landscape Framework Plan for the development of the site hereby permitted shall be submitted to the local planning authority no later than the first submission for approval of any of the reserved matters and shall be approved in writing by the local planning authority. The Urban Design and Landscape Framework Plan shall include details of:

 

a)    The location, orientation and heights of buildings;

b)    The format of the public realm, including all routes and spaces and the location of children's play areas;

c)    The location of open spaces available to the public, including their function and means of maintenance access;

d)    Tree and hedgerow protection plan;

e)    Landscaping details including planting plans, species and density of planting;

f)      Hard and soft landscaping details;

g)    Materials to be used in the construction of the dwellings;

h)    Plan for the upgrade of footpath CORM56 and link to the internal road network at the southern end of the site.

Development shall be carried out in accordance with the approved Urban Design and Landscape Framework Plan.

REASON: For the avoidance and in the interest of proper planning.

 

11)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.

         

12)No part of the development hereby permitted shall be occupied until the access, footways and crossing point has been completed in accordance with the details shown on the aproved plans ITB7141-SK-007RevA titled “Site Access – Avoiding Trees – option 4” and ITB7141-SK-008 titled ‘emergency access’. The areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

 

13)No part of the development shall be first occupied, until the visibility splays shown on the approved plans ITB7141-SK-007RevA titled “Site Access – Avoiding Trees – option 4” have been provided with no obstruction to visibility at or above a height of 0.6 above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

REASON: In the interests of highway safety.

 

14)No development shall commence on site until details of 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, including the timetable for provision of such works, have been submitted to and approved by the Local Planning Authority. The development shall not be 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 roads are laid out and constructed in a satisfactory

manner.

 

15)No more than 64 dwellings shall be developed on the application site edged red on the submitted Site Plan.

REASON: For the avoidance and in the interest of proper planning

 

16)The layout of the proposed development hereby permitted shall be broadly in accordance with plan number CSa/1867/106 Revision F.

REASON: For the avoidance and in the interest of proper planning

 

INFORMATIVE TO APPLICANT: Please be advised that nothing in this permission shall authorise the diversion, obstruction, or stopping up of any right of way that crosses the site.

 

INFORMATIVE TO APPLICANT: The consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a license may be required from Wiltshire's Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway.

 

INFORMATIVE TO APPLICANT: 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.