Agenda item

Reserved matters approval (access, appearance, landscaping, layout and scale) for the erection of 433 dwellings pursuant to outline permission 2015/1376.

 

Janet Stirzaker - Head of Partnerships at Keepmoat Homes (The Applicant), spoke in support of the application.

 

The Principal Planning Officer introduced the report after giving the following update:

 

He explained that further to the publication of the report and following receipt of a letter from a local resident, amended plans had been submitted that showed a pedestrian link from Arnold Lane to the turning head of road 22A, adjacent to plots 575 and 576, which would aid pedestrian movements through the site and link to the Council’s green lung. 

 

He added that as a result the drawing numbers outlined in draft condition 1 would need updating and that drawings 100, 101 and 102 would become revision M. 

 

He concluded that it was recommended the application be granted reserved matters approval, subject to the conditions outlined in the report as updated. 

 

RESOLVED:

 

To grant reserved matters approval subject to the conditions listed below and for the reasons set out in the report.

 

Conditions

 

1.       This permission shall be read in accordance with the application form and following list of approved drawings:

 

M018-ABA-XX-DR-A-100 Rev M                      Part L Site Plan - Sheet 1

 

M018-ABA-XX-DR-A-101 Rev M                      Part L Site Plan - Sheet 2

 

M018-ABA-XX-DR-A-102 Rev M                      Part L Site Plan - Sheet 1

 

M018-ABA-XX-DR-A-103                                  Building For Healthy Life Document

 

M018-ABA-XX-DR-A-104                                  Location Plan

 

M018-ABA-XX-DR-A-105 Rev B                       Boundary Treatment Plan - Sheet 1

 

M018-ABA-XX-DR-A-106 Rev B                       Boundary Treatment Plan - Sheet 2

 

M018-ABA-XX-DR-A-107 Rev B                       Materials Plan - Sheet 1

 

M018-ABA-XX-DR-A-108 Rev B                       Materials Plan - Sheet 2

 

M018-ABA-XX-DR-A-109 Rev B                       Storey Heights Plan - Sheet 1

 

M018-ABA-XX-DR-A-110 Rev B                       Storey Heights Plan - Sheet 2

 

M018-ABA-XX-DR-A-111 Rev B                       Parking Strategy Plan - Sheet 1

 

M018-ABA-XX-DR-A-112 Rev B                       Parking Strategy Plan - Sheet 2

 

M018-ABA-XX-DR-A-113 Rev C                       Gedling 2 Street Scenes

 

M018-ABA-XX-DR-A-114                       Gedling 2 Site Sections

 

M018-ABA-XX-DR-A-115                       Gedling 2 Apartment Block Extract

 

M018-ABA-XX-DR-A-116                       Gedling 2 Site Entrance Street Scene

 

 

M018-ABA-BA-DR-A-200-Bamburgh_Rural       Bamburgh Rural Floor Plans

 

M018-ABA-BA-DR-A-201-Bamburgh_Rural       Bamburgh Rural Elevations

 

M018-ABA-BEL-DR-A-202-Belmont_Rural        Belmont Rural GA Plans and Elevations

 

M018-ABA-CA-DR-A-203-Caddington_Rural     Caddington Rural GA Plans and Elevations

 

M018-ABA-EA-DR-A-204-Eaton_Rural              Eaton Rural GA Plans and Elevations

 

M018-ABA-HA-DR-A-205-Halstead_Rural         Halstead Rural GA Plans and Elevations

 

M018-ABA-HAR-DR-A-206-Hardwick_Rural      Hardwick Rural GA Plans and Elevations

 

M018-ABA-KE-DR-A-207-Kendal_Rural            Kendal Rural GA Plans and Elevations

 

M018-ABA-LA-DR-A-208-Lawton_Rural            Lawton Rural GA Plans and Elevations

 

M018-ABA-RO-DR-A-209-Rothway_Rural         Rothway Rural GA Plans and Elevations

 

M018-ABA-ST-DR-A-210-Staveley_Rural          Staveley Rural GA Plans and Elevations

 

M018-ABA-WA-DR-A-211-Warwick_Rural         Warwick Rural Floor Plans

 

M018-ABA-WA-DR-A-212-Warwick_Rural         Warwick Rural Elevations

 

M018-ABA-WE-DR-A-213-Wentworth_Rural     Wentworth Rural Floor Plans

 

M018-ABA-WE-DR-A-214-Wentworth_Rural     Wentworth Rural Elevations

 

M018-ABA-BEL-DR-A-216-Belmont_Rural        Belmont Rural GA Plans and Elevations

 

M018-ABA-HA-DR-A-217-Halstead_Rural         Halstead Rural GA Plans and Elevations

 

M018-ABA-LA-DR-A-218-Lawton_Rural            Lawton Rural GA Plans and Elevations

 

M018-ABA-RO-DR-A-219-Rothway_Rural         Rothway Rural GA Plans and Elevations

 

M018-ABA-Apart-01-DR-A-220                         Apartment Block Rural

 

M018-ABA-1038-DR-A-225-1038_Traditional    1038 Split Level House Type GA Plans and Elevations

 

M018-ABA-1350-DR-A-226-1350_Traditional    1350 Split Level House Type GA Plans and Elevations

 

M018-ABA-BA-DR-A-227-Bamburgh_Traditional         Bamburgh Traditional Floor Plans

 

M018-ABA-BA-DR-A-228-Bamburgh_Traditional         Bamburgh Traditional Elevations

 

M018-ABA-BE-DR-A-229-Belmont_Traditional  Belmont Traditional GA Plans and Elevations

 

M018-ABA-CA-DR-A-230-Caddington_Traditional Caddington Traditional GA Plans and Elevations

M018-ABA-HA-DR-A-231-Halstead_TraditionalHalstead Traditional GA Plans and Elevations

 

M018-ABA-KE-DR-A-232-Kendal_Traditional    Kendal Traditional GA Plans and Elevations

 

M018-ABA-LA-DR-A-233-Lawton_Traditional    Lawton Traditional GA Plans and Elevations

 

M018-ABA-RO-DR-A-234-Rothway_TraditionalRothway Traditional GA Plans and Elevations

 

M018-ABA-ST-DR-A-235-Staveley_Traditional  Staveley Traditional GA Plans and Elevations

 

M018-ABA-WA-DR-A-236-Warwick_TraditionalWarwick Traditional Floor Plans

 

M018-ABA-WA-DR-A-237-Warwick_TraditionalWarwick Traditional Elevations

 

M018-ABA-WE-DR-A-238-Wentworth_Traditional Wentworth Traditional Floor Plans

 

M018-ABA-WE-DR-A-239-Wentworth_Traditional Wentworth Traditional Elevations

 

M018-ABA-WE-DR-A-240-Windsor_TraditionalWindsor Traditional Floor Plans

 

M018-ABA-WE-DR-A-241-Windsor_TraditionalWindsor Traditional Elevations

 

M018-ABA-WE-DR-A-242-Lewes_Traditional    Lewes Traditional Floor Plans

 

M018-ABA-WE-DR-A-243-Lewes_Traditional    Lewes Traditional Elevations

 

M018-ABA-1038-DR-A-245-1038_Urban                     1038 Urban GA Plans and Elevations

 

M018-ABA-1350-DR-A-246-1350_Urban                     1350 Urban GA Plans and Elevations

 

M018-ABA-BA-DR-A-247-Bamburgh_Urban      Bamburgh Urban GA Floor Plans

 

M018-ABA-BA-DR-A-248-Bamburgh_Urban      Bamburgh Urban GA Elevations

 

M018-ABA-BE-DR-A-249-Belmont_Urban         Belmont Urban GA Plans and Elevations

 

M018-ABA-CA-DR-A-250-Caddington_Urban   Caddington Urban GA Plans and Elevations

 

M018-ABA-HAR-DR-A-251-Hardwick_Urban     Hardwick Urban GA Plans and Elevations

 

M018-ABA-KE-DR-A-252-Kendal_Urban                     Kendal Urban GA Plans and Elevations

M018-ABA-LA-DR-A-253-Lawton_Urban                     Lawton Urban GA Plans and Elevations

 

M018-ABA-RO-DR-A-254-Rothway_Urban        Belmont Urban GA Plans and Elevations

 

M018-ABA-WA-DR-A-255-Warwick_Urban        Warwick Urban GA Plans and Elevations

 

M018-ABA-WIN-DR-A-256-Windsor_Urban       Windsor Urban GA Plans and Elevations

 

M018-ABA-BE-DR-A-260-Belmont_2018                     Belmont 2018 Rural Floor Plans

 

M018-ABA-BE-DR-A-261-Belmont_2018                     Belmont 2018 Rural Elevations

 

M018-ABA-CA-DR-A-262-Caddington_2018     Caddington 2018 Rural GA Floor Plans and Elevations

 

M018-ABA-HAR-DR-A-263-Hardwick_2018       Hardwick 2018 GA Floor Plans and Elevations

 

M018-ABA-STA-DR-A-264-Staveley_2018        Staveley 2018 Rural Floor Plans and Elevations

 

M018-ABA-HA-DR-A-265-Halstead_2018          Staveley 2018 Rural Floor Plans and Elevations

 

M018-ABA-HAR-DR-A-266-Hardwick_2018       Hardwick 2018 Rural Floor Plans

 

M018-ABA-HAR-DR-A-267-Hardwick_2018       Hardwick 2018 Rural Elevations

 

M018-ABA-KE-DR-A-268-Kendal_2018             Kendal 2018 Rural Floor Plans and Elevations

 

M018-ABA-WA-DR-A-269-Warwick_2018         Warwick 2018 Rural Floor Plans and Elevations

 

M018-ABA-WI-DR-A-270-Windsor_2018           Windsor 2018 Rural Floor Plans and Elevations

 

M018-ABA-BA-DR-A-271-Bamburgh_2018       Bamburgh 2018 Rural Floor Plans

 

M018-ABA-BA-DR-A-272-Bamburgh_2018       Bamburgh 2018 Rural Elevations

 

M018-ABA-HAR-DR-A-273-Hardwick_2018       Hardwick 2018 Rural Floor Plans

 

M018-ABA-HAR-DR-A-274-Hardwick_2018       Hardwick 2018 Rural Floor Plans

 

M018-ABA-KE-DR-A-275-Kendal_2018             Kendal 2018 Rural Floor Plans and Elevations

 

M018-ABA-WIN-DR-A-277-Windsor_2018         Windsor 2018 Rural Floor Plans and Elevations

 

MO18-ABA-APARTMENT-01-DR-A-280           Apartment Block Floor Plans - Block 620-643

 

MO18-ABA-APARTMENT-01-DR-A-281           Apartment Block Floor Plans - Block 620-643

 

MO18-ABA-APARTMENT-01-DR-A-282           Apartment Block Elevations - Block 620-643

 

MO18-ABA-APARTMENT-01-DR-A-284           Apartment Block Floor Plans - Block 644-655

 

MO18-ABA-APARTMENT-01-DR-A-285           Apartment Block Elevations - Block 644-655

 

M018-ABA-XX-DR-A-600_Das.doc

 

Development shall thereafter commence in accordance with the approved plans.

 

2.       Prior to above ground works commencing, and notwithstanding condition 1 above, details in respect of materials to be used in the external appearance of the dwellings shall be submitted to and approved in writing.  Development shall proceed in accordance with the details as approved.

 

3.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (and any order revoking, re-enacting or modifying that Order), other than development expressly authorised by this permission, there shall be no development under Schedule 2, Part 1 of the Order in respect of Class E: buildings etc incidental to the enjoyment of a dwellinghouse in respect of the land to the rear and east of plots 676-677 and 962-963.

 

4.       Notwithstanding details submitted, prior to above grounds works commencing, a scheme of landscaping showing the location, species and size of specimens to be planted shall be submitted to and approved in writing by the Local Planning Authority.  The scheme as approved shall be carried out in the first planting season following the completion of each development phase. Any trees, shrubs or plants that die within a period of five years from the completion of each development phase, or are removed and/or become seriously damaged or diseased in that period, shall be replaced (and if necessary continue to be replaced) in the first available planting season with others of similar size and species.

 

5.       Prior to above ground works commencing, details of Traffic Calming within the site shall be submitted to and approved in writing by the Local Planning Authority.  Development shall proceed in accordance with the approved plans.

 

6.       No above ground works shall commence until details of the existing and proposed ground and finished floor levels of the site and approved building[s] have been submitted to and approved in writing by the local planning authority.  The development shall be carried out thereafter in accordance with the approved details.

 

Reasons

 

1.       For the avoidance of doubt.

 

2.       To ensure the character of the area is respected and to comply with policy ASC10.

 

3.       To ensure the development is safe and suitable for use, thereby taking into consideration paragraph 183 of the National Planning Policy Framework and policy LPD7 of the Councils Local Plan.

 

4.       To ensure the character of the area is respected and to comply with policies ASC10, LPD18 and LPD19.

 

5.       To ensure Highway Safety is respected and to comply with policy LPD61.

 

6.       To ensure the character of the area is respected and to comply with policy ASC10 and LPD32.

 

Notes to Applicant

 

It is an offence under S148 and S151 of the Highways Act 1980 to deposit mud on the public highway and as such you should undertake every effort to prevent it occurring.

 

The applicant should note that notwithstanding any planning permission that if any highway forming part of the development is to be adopted by the Highways Authority.  The new roads and any highway drainage will be required to comply with the Nottinghamshire County Council's current highway design guidance and specification for roadworks  Highway design guide | Nottinghamshire County Council.

 

The Advanced Payments Code in the Highways Act 1980 applies and under section 219 of the Act payments will be required from the owner of the land fronting a private street on which a new building is to be erected. The developer should contact the Highway Authority regarding compliance with the Code, or alternatively to the issue of a Section 38 Agreement and bond under the Highways Act 1980. A Section 38 Agreement can take some time to complete. Therefore, it is recommended that the developer contact the Highway Authority as early as possible and it is essential that design calculations and detailed construction drawings for the proposed works are submitted to and approved by the County Council in writing and appropriate agreements are entered into before any highway work commences on site.

 

Please contact the Highway Authority for details hdc.south@nottscc.gov.uk.

 

Plots 676-677 and 962-963, which are one bed flat units, are still within the standoff zone but the plots are outside of the approximate line of the historic landfilled area.  The Rediation Strategy to be submitted in support of the larger site for 400 dwellings shall include:

 

o        The exact edge of the historic landfilled area is surveyed and demarked on site to ensure the correct position of the fence line and building of Plots 676/962 does not impinge on the landfilled area.

 

o        Plots 672 - 676/962 the gas protection measures are part of the plots which are independently verified. (those within the standoff zone)

 

This could be carried out under a model planning condition for Remediation and Verification.

 

It is noted that the Design Access Statement says in Section 4.0:

 

'Car charging infrastructure will be supplied to each plot which the house owner can then add their own charging socket for electric vehicles at a later date'.

 

This is welcome and notwithstanding moves from Government to mandatorily require EV charging on all new development in 2022; it is recommended that from the date of first occupation every property built on the site is provided with one or more dedicated vehicle parking spaces and/or a garage shall be provided with access to an electric vehicle (EV) charge point. Charge points must have a minimum power rating output of 7kW on a dedicated circuit, capable of providing a safe overnight charge to an electric vehicle.

 

The developer is encouraged to consider upgrading the EV charging facilities to incorporate mode 3 charging capability as this will help future proof the development and improve its sustainability. A suitable electrical socket can be provided to allow 'Mode 3' charging of an electric vehicle, allowing Smart charging of electric vehicles.

 

All electrical circuits/installations shall comply with the electrical requirements of BS7671:2008 as well as conform to the IET code of practice on Electrical Vehicle Charging Equipment installation (2015).

 

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website.

 

The proposed development has been assessed and it is the Council's view that CIL IS PAYABLE on the development hereby approved as is detailed below.  Full details about the CIL Charge including, amount and process for payment will be set out in the Regulation 65 Liability Notice which will be sent to you as soon as possible after this decision notice has been issued.  If the development hereby approved is for a self-build dwelling, residential extension or residential annex you may be able to apply for relief from CIL.  Further details about CIL are available on the Council's website or from the Planning Portal: www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil

 

In respect of remediation required for the site your attention is drawn to conditions 16, 17 and 18 of outline permission 2015/1376.  In respect of the larger site for 400 dwellings this would include a remediation strategy and verification report, whereas for the site comprising 33 dwellings this would a phase 1 report, remediation strategy and verification report.  If you require further detailed clarification in respect of the above you are advised to contact our Environmental Health team.