Agenda item

Proposal

Approval of reserved matters (appearance, landscaping, layout and scale) following the outline approval of WA/2014/2384) erection of 120 new dwellings with associated parking, landscaping, open space and works (revision of WA/2017/1917).

Recommendation

That, subject to conditions 1-15 and informatives 1-4, permission be GRANTED for the reserved matters

Proposal

Approval of reserved matters (appearance, landscaping, layout and scale) following the outline approval of WA/2014/2384) erection of 120 new dwellings with associated parking, landscaping, open space and works (revision of WA/2017/1917).

With reference to the report circulated with the agenda, Officers presented a summary of the planning context for making a decision on the application, and the proposed development including site plans and the layout. Officers outlined the determining issues and those matters of a more subjective nature. It was noted that since the agenda had been published there had been an amended National Planning Policy Framework (NPPF) published. This was a material planning consideration in planning decisions. However, the document retained a focus on housing delivery and a presumption in favour of sustainable development and did not alter the conclusions of the agenda report.

Since the publication of the agenda, there had been further responses from consultees who raised no objection subject to the inclusion of appropriate conditions. The applicants had also requested revisions to a number of the conditions. Officers considered the majority of suggested changes to be reasonable, and therefore proposed amendments to conditions 2, 5, 7 and 9.

An additional update sheet was also provided by officers. This contained officers’ responses to third party and Parish Council representations.

Debate

The Committee considered the application and revised recommendation as noted in the update sheet which proposed a number of amendments to the conditions. The Committee was pleased that a brownfield site was being used for this development, but was disappointed with the proposed layout which it felt was very regimented and lacked imagination. Members acknowledged, however, that in order to accommodate the 120 dwellings approved at outline, the options for layout would inevitably be constrained.

Concerns were raised over the 2½ storey houses and Members asked for clarification as to whether there were any windows in the rear elevations as this could cause overlooking issues. Officers confirmed that there were no dormer windows on the rear elevations of the properties to the north of the site.

Some questions were asked in relation the ancient woodland, electric vehicle charging points, and the access road, however officers advised that these issues had already been addressed at outline stage.

The Committee agreed to add three further conditions, regarding the removal of permitted development rights in the roof space, landscaping to the north eastern corner of the site, and the establishment of a community liaison group.

The Committee moved to the recommendation (as noted below). Put to the vote, 17 voted in favour, none against and there were 4 abstentions.

Decision

RESOLVED that permission be GRANTED subject to conditions 1, 3, 4, 6, 8, 10, 11, 12, 13, 14 and 15 set out in the report, conditions 2, 5, 7, 9, and 16 noted on the update sheet, and additional conditions 17, 18 and 19 set out below, as well as informatives 1-4 as set out in the report.

17.       Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking or re-enacting that Order with or without modification), no extensions or alterations to the roof, as specified in Schedule 2 Part 1 Classes B and C of the above mentioned order, to any of the dwelling houses hereby permitted shall be constructed, without the written permission of the Local Planning Authority.

Reason

In the interest of the amenities of the area, in accordance with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

18.       Condition

Prior to the first occupation of the development a detailed landscaping scheme shall be submitted to and approved by the Local Planning Authority in writing.  The landscaping scheme shall be carried out strictly in accordance with the agreed details and shall be carried out within the first planting season after first occupation of the development or as otherwise agreed in writing with the Local Planning Authority.  The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective.  Such replacements to be of same species and size as those originally planted.

Reason

In the interest of the amenities of the area, in accordance with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

19.       Condition

Prior to the commencement of development a scheme of Community Liaison shall be submitted to and agreed by the Local Planning Authority in writing. The development shall be carried out in accordance with the approved details.

Reason

In the interest of the amenities of the area, in accordance with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002. This is a pre commencement condition as it relates to the construction process.