Agenda item

Proposals for 141 dwellings with associated landscaping, public open space, highways and infrastructure on land west of the A60, Redhill.

 

Robbie Locke of Cora Homes, the applicant, spoke in support of the application.

 

The Principal Planning Officer provided the following updates:

 

-        In the committee report there was a typo as it was detailed that 141 dwellings were proposed, when a total of 144 dwellings were actually proposed.

 

-        Two further letters of objection had been received, but all matters raised no new issues to those already contained within the published committee report.

 

-        One letter of support had been received, made on the grounds that the development would provide an affordable home for a local resident with specific special needs requirements; that they had been waiting for suitable premises, but none were available; and that buying a new home and adapting it to their needs would be financially prohibitive.

 

-        The Deputy Leader had made very late representation on the basis that a signalised traffic junction from Mansfield Road onto Adams Drive needed to be provided;  that sufficient measures should be in place to limit water run-off from the site into housing at Phase 1 at Lodge Close, Larkspur Avenue, Henry Street and Richmond Gardens; that a pedestrian only link should be provided link to the existing public footpath to the south of the site; that additional tree planting should be provided along the green space between private shared drive, the SUDS and the adjacent rear of the properties on Lodge Close, Larkspur Avenue, Henry Street and Richmond Gardens; and that there would be a loss of green space.

 

-        The Highway Authority had responded to state that a further condition should be added to require more details to be provided in respect of the submitted Travel Plan.   They also requested that obligations for bus stops could also be used to upgrade existing bus stop infrastructure.

 

He then went on to introduce the report.

 

                                                Councillor McCrossen left the meeting at 7.20pm

Councillor McCrossen re-joined the meeting at 7:21pm

 

RESOLVED:

 

To GRANT PLANNING PERMISSION: Subject to the owner entering into a planning obligation secured through a s106 legal agreement with the Borough Council as the Local Planning Authority and the County Council to secure affordable housing, education improvements; healthcare enhancements; bus stop installations; library improvements and a Local Labour Agreement; and subject to the conditions listed for the reasons set out in the report.

 

 

Conditions

 

 

1.       The development herby permitted shall commence before the expiration of 3 years from the date of this permission.

 

 

2.       The development authorised by this permission shall be carried out in complete accordance with the approved drawings and specification listed below: 

 

Site Location Plan   Plan Ref:      3424-01 A2   received 02 Feb 2021

Planning Layout      Plan Ref:      REDH-SK-001-I-A1 26 September 2023

Materials Layout      Plan Ref:      02352 - 005-A-A1          received 02 Feb 2024

Open Space Plan    Plan Ref:      Redh-SK-002-A1          received 13 September 2023

Proposed House Type M2 604     24/Three       Plan Ref: P243-22017-001      -A2 received 19 April 2023

Proposed House Type B2  24/Three       Plan Ref: P243-22017-002-A2          received 19 April 2023

Proposed House Type 834 HQ1 2.1       24/Three          Plan Ref: P243-22017-003-A2     received 19 April 2023

Proposed House Type 904 HQ1 3.1       24/Three          Plan Ref: P243-22017-004-A2     received 19 April 2023

Proposed House Type BH_725    24/Three       Plan Ref: P243-22017-005      -A2     received 19 April 2023

Proposed House Type BH_866    24/Three       Plan Ref: P243-22017-006      -A2     received 19 April 2023

Proposed House Type BH_891    24/Three       Plan Ref: P243-22017-007      -A2     received 19 April 2023

Proposed House Type BH_937    24/Three       Plan Ref: P243-22017-008      -A2     received 19 April 2023

Proposed House Type BH_986    24/Three       Plan Ref: P243-22017-009      -A2     received 19 April 2023

Proposed House Type BH_1030  24/Three       Plan Ref: P243-22017-010      -A2     received 19 April 2023

Proposed House Type BH_1142  24/Three       Plan Ref: P243-22017-011      -A2     received 19 April 2023

Proposed House Type BH_1196  24/Three       Plan Ref: P243-22017-012      -A2     received 19 April 2023

Proposed House Type BH_1220  24/Three       Plan Ref: P243-22017-013      -A2     received 19 April 2023

Proposed House Type BH_1290  24/Three       Plan Ref: P243-22017-014      -A2     received 19 April 2023

Proposed House Type BH_1324  24/Three       Plan Ref: P243-22017-015      -A2     received 19 April 2023

Proposed House Type BH_1420  24/Three       Plan Ref: P243-22017-016      A-A2   received 19 April 2023

Proposed House Type BH_1428  24/Three       Plan Ref: P243-22017-017      -A2     received 19 April 2023

Proposed House Type BH_1578  24/Three       Plan Ref: P243-22017-018      -A2     received 19 April 2023

Proposed House Type BH_1696  24/Three       Plan Ref: P243-22017-019      -A2     received 19 April 2023                              

Proposed Sectional Street Scenes          24/Three          Plan Ref: P243-22017-S01C-A0   received 19 April 2023

Landscape and Visual Baseline    Ref: edp4818_r004b- B- A4  received 02 Feb 2021

Phase 1 and 2 Geo-environmental Site Assessment          Ref:  RSK     302161 R01 A4       received 02 Feb 2021

Travel Plan   Ref: ADC-1759-RP-C-v3    3- A4  received 02 Feb 2021

Transport Assessment       Ref:  ADC-1759-RP-A-v4   4          A4      received 02 Feb 2021

Planning StatementChave Planning       Ref: 1046.R01.2   2        A4      received 02 Feb 2021

Arboricultural Technical Note       Ref: edp4818_r001a          A        A4      received 02 Feb 2021

Flood Risk Assessment     Ref: ADC-1759-RP-B-v2              received 02 Feb 2021

Design & Access Statement         received 02 Feb 2021

Swept Path Analysis Refuse Vehicle       Ref:  DR-400 B-A1      received 26 September 2023

s278 Arrangement Works - Phase 2 General ArrangementRef:  ADC2896-DR-101-P6-A1 received 26 September 2023

Proposed Highway Lighting & Electrical WorksVia          Ref:  H08630/4005-A2 received 26 September 2023

Traffic signalised junction arrangement overall scheme layout Ref: TP2150932/TS101 - A2 received 26 September 2023

Ecological Appraisal prepared by Environmental Dimensions Partnership LTd, Reference edp4818_r006a received 02 Feb 2021

 

 

3.       Occupation of any proposed dwellings shall not take place until such time as the site access arrangement via Adams Drive (Phase 1) as shown on drawing number Planning Layout Plan Ref: REDH-SK-001-I-A1 received on 26 September 2023 has been provided in full.

 

 

4.       No dwelling hereby approved shall take place until such time as the signal-controlled T-junction and associated works as detailed on s278 Arrangement Works - Phase 2 General Arrangement Ref:  ADC2896-DR-101-P6-A1 received 26 September 2023, Proposied Highway Lighting & Electrical Works Ref:  H08630/4005-A2 received 26 September 2023, and Traffic signalised junction arrangement overall scheme layout Ref: TP2150932/TS101 - A2 received 26 September 2023 drawings are fully complete and the signal control junction is operational

 

 

5.       Occupation of the proposed dwellings shall not take place until their respective driveway has been surfaced in a bound material (not loose gravel) for a minimum distance of 5.0 metres behind the highway boundary, and which shall be constructed with provision to prevent the discharge of surface water from the driveway to the public highway. The bound material and the provision to prevent the discharge of surface water to the public highway shall be retained for the lifetime of the development.

 

 

6.       Prior to the commencement of the development hereby approved, a Construction Management Plan (CMP) shall be submitted to and approved by the Local Planning Authority. The CMP shall provide details of, but not limited to, the following: a) Details of noise, dust and vibration suppression b) Details of any compound and welfare areas to include their location and appearance, heights of any cabins to be sited, and details of any associated external lighting. c) Details of on-site materials storage areas d) Details of on-site construction parking and manoeuvring area, including loading and unloading of plant and materials e) Details of any crusher to be used on site f) Details of any piling which is required g) Details of reasonable avoidance measures (RAMs) in respect of protected species h) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate i) Details of wheel washing facilities during construction j) A scheme for recycling/disposing of waste resulting from demolition and construction works. k) Details of the routing of deliveries and construction vehicles to site and any temporary access points. l) Details of any hoarding to be erected. The development shall be carried out in accordance with the approved details for its entire construction phase.

 

 

7.       No part of the development hereby approved shall commence until a detailed surface water drainage scheme based on the principles set forward by the approved Flood Risk Assessment (Plan Ref: ADC-1759-RP-B-v2) received on 02 Feb 2021 has been submitted to and approved in writing by the Local Planning Authority in consultation with the Lead Local Flood Authority. The scheme shall be implemented in accordance with the approved details prior to completion of the development. The scheme to be submitted shall: Demonstrate that the development will use SuDS throughout the site as a primary means of surface water management and that design is in accordance with CIRIA C753 and NPPF Paragraph 169.Limit the discharge generated by all rainfall events up to the 100 year plus 40% (climate change) critical rain storm to QBar rates for the developable area. Provide detailed design (plans, network details, calculations and supporting summary documentation) in support of any surface water drainage scheme, including details on any attenuation system, the outfall arrangements and any private drainage assets. Calculations should demonstrate the performance of the designed system for a range of return periods and storm durations inclusive of the 1 in 1 year, 1 in 30 year and 1 in 100 year plus climate change return periods. No surcharge shown in a 1 in 1 year; No flooding shown in a 1 in 30 year.; For all exceedance to be contained within the site boundary without flooding properties in a 100 year plus 40% storm. Evidence to demonstrate the viability (e.g Condition, Capacity and positive onward connection) of any receiving watercourse to accept and convey all surface water from the site. Details of STW approval for connections to existing network and any adoption of site drainage infrastructure.  Evidence of approval for drainage infrastructure crossing third party land where applicable. Provide a surface water management plan demonstrating how surface water flows will be managed during construction to ensure no increase in flood risk off site. Evidence of how the on-site surface water drainage systems shall be maintained and managed after completion and for the lifetime of the development to ensure long term effectiveness.

 

 

8.       All construction and/or demolition works on the site and all deliveries of construction materials to the site must only take place between the following hours: 0700 and 1900 on Mondays to Fridays (inclusive), and; 0800 and 1700 on Saturdays. There shall be no construction, demolition or associated deliveries whatsoever on the site on Sundays or on Bank or Public Holidays.

 

 

9.       The development hereby permitted must not be occupied or first brought into use until full details and timings of the biodiversity enhancements and protection measures as set out in the submitted Ecological Appraisal prepared by Environmental Dimensions Partnership LTd, Reference edp4818_r006a received 02 Feb 2021 have been submitted to and approved by the Local Planning Authority. Thereafter, the approved biodiversity improvements must be retained and be appropriately maintained on the site throughout the lifetime of the development.

 

 

10.      Notwithstanding the details contained within the landscape proposals contained on plan reference: Soft Landscape Proposals (ref: GL2077 01) - submitted 15th March 2023, the development hereby permitted must not be occupied or first brought into use until a further details of the Landscaping Scheme, have been submitted to and approved in writing by the Local Planning Authority. They shall include: a. details of all hard and soft landscaping features to be used and include the following: b. Detailed plans showing the location of all new trees and shrubs to be planted, including the number and/or spacing of shrubs in each shrub bed or hedgerow. c. A schedule of the new trees and shrubs (using their botanical/latin names) to be planted including their size at planting (height or spread for shrubs, height or trunk girth for trees); d. Plans showing the proposed finished land levels/contours of landscaped areas; e. Details of all proposed hard surfaces areas, retaining structures, steps, means of enclosure, surface finishes and any other hard landscaping features; f. Details of the protection measures to be used of any existing landscape features to be retained. The approved Landscaping Scheme must be carried out and completed in accordance with the approved details no later than during the first planting season (October - March) following either the substantial completion of the development hereby permitted or it being first brought into use, whichever is sooner. If, within a period of 5 years of from the date of planting, any tree or shrub planted as part of the approved Landscaping Scheme is removed, uprooted, destroyed, dies or become diseased or damaged then another tree or shrub of the same species and size as that originally planted must be planted in the same place during the next planting season following its removal. Once provided all hard landscaping works shall thereafter be permanently retained throughout the lifetime of the development.

 

 

11.      No development shall take place above damp proof course level until detailed drawings including materials, design, and heights of all boundaries treatments have been submitted to and approved by the Local Planning Authority.  No dwelling shall be occupied until such time as all boundary treatments are in place, which shall remain for the lifetime of the development.

 

 

12.      From the date of first occupation every dwelling built on the site shall be provided with access to electric vehicle (EV) charge point(s) in line with Part S of the Building Regulations. All EV charging points shall meet relevant safety and accessibility requirements and be clearly marked with their purpose; which should be drawn to the attention of new residents in their new home welcome pack / travel planning advice.

 

 

13.      The development hereby permitted must not be commenced until the tree protection measures as set out in the submitted Arboricultural Technical Note Ref: edp4818_r001a Rev A received on 02 Feb 2021 have been implemented in accordance with those approved details, with the exception of Tree reference G20 which can be removed due to it unsafe condition. Thereafter, all works to existing trees hereby given consent must be carried out in accordance with British Standard BS 3998:2010 Tree work - Recommendations. The approved tree protection measures must remain in place on the site throughout the construction of the development hereby permitted. No materials, supplies, plant, machinery, soil heaps, changes in ground levels or construction activities are permitted within the protected area(s) without the written agreement of Local Planning Authority.

 

 

14.      Prior to the commencement of development the following shall be submitted to and approved in writing by the Local Planning Authority:

 

a.        An assessment of the nature and extent of any potential contamination has been submitted to and approved in writing by the Local Planning Authority.  This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site.  Moreover, it must include; a survey of the extent, scale and nature of contamination and; an assessment of the potential risks to: human health, property, adjoining land, controlled waters, ecological systems, archaeological sites and ancient monuments.

b.        Where required, a detailed remediation scheme (to bring the site to a condition suitable for the intended use by removing unacceptable risks to critical receptors) should be submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, an appraisal of remedial options, and proposal of the preferred option(s), and a timetable of works and site management procedures.

c.        In the event that remediation is required to render the development suitable for use, the agreed remediation scheme shall be implemented in accordance with the approved timetable of works.  Prior to occupation of any building(s) a Verification Report (that demonstrates the effectiveness of the remediation carried out) must be submitted and approved in writing by the Local Planning Authority.

 

 

15.      In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority and once the Local Planning Authority has identified the part of the site affected by the unexpected contamination development must be halted on that part of the site. An assessment must be undertaken in accordance with the requirements above, and where remediation is necessary a remediation scheme, together with a timetable for its implementation and verification reporting, must be submitted to and approved in writing by the Local Planning Authority.

 

 

16.      Development shall not commence until an assessment of the air quality impacts (including exposure) of the proposal has been submitted to, and approved in writing by, the Local Planning Authority. The level of assessment/mitigation should be commensurate with the scale of development and should characterise the significance of the impact from all sources. Any air quality assessment should be carried out in accordance with relevant guidance by suitably qualified persons. Measures required, mitigating the air quality impacts of the development should be submitted to, and approved in writing by, the Local Planning Authority in the form of an Air Quality Mitigation Statement. Any mitigation measures shall be implemented before the completion of the development and shall thereafter be retained for the life of the development.

 

 

17.      No part of the development shall be commenced 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.

 

 

18.      Prior to the commencement of development hereby approved details of a Local Labour Agreement in relation to the construction phase of the development, and job creation once operational, shall be submitted to and approved in writing by the Local Planning Authority. The local labour agreement shall be implemented in accordance with the approved details thereafter.

 

 

19.      No dwelling hereby approved shall be occupied until such time as the associated visitor car parking space has been form, surfaced in a bound material (not loose gravel), and delineated and as a visitor parking space.  It shall thereafter be retained for the lifetime of the development.

 

Reasons

 

 

1.       To comply with the requirements of Section 91(1) of the Town and Country Planning Act 1990 (as amended).

 

 

2.       To define the permission and for the avoidance of doubt.

 

 

3.       In the interest of highway safety.

 

 

4.       In the interest of highway safety.

 

 

5.       In the interest of highway safety.

 

 

6.       Int he interests of protecting neighbouring amenity and to ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan.

 

 

7.       A detailed surface water management plan is required to ensure that the development is in accordance with NPPF and local planning policies. It should be ensured that all major developments have sufficient surface water management, are not at increased risk of flooding and do not increase flood risk off-site.

 

 

8.       To ensure that the occupiers of neighbouring properties are not adversely affected by unacceptable noise pollution from the development hereby permitted, and to comply with policies ASC10 and LPD26.

 

 

9.       To ensure the development contributes to the enhancement of biodiversity on the site having regard to Policy 18 - Protecting and Enhancing Biodiversity of the adopted Local Plan and Chapter 15 (Conserving and enhancing the natural environment) of the National Planning Policy Framework (2023).

 

 

10.      To ensure the development creates a visually attractive environment and to safeguard against significant adverse effects on the landscape character of the area having regard to Policy LDP19 - Landscape Character and Visual Impact.

 

 

11.      To define the permission, to protect neighbouring amenity and to comply with policies ASC10 and LPD26.

 

 

12.      To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality within the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan.

 

 

13.      To ensure the adequate protection of the existing trees and hedgerows on the site during the construction of the development having regard to regard to having regard to Policy LDP19 - Landscape Character and Visual Impact of the adopted Local Plan and Chapter 15 (Conserving and Enhancing the Natural Environment) of the National Planning Policy Framework (2023).

 

 

14.      To ensure the development is safe and suitable for use.

 

 

15.      To ensure the development is safe and suitable for use.

 

 

16.      To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration paragraph 192 of the National Planning Policy Framework (2023) and Policy LPD11.

 

 

17.      To ensure the character of the area and residential amenity is respected and to comply with policies ACS10 and LPD32.

 

 

18.      To seek to ensure that the construction of the site employs wherever possible local people ad assists economic growth in the area and to accord with Policy LPD 48.

 

 

19.      In the interest of highway safety and to define the permission having regard to Local Planning Document Policies LPD 57 and 61, and the Parking Provision for residential developments Supplementary Planning Document.

 

 

 

Notes to Applicant

 

The principle of the development accords with the objectives of national and local planning policies, in particular as the site is a housing allocation in the adopted Local Planning Document. It is considered that the proposed 141 dwellings could be accommodated on the site in a manner that would not cause undue harm to visual and residential amenity, highway safety and ecological interests or would cause flood risk concerns. It is therefore considered that the granting of planning permission would fully accord with the objectives of the relevant planning policies set out in the National Planning Policy Framework, Aligned Core Strategy, Local Planning Document and Supplementary Planning Documents.

 

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 38 of the National Planning Policy Framework (2018). Negotiations have taken place during the determination of the application to address adverse impacts identified by officers. Amendments have subsequently been made to the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and a favourable recommendation.

 

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, then 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.  The Advanced Payments Code in the Highways Act 1980 applies and under section 219 of the Act payment 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 with regard to 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. It is strongly recommended that the developer contact the Highway Authority at an early stage to clarify the codes etc. with which compliance will be required in the particular circumstance, and it is essential that design calculations and detailed construction drawings for the proposed works are submitted to and approved by the County Council (or District Council) in writing before any work commences on site. Correspondence with the Highway Authority should be addressed to: hdc.south@nottscc.gov.uk 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.

 

Please note that should protected species be found on site during the development there would be a requirement to seek the advice of a suitably qualified ecologist and comply with the Wildlife and Countryside Act.

 

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).

 

5.       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

 

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 also note that there are planning obligation made under the provisions of Section 106 of the Town and Country Planning Act 1990 (as amended) the purpose of which is to exercise controls to secure the proper planning of the area. The planning obligation runs with the land and not with any person or company having an interest therein.

 

It is strongly recommended that the developer contact the Highway Authority at an early stage to clarify the codes etc. with which compliance will be required in the particular circumstance, and it is essential that design calculations and detailed construction drawings for the proposed works are submitted to and approved by the County Council (or District Council) in writing before any work commences on site. Correspondence with the Highway Authority should be addressed to: hdc.south@nottscc.gov.uk