Case No. 18/01603/REMMAJ Item No.03

Location: Land Off Road, Killinghall, North , ,

Proposal: Reserved matters application for appearance, landscaping, layout and scale under outline permission 18/03162/DVCMAJ for erection of up to 73 dwellings with access considered.

Applicant: Strategic Team Maintenance Co Ltd _ Yorkshire Housing Limite

Access to the case file on Public Access can be found here:- view file Reason for report: This application is to be presented to the Planning Committee because the development is for more than 49 dwellings.

SUMMARY

The proposal would contribute to meeting the District’s housing land supply and assist in maintaining the supply of open market and affordable units. Subject to the accompanying Section 73 application having been approved and the matters relating to landscape to having been resolved and internal highway arrangements having been confirmed as acceptable, no adverse harm arises that would significantly or demonstrably outweigh the benefits identified when considered against the policies in the Framework taken as a whole. The proposal therefore forms sustainable development and does not conflict with the development plan that are not out of date. Material considerations in weigh in favour of the scheme; including the provisions of the Framework and paragraph 11 in particular, warrant approval of the application subject to the completion of a S106 addressing matters including open space provision and maintenance.

RECOMMENDATION: Defer and Approve subject to conditions and a S106 Agreement

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1.0 SITE DESCRIPTION

1.1 This is a site of 3.2ha to the east of the existing built form of Killinghall, north from Crofters Green / Nidd House Farm to a point around 20m from the access to Hazlecroft / Hamilton Grange. A former cricket ground, the land form is gently sloping down north eastwards towards the .

1.2 To the south east are the land and buildings at Nidd House Farm where outline planning permission for 75 dwellings was allowed on appeal in December 2016. The north west to south west side of the site is adjoined by the existing built form of the village; primarily residential properties with the boundaries to their gardens formed by hedgerows and fenced boundaries, there is also a public house whose car park lies next to the boundary formed by a close boarded fence. To the north east is open countryside with native hedgerow boundaries and occasional trees in hedgerows.

1.3 The application site has a short frontage to the A61 Ripon Road of 23m set between York Place and no.60 Ripon Road. This is the point of access as approved on 30 August 2017 by an outline permission for up to 73 dwellings.

1.4 A Section 73 application has been submitted to vary the original outline application to permit the felling of two trees that otherwise affect the highway access to the site, and the non-provision of an ecological wetland due to a piped drainage system.

2.0 PROPOSAL

2.1 This application seeks approval on the basis of the Section 73 application of the reserved matters of appearance, landscaping, layout and scale along with access within the site.

2.2 73 dwellings are proposed, of reconstituted stone, render or brick with grey roof tiles. Some brick properties have sections of render to their first floors.

2.3 29 (40%) being affordable and consisting of:-

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. 4 no. 1 bed affordable quarter houses.

. 26 no. 2-bed semi-detached properties of which 18 are affordable dwellings.

. 14 no. 2-bed detached dwellings of two different types.

. 10 no. 3-bed semi-detached dwellings of which 7 are affordable dwellings.

. 13 no. 3-bed detached dwellings of two different types.

. 6 no. 5-bed detached dwellings.

2.4 Parking provision is indicated as

. 1 bed properties – a parking space each.

. 2 bed 71.7 sq.m. and 3 bed 86.1 sq.m properties - two parking spaces each largely arranged either as frontage parking or driveways.

. The remainder have two or three parking spaces largely arranged as side driveways and, with one exception, a garage.

2.5 A swath of open space is shown as passing through the site. At its southern extent by a pair of existing oak trees and encompassing further existing trees (another oak and an ash).

2.6 The application is also accompanied as required by the outline permission by a revised Design and Access Statement, noise report (Noise Impact Assessment), a detailed mix of open market housing (Market Housing Statement), and a detailed ecological mitigation and enhancement scheme (Biodiversity Management Plan).

3.0 APPLICANT'S SUPPORTING INFORMATION

3.1 The application is also supported by the following documents;

. Affordable Housing Statement

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. Arboricultural Impact Assessment and Method Statement

. Badger Survey

. Geoenvironmental Appraisal

. Highway Philosophy

. Remediation and Validation Strategy

4.0 RELEVANT HISTORY

4.1 16/00545/OUTMAJ Outline application for the erection of up to 73 dwellings and formation of associated landscaping with access considered (Site Area 3.2 ha). Approved 30.08.2017.

4.2 18/01828/DISCON Details of Land Contamination Remediation. Approved 04.06.2018.

4.3 18/01829/DISCON Details of Tree Protection Plan and Arboricultural Method Statement. Approved 04.06.2018.

4.4 18/01831/DISCON Details of Archaeological Investigation. Approved 02.07.2018.

4.5 18/03162/DVCMAJ Variation of condition 5 to allow removal of trees T3 and T4 to facilitate site access and non-provision of SUDS Wetland due to alternative drainage strategy of planning permission 16/00545/OUTMAJ. Pending Consideration at the time of the writing of this report but expected to be determined before the committee meeting.

5.0 NATIONAL & LOCAL POLICY

5.1 National Planning Policy

5.2 The National Planning Policy Framework July 2018 (NPPF) sets out the Government’s planning policies for and how these are expected to be applied. Planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions.

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5.3 At the heart of the NPPF is a presumption in favour of sustainable development.

5.4 Core Strategy

Policy C1 Inclusive communities Policy EQ1 Reducing risks to the environment Policy EQ2 The natural and built environment and green belt Policy SG1 Settlement Growth: Housing Distribution Policy SG2 Settlement Growth: Hierarchy and limits Policy SG3 Settlement Growth: Conservation of the countryside, including Green Belt Policy SG4 Settlement Growth: Design and Impact Policy TRA1 Accessibility Policy TRA2 Transport infrastructure Policy TRA3 Travel management

5.5 District Local Plan (2001, As Altered 2004)

Policy HD20 Design of New Development and Redevelopment Policy C2 Landscape Character Policy H5 Affordable Housing

5.6 Supplementary Planning Documents

Biodiversity Action Plan Biodiversity Design Guide Landscape Character Assessment of Harrogate District House Extensions and Garages Design Guide

5.7 Other material policy considerations:

National Planning Practice Guidance

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6.0 CONSULTATIONS

6.1 Heritage Unit of NYCC – Have no objections. Advises the development area has been subject to an earlier archaeological field evaluation and as the results of that were negative there is no justification for further archaeological works.

6.2 NYCC Highways And Transportation – Have no objections.

6.3 Police Architectural Liaison Officer – Has no objections. Commends the design and layout as a number of ‘Designing out Crime’ features are incorporated.

6.4 EHO Contaminated Land – Agrees with the submitted Noise Impact Assessment that an acoustic fence is required on the boundary of Plot 1 due to noise from the A61 and that also that property has double glazed windows with trickle vents.

6.5 Yorkshire Water – Drainage details are acceptable.

6.6 Housing Department – Support the proposal. Consider the floor layout plans of all the affordable types to be acceptable, and note that the affordable homes are well distributed around the site.

6.7 Environment Agency - Dales Area Office - No comments received.

6.8 DCS - Open Space - Require contributions for the enhancements of off site open space provision totalling £32,747.75;

Outdoor Sports Facilities at Killinghall Cricket Club £22,316.45

Natural and Semi-Natural Urban Greenspace (including Urban Woodland) – Grange Quarry £10,431.00

6.9 NYCC Lead Local Flood Authority (SuDS) – Have no comments.

7.0 VIEWS OF THE PARISH COUNCIL

7.1 Do not object to or support the application. Make comments in respect of

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. Drainage protection at boundary with Ripon Road properties.

. Lack of 4 bed houses

. Quarter houses, poor quality of light, no natural provision of light from 2 aspects (object) Not sociable.

. Location of sub station.

. Fence heights – concerned over trip hazard and ability to grass cut presented by knee high rails

. No indication of street lighting

8.0 OTHER REPRESENTATIONS

8.1 Representations received from 3 authors. The full individual representations may be read through public access and are summarised as follows:-

. Affordable housing should be prioritised

. Materials and house designs poor

. Proximity to existing property

. Public transport should be prioritised

. Too dense, limited green space

9.0 ASSESSMENT

9.1 The main issues in the consideration of this application are as follows: -

. Housing land supply . Affordable housing . Public Open Space . Reserved Matters  Layout  Scale  Appearance  Landscaping

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. Residential amenity . Highways . Trees . Ecology

9.2 Sustainability

9.3 Sustainability is the golden thread running through the National Planning Policy Framework, and proposals for sustainable development should be approved without delay. There are three strands to sustainability, social, economic and environmental.

9.4 SOCIAL SUSTAINABILITY

9.5 Housing Land Supply

9.6 The Council’s Housing and Economic Development Needs Assessment (HEDNA) provides information on objectively assessed housing need. An updated housing supply position of 5.02 years exists as at 30 June 2018, including a 20% buffer and shortfall.

9.7 Whilst the Council now has a 5 year supply of deliverable housing sites, it nevertheless remains the case that the housing related development plan are out-of-date as they were based on a far lower number of dwellings being required than is the case today and consequently development limits can only be given limited weight as they too are out-of- date. Paragraph 11 of the NPPF is consequently fully engaged. Given the lack of any habitat sites, SSSIs or designated land this consequently states that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole.

9.8 The principle of housing development on the land for up to 73 dwellings was established by the outline permission granted in 2017, the development concept set out in that outline application is carried through by the details of this reserved matters application.

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9.9 Affordable Housing

9.10 Condition 4 of the outline permission requires that no development shall begin until a detailed assessment of the requirement for the provision of affordable housing had been undertaken, including any appropriate scheme of affordable housing.

9.11 Twenty-nine affordable dwellings would be provided through this application which carries great weight in the final balance.

9.12 Conclusion on Social Issues

9.13 The proposed development is acceptable against the terms of the development plan and the NPPF on social issues.

9.14 ENVIRONMENTAL SUSTAINABILITY

9.15 Character and Appearance

9.16 Core Strategy SG4 advises that the scale, density layout and design should make the most efficient use of land and be well integrated with and complimentary to neighbouring buildings and the spatial qualities of the area. In addition, development must be appropriate to the form and character of the settlement. Policy EQ2 which seeks to protect and enhance the District’s built and natural environment and ensure that new development incorporates high quality and distinctive design.

9.17 The NPPF stresses the need to make the effective use land while advising (para. 127) that “…decisions should ensure that developments… are visually attractive as a result of good architecture, layout and appropriate and effective landscaping, amongst other matters.

9.18 There is therefore a balance to be struck which the proposed scheme is considered to achieve and the scale of the house types along with their materials and the layout is considered appropriate.

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9.19 With regard to the comments of the Parish Council concerning the lack of any 4 bed properties, the applicant’s agent notes there is a drive for more 2 and 3 bed houses and that the 5 bed houses they propose are of a size comparable to 4 bed houses that are being built in the locality. Other developments are offering 3, 4 and 5 bed properties, the majority being larger properties and this development will provide more variety in respect of smaller and therefore more affordable properties.

9.20 The Parish also object to the quarter houses. The properties are orientated so that all windows will gain a degree of sunlight for part of the day with two windows to the main living areas and two windows to the bedroom in each property, and the properties will provide and appropriate standard of amenity for their residents.

9.21 Amenity - impact on existing and proposed residents

9.22 A high standard of amenity for all existing and future users is an objective contained with the NPPF (para.127). This is embodied in saved Local Plan policy HD20 which requires development to protect the privacy and amenity of neighbouring residents and occupiers of adjoining buildings, and Core Strategy Policy SG4 which requires development to protect and where possible enhance residential amenity.

9.23 The Council’s House Extensions and Garages Design Guide is an adopted supplementary planning document in support of saved Local Plan policy HD20. Aimed primarily at householder development, its annexes do provide guidance on separation distances between dwellings to maintain residential amenity, which is equally as relevant to new residential development. The proposed dwellings are appropriately separated from themselves and the scheme has been modified to provide an appropriate relationship with existing dwellings, such that the proposed dwellings do not adversely impact on the residential amenity of the neighbouring dwellings. It would however be appropriate to withdraw permitted development rights where future extensions may result in adverse impacts arising.

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9.24 The end use of the development site as residential dwellings would not be expected to give rise to in-principle concerns relating to noise generation for existing residents. Construction works do however create noise and, in respect also of the comment of the Parish Council, the outline permission includes a condition to protect neighbouring residents from the adverse effects of this by restricting working hours to 0800 to 1800 Monday to Friday and 0800 to 1300 Saturdays with no work on Sundays and Bank Holidays.

9.25 Dust generation can also be problematic to neighbouring residents during construction and terms of the outline permission also require the developer to submit dust mitigation measures to minimise the effect of this on existing residents and the wider environment.

9.26 The location of the substation, 3 metres from the rear boundary of 66 and 68 Ripon Road, was questioned by the Parish Council who asked that it is moved to open space or as far away from houses as possible. The applicant’s agent advises that the proximity to the site access is integral to the construction phasing, and that Northern Powergrid requires the substation to be easily accessible and close to the site entrance. Whilst the Parish Council are of the view this is unsubstantiated on the basis that other sites in the village have not found it essential to be so located, such substations not exceeding 29 cubic metres are a “permitted development” and do not need the approval of the Council as the Local Planning Authority. The substation would be 19m from the nearest existing dwelling and 12.5m from the nearest proposed dwelling which is considered to be more than adequate separation.

9.27 Bin spaces are shown to all plots, with collection points close to the start of private drives as an area of hardstanding adjacent to the drive. This is common to all developments where private drives are proposed.

9.28 In order to protect the amenities of the private curtilages areas of plot 1 from traffic noise on the A61 an acoustic fence is shown set in from the existing boundary hedgerow in order that hedgerow is not affected by the development.

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9.29 Landscape and Trees

9.30 Core Strategy Policy EQ2 notes that subject to the need to plan for new greenfield development, the landscape character of the whole district will be protected and where appropriate, enhanced. Saved Local Plan Policy C2 states that development should protect existing landscape character. Core Strategy Policy SG4 notes that the scale, density, layout and design of development should be appropriate to landscape character, with visual amenity protected and where possible, enhanced. The principal of development has already been established through the outline permission.

9.31 Saved HDLP Policy HD13 seeks to ensure that trees which are considered important to the character or setting of a settlement are retained.

9.32 The application details include a landscaping proposal that provides, in addition to the retention of a large number of the existing trees and sections of hedgerows, for

. the planting of 59 trees (41 as heavy standards) of the following species; Birch , Cherry, Crab Apple, Hornbeam, Maple , Mountain Ash, Pear, Rowan and Silver birch along with a further 97 silver birch as part of a native tree and shrub mix that is shown a being applied along the south-east and part of the north east boundaries.

. ornamental and native shrubs

. apple blossom, hornbeam and shrubby veronica hedgerows

. areas of amenity and wildflower grass.

9.33 Some of the trees are shown as being too close to the highway and revised details are anticipated by the date of the meeting along with, if possible, some larger species being planted.

9.34 The Council’s Arboricultural Officer has been consulted regarding the development and has no objection to the development.

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9.35 Highways

9.36 Harrogate District Local Development Framework Core Strategy Policy SG4 requires the travel impact of any development to not add significantly to any pre-existing problems of access, road safety or traffic flow and to have been assessed against the Travel Policies TRA1. TRA2 and TRA3 of the Core Strategy. The principal of development has already been established through the outline permission which includes the point of vehicular access with Ripon Road.

9.37 Confirmation of the acceptability of the internal highway network is awaited from the Local Highway Authority at the time of writing.

9.38 An agricultural access to the land to the north east of the application site leads off a turning head and the Parish Council ask that a condition is imposed that the opening on the east boundary is for agricultural access in perpetuity. Such a condition is not necessary as the land beyond is agricultural and in the event at some future date that is potentially no longer the case the adequacy of the entire access arrangements for any alternative use would need to be considered at that time.

9.39 Education and Open Space

9.40 The outline permission 16/00545/OUTMAJ was subject to a S106 Agreement that provides for contributions of £3,399 per dwelling for the purpose of providing additional primary educational facilities at Killinghall Church of England Primary School.

9.41 A legal agreement will be required, should the application be supported by the committee, to address the contributions in respect of off-site open space (as set out under Consultations above) and the maintenance of the areas of on- site open space that is proposed, which are considered appropriate in terms of the development that is proposed.

9.42 Knee high fences are included to demarcate ownership and encourage pedestrian access to open space whilst preventing vehicular access,

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however the Parish Council consider them to be a health and safety issue as well as precluding grass cutting. The applicants agent considers this is the most appropriate boundary treatment in the areas shown, adding that they are not a health and safety issue and are used widely on a national basis for areas of public open space and other purposes.

9.43 Ecology

9.44 The submitted Biodiversity Management Plan includes an updated bat emergence survey focussing on bat activity around three trees. The terms of the outline permission required this to be carried out in respect of any trees proposed for removal. Trees were reappraised for their bat roosting suitability and two surveys were carried out on the largest tree, a 17m high Ash, of the five trees close to the Ripon Road access point that are to be removed. Surveys were also carried out on a 9m high Ash that is to be felled towards the northern end of the north-east boundary and a 9.5m high Oak tree close to the centre of site which is being retained. The surveys showed the presence of common pipistrelle and a noctule, but none were noted as using the trees for roosting purposes. It is however acknowledged that casual roosting was previously found on the 17m high Ash and as this retains cavities suited to roosting it is stated that this tree will be felled using precautionary soft felling technique.

9.45 As mitigation it is proposed to site five bat boxes on properties near the south- west boundary, and also five swift boxes to be sited on properties near the north-east boundary.

9.46 A vegetation survey is also included in the Biodiversity Management Plan to accord with the requirement for additional botanical surveys. This notes that the area of the former cricket pitch as being flower rich and intrinsically valuable as a flower rich resource that would be able to produce a good resource for invertebrates but was unexceptional in its composition and did not support any plants or communities worthy of special protection. Most of the proposed open space is shown as being wildflower lawns.

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9.47 A native buffer planting belt is proposed alongside the south east and the southern half of the north east boundary with Silver Birch, Hazel, Hawthorn, Holly, Crab Apple, Blackthorn, Rowan, Field Rose, Dog Rose and Guelder Rose being planted.

9.48 To offset the lack of a wetland being provided as part of the scheme an additional area of wildflower planting increase wildlife connectively between a wet drain and a wetland that is proposed on adjacent land has been incorporated in the scheme.

9.49 The Badger Survey found no evidence of recent or historic badger activity.

9.50 The terms of the outline permission require the ecological mitigation and enhancement proposals to be carried out and the schedule set out in the submitted proposals requires the provision of the swift boxes prior to the first occupation of the dwellings on which they are to be located. A condition should be attached to any approval requiring also the provision of the bat boxes prior to the first occupation of the dwellings on which they are to be located.

9.51 Conclusion on Environmental Issues

9.52 The proposal does not give rise to environmental issues that demonstrably weigh against that proposal.

9.53 ECONOMIC SUSTAINABILITY

9.54 It is acknowledged that the development of new housing has economic benefits, through the employment created on site during the construction phase of development and work created for the construction supply chain. Residents would support local services.

9.55 Conclusion on Economic Issues

9.56 The proposed development has some economic benefits.

10.0 OTHER MATTERS

10.1 As was noted in the assessment of the outline application Core Strategy Policy TR1 ‘Accessibility” seeks developments to be well related to the

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existing key bus network, while Policy TRA2 “Transport Infrastructure” notes that where development or redevelopment is proposed on sites adjacent to public transport nodes it will be necessary to investigate the potential for enhanced public transport facilities. Where the provision of public transport facilities is not required development of the site should maximise the opportunity to improve accessibility to key services and facilities. There is a frequent service along the A61 past the site entrance, currently up to four buses an hour to Harrogate, three to Ripon and , and one to Pateley Bridge.

10.2 The terms of the outline application address the needs for the drainage arrangements on the site including exceedance routes which will be arranged to maintain the amenity of existing and proposed dwellings. There would consequently be no need to provide drainage protection at boundary with Ripon Road properties as requested by the Parish Council.

11.0 PLANNING BALANCE & CONCLUSION

11.1 In accordance with Paragraph 11 of the NPPF the proposal is considered in the context of the presumption in favour of sustainable development.

11.2 The proposed development would contribute to meeting the District’s housing land supply and assist in maintaining the supply of open market and affordable units.

11.3 In conclusion, and subject to the accompanying Section 73 application having been approved and the matters relating to landscape to having been resolved and internal highway arrangements having been confirmed as acceptable, Officers have identified no adverse economic, environmental or social harm that would significantly or demonstrably outweigh the benefits identified when considered against the policies in the Framework taken as a whole.

11.4 The proposal therefore forms sustainable development. Although policies SG1 and SG2 of the Core Strategy are out of date, the proposal would not otherwise conflict with the development plan as a whole. The material considerations in this case which weigh in favour of the scheme; including

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the provisions of the Framework and paragraph 11 in particular, warrant approval of the application, subject to the completion of a S106 addressing matters including open space provision and maintenance.

12.0 RECOMMENDATION

12.1 That the application be DEFERRED and APPROVED subject to conditions and a S106 Agreement in respect of open space provision and maintenance together with any matters arising from the detailed submissions under the outline permission which require such a legal agreement.

In the event of any changes being needed to the wording of the Committee's decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Chief Planner has delegated authority to do so in consultation with the Chairman of the Planning Committee, provided that the changes do not exceed the substantive nature of the Committee's decision.

Case Officer: Mike Parkes Expiry Date: 24.12.2018

1 The development to which the reserved matters hereby approved relate shall be commenced within two years of the date of this decision.

2 The development to which the reserved matters hereby approved relates shall be undertaken in accordance with the submitted details as amended by other conditions of consent and the following approved plans:

0649-EA-A-P002-J Proposed Site Layout dated 10.09.18

0649-EA-A-P003-H Proposed Boundary Treatment Plan dated 10.09.18

0649-EA-A-P004-G Proposed Elevational Treatment Plan dated 10.09.18

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0649-EA-A-P011 Single Garage Details, dated 22.03.18

0649-EA-A-P012 Double Garage Details, dated 22.03.18

5579.02 Rev A Tree Protection Plan Rev A dated 16.03.18

5579.03 Landscape Proposal Rev x 1 of 3 dated xx.xx.18

5579.04 Landscape Proposal Rev x 2 of 3 dated xx.xx.18

5579.05 Landscape Proposal Rev x 3 of 3 dated xx.xx.18

5579.06 Landscape Proposal Rev x dated xx.xx.18

House Type Plans and Elevations - Elevational Treatment Brick;

0649-EA-A-P101-B HT02 / 02*, dated 12.06.18

0649-EA-A-P103-B HT03, dated 12.06.18

0649-EA-A-P106 HT06, dated 21.03.18

0649-EA-A-P108-A HT10, dated 22.05.18

0649-EA-A-P111 HT11, dated 21.03.18

0649-EA-A-P114 HT0B, dated 21.03.18

House Type Plans and Elevations - Elevational Treatment Brick with render;

0649-EA-A-P102-B HT02 / 02*, dated 12.06.18

0649-EA-A-P113-A A103 , dated 21.05.18

0649-EA-A-P115 HT03, dated 21.03.18

House Type Plans and Elevations - Elevational Treatment Render;

0649-EA-A-P105-B HT03, dated 12.06.18

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0649-EA-A-P110-A HT10, dated 22.05.18

0649-EA-A-P116 HT06, dated 21.03.18

House Type Plans and Elevations - Elevational Treatment Stone;

0649-EA-A-P104-B HT03, dated 12.06.18

0649-EA-A-P107 HT06, dated 21.03.18

0649-EA-A-P109-A HT10, dated 22.05.18

0649-EA-A-P112 HT11, dated 21.03.18

Boundary Detail, dated 21.03.18;

0649-EA-A-P007 900mm brick wall and closeboarded timber fence

0649-EA-A-P008 1800mm closeboarded timber fence

0649-EA-A-P009 450mm timber knee rail

0649-EA-A-P010 1800mm closeboarded timber acoustic fence

3 Prior to the commencement of the external construction of the walls of the development hereby approved a sample panel of the type of stone to be used showing the proposed coursing and pointing shall be erected on the site for the written approval of the Local Planning Authority. Development shall be carried out in strict accordance with the approved details and the sample stonework panel shall be retained on site during the period of construction of all external walls that are constructed in stone.

4 Before the first use of any materials in formation of any areas of block paving of the development hereby approved, samples of those materials shall have been made available for inspection by, and the written approval of, the Local Planning Authority and the development shall be carried out in strict accordance with the approved details.

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5 The landscaping works shown on drawings 5579.03 Rev x, 5579.04 Rev x, 5579.05 Rev x and 5579.06 Rev x shall be undertaken in strict accordance with the details specified on those drawings and the Work Schedule set out in the Biodiversity Management Plan, ref R-3247-01-3 March 2018.

6 In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to survive for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced by the developer with such live specimens of such species in such number as may be approved by the Local Planning Authority.

7 The swift and bat boxes as described in the Biodiversity Management Plan, ref R-3247-01-3 March 2018 shall be provided prior to the first occupation of the dwellings on which they are to be located.

8 Before the first occupation of any dwelling served by a private drive the appropriate bin collection point as identified on the Site Layout drawing 0649-EA-A-P002-J shall be provided and thereafter maintained free of obstruction.

9 Before the first occupation of the dwelling on plot 1 the acoustic fence as detailed on drawing 0649-EA-A-P010 shall be sited as shown on Site Layout drawing 0649-EA-A-P002-J and thereafter retained and maintained.

10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no rear extensions or dormers other than any expressly authorised by this permission shall be erected on plots 12, 13, 39, 48 and 49 as identified on Site Layout drawing 0649-EA-A-P002-J, without the grant of further specific planning permission from the Local Planning Authority.

11 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no rear extensions of more than one storey or dormers other than any expressly authorised by this

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permission shall be erected on plots 1, 53, 54, 59, 60, 61, 69, 70, 71 and 72 as identified on Site Layout drawing 0649-EA-A-P002-J, without the grant of further specific planning permission from the Local Planning Authority.

Reasons for Conditions:-

1 To ensure compliance with sections 91-94 of the Town and Country Planning Act 1990.

2 To secure the satisfactory implementation of the proposal.

3 and 4. In order to ensure that the materials used conform to the amenity requirements of the locality.

5 and 6. To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity.

7 To ensure good ecological practise, safeguards and mitigation.

8 In the interests of general amenity.

9 In the interests of residential amenity.

10 and 11. To safeguard residential amenity of adjoining properties.

INFORMATIVES

1 This reserved matters permission shall be read and complied with in conjunction with the outline permission, case no. 18/03162/DVCMAJ .

2 This development is subject to a Planning Obligation made under Section 106 of the Town and Country Planning Act 1990.

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