Agenda item

Reserved Matters Application for the erection of 199 dwellings (C3), including 10 affordable units, and the associated infrastructure including landscaping, community uses/changing rooms (D2), playing pitches, a NEAP and public open space and an ecological park.

The Service Manager – Development Services introduced the report and verbally updated Members on additional conditions relating to the submission and approval of materials for the external elevations of the development and the hard landscaping.  Further to publication of the report, two additional letters of representation were received.

Mr Chris Gowlett spoke in support of the application on behalf of the applicant.

RESOLVED:           

That the Borough Council grants approval for the details set out in the reserved matters relating to layout, scale, appearance and landscaping, subject to the following amended conditions:

Conditions

 1         The reserved matters hereby granted shall be constructed in accordance with the following approved plans:  TGDP/TCG-Ph1/PL1 REV B; TGDP/TCG-Ph1/AHP, TGDP/TCGN/CS1 REV A, TGDP/TCGN/ALN,  TGDP/TCGN/BIC REV A, TGDP/TCGN/CHE REV A, TGDP/TCGN/CLA, TGDP/TCGN/COR REV B, TGDP/TCGN/HAN REV A, TGDP/TCGN/HAT REV A, TGDP/TCGN/KEN REV A, TGDP/TCGN/LEI-FEA  REV A, TGDP/TCGN/LEI REV A, TGDP/TCGN/LUM, TGDP/TCGN/ROS,  TGDP/TCGN/RUF REV A,  TGDP/TCGN/WIN REV A & TGDP/TCGN/YAR received on 30 October 2017 and JBA 16/196 01 Rev A, JBA 16/196 02 Rev A, JBA 16/196 03 Rev A, JBA 16/196 04 Rev A, JBA 16/196 05 Rev A,  16-196-DT01, JBA 16/196 11 Rev B, JBA 16/196 12 Rev B, JBA 16/196 13 Rev B, JBA 16/196 14 Rev C, JBA 16/196 15 Rev C, JBA 16/196 16 Rev C,TEA/PL/06 C, TEA/PL/06 Rev A ,  SGD-01 REV C and  ADC1612-DR-051-P4 received by the Local Planning Authority on the 6, 10 and 13 November 2017.

 2         Before the development of the sport pitches and associated facilities hereby permitted commences a detailed  assessment of ground conditions of the land proposed for the outdoors sports pitches/playing fields shall be undertaken (including drainage and topography) in consultation with Sport England, to identify constraints which could affect playing field quality. Based on the results of this assessment, a detailed scheme shall be submitted to and approved in writing by the Local Planning Authority before the development of the sport pitches and associated facilities is to be commenced. The scheme shall ensure that the sports pitches/playing fields would be provided to an acceptable quality and constructed and laid out in accordance with standards and methodologies set out in the guidance note "Natural Turf for Sport" (Sport England 2011), which shall include where appropriate pitch under drainage and a scheme of maintenance. The sport pitches/playing fields shall thereafter be implemented and maintained in accordance with the approved scheme.

 3         Before the development of the sport pitches and associated facilities hereby permitted commences, details of the proposed floodlights and columns relating to their siting, design, appearance, height, together with an assessment of light spillage to restrict any predominant spillage of light occurring to neighbouring land including the impact on biodiversity related matters shall be submitted to and approved in writing by the Local Planning Authority. The floodlights shall be constructed strictly in accordance with the approved details.

 4         The approved floodlights shall not be operational (illuminated) between 22:00hrs and midnight or between midnight and 07:30 hrs on any day.

 5         The sports pitches/playing fields hereby permitted shall be used solely for the purposes of outdoor sport and for no other purpose within Class D2 of the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that class in statutory instrument revoking and re-enacting that order with or without modification.

 6         Before development hereby approved is first commenced, precise details and elevations of the community hub / changing rooms development shall be submitted to and approved in writing by the Local Planning Authority.  Details of the materials to be used in the construction of the external surfaces of the development hereby permitted (including details of all new external doors/window frames and decorative details), shall be submitted to the Local Planning Authority in writing. The development shall thereafter be completed only in accordance with the approved details and materials.

 7         No part of the development hereby permitted shall be brought into use until the visibility splays shown on drawing no. TDGP/TCG-Ph1/PL1 Rev B - Planning Layout Ph1 are provided. The area within the visibility splays referred to in this condition shall thereafter be kept free of all obstructions, structures or erections exceeding 0.6 metres in height above carriageway level.

 8         No part of the development hereby permitted shall be brought into use until the associated parking/turning/servicing areas are surfaced in a hard bound material (not loose gravel) for 5 metres behind the highway boundary.  The surfaced parking/turning/ servicing areas shall be maintained in such hard bound material for the life of the development.

 9         No part of the development hereby permitted shall be brought into use until the access driveway / parking / turning areas is constructed with provision to prevent the unregulated discharge of surface water from the driveway/parking/turning areas to the public highway in accordance with details first submitted to and approved in writing by the LPA. The provision to prevent the unregulated discharge of surface water to the public highway shall then be retained for the life of the development.

10        Notwithstanding the submitted details, prior to the commencement of development, precise details of all external facing and roofing materials to be used in the construction of the hereby approved dwellings shall be submitted to and approved in writing by the Local Planning Authority.

11        Notwithstanding the submitted details, prior to the commencement of development, precise details of all hard landscaping materials to be used in the construction of private driveways shall be submitted to and approved in writing by the Local Planning Authority.

Reasons

 1         For the avoidance of doubt.

 2         To ensure that the appropriate designed and equipped playing/sports facilities are provided which are fit for purpose and comply with saved Policies ENV1 and R1 in the Replacement Gedling Borough Council Local Plan (2005) (certain policies Saved 2014) and Policies 10 and 13 of the Aligned Core Strategy (September 2014) and comply with the objectives of the National Planning Policy Framework.

 3         To ensure that the site is not used in a manner likely to cause significant light nuisance or disturbance or loss of visual amenities to nearby and future occupiers and to protect and minimise any potential adverse impacts on biodiversity interests and comply with saved Policies ENV1 and ENV36 in the Replacement Gedling Borough Council Local Plan (2005) (certain policies Saved 2014) and Policies 10 and 17 of the Aligned Core Strategy (September 2014) and the aims and objectives of the National Planning Policy Framework.

 4         To ensure that the site is not used in a manner likely to cause significant light nuisance or disturbance or loss of visual amenities to nearby and future occupiers and to protect and minimise any potential adverse impacts on biodiversity interests and comply with saved Policies ENV1 and ENV36 in the Replacement Gedling Borough Council Local Plan (2005) (certain policies Saved 2014) and Policies 10 and 17 of the Aligned Core Strategy (September 2014) and the aims and objectives of the National Planning Policy Framework.

 5         To ensure the facility is managed and maintained to deliver effective and efficient sporting facilities that are fit for purpose, sustainable and meet with the aims and objectives of the National Planning Policy Framework.

 6         To protect the visual amenities of the locality and nearby residential occupiers and to ensure that the development would be constructed of materials, texture and design quality and comply with saved Policy ENV1 in the Replacement Gedling Borough Council Local Plan (2005) (certain policies Saved 2014).

 7         In the interests of highway safety.

 8         To ensure that adequate off-street parking provision is made to reduce the possibility of the proposed development leading to on-street parking problems in the area.

 9         To ensure surface water from the site is not deposited on the public highway causing dangers to road users.

10        In the interest of visual amenity.

11        In the interest of visual amenity.

Reasons for Decision

Notes to Applicant

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 6C's Design Guide in conjunction with Highway Development Control's requirements for Nottinghamshire County Council as the Highway Authority: (a) 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; (b) It is essential that design calculations and detailed construction drawings for the proposed works are submitted to and approved by the County Council (or Borough Council) in writing before any work commences on site.Correspondence with the Highway Authority should be addressed to:- Highways Development Control Section Highways (South)

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762   6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk.Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com.

The Borough Council seeks to be proactive and act in a positive manner as required by Paragraphs 186 & 187 of the National Planning Policy Framework. The Borough Council has acted on this advice.

The Borough Council requests that the applicant considers incorporating provision for residential dwellings (with dedicated parking) to have dedicated outside electric power points, to allow residents to charge electric/hybrid vehicles into the future (see IET Code of Practice for EV Charging Equipment Installation). Also, consideration should be given to the installation of Low NOx Boilers: DEFRA, in their document entitled 'improving air quality in the UK' - Tackling nitrogen dioxide in our towns and cities' Dec 2015, are keen to encourage further use of low NOx boilers both in domestic and commercial premises.

This application relates solely to the matters reserved by condition attached to outline planning permission reference 2013/0546 and any subsequent Section 73 application to vary details approved for this phase of development. Prior to development commencing all outstanding pre commencement matters reserved by condition attached to this approval 2017/0800 and any outstanding matters attached to outline planning approval 2013/0546, Section 73 Application 2017/0999 or any subsequent Section 73 application, whichever is relevant, must be approved in writing.

Date Recommended: 30th October 2017