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DEVELOPMENT MANAGEMENT COMMITTEE 18 FEBRUARY 2019 Case No: 18/01348

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DEVELOPMENT MANAGEMENT COMMITTEE 18 FEBRUARY 2019 Case No: 18/01348 DEVELOPMENT MANAGEMENT COMMITTEE 18 FEBRUARY 2019 Case No: 18/01348/S73 (SECTION 73) Proposal: VARIATION OF CONDITION 6/7/8 OF 16/00346/OUT - TO CHANGE ACCESS DETAILS TO SITE Location: SONIA HOUSE, 47 OUNDLE ROAD, ALWALTON, PETERBOROUGH Applicant: MR D SINGH Grid Ref: 513135 295703 Date of Registration: 29.06.2018 Parish: ALWALTON RECOMMENDATION - APPROVE This application is reported to the Development Management Committee as Alwalton Parish Council’s recommendation of refusal is contrary to the officer recommendation of approval. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The 0.35ha site lies east of the A1 trunk road on the edge of the village of Alwalton and to the west of the Peterborough City Council administrative area. The site is predominantly bounded by fencing to the north, east and south and the partial hedge along the western boundary. The dwellings in the immediate area are predominantly semi-detached houses and modest bungalows. The rear gardens of dwellings lie north and east of the site. 1.2 The application seeks to vary conditions 6/7/8 of outline planning consent in order to change access details to the site. These conditions related to the width, visibility splays and surface of the previous access. The current application proposes a new access location onto Oundle Road Alwalton. The application has been amended since it was submitted and no longer seeks to vary any time limit conditions. 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (24th July 2018) (NPPF 2018) sets out the three economic, social and environmental objectives of the planning system to contribute to the achievement of sustainable development. The NPPF confirms that ‘So sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development. The NPPF sets out the Government's planning policies for: * delivering a sufficient supply of homes; * achieving well-designed places; * conserving and enhancing the natural environment; * conserving and enhancing the historic environment. 2.2 Whilst the NPPF 2018 has now been published and replaces the NPPF 2012, transitional arrangements are in place for authorities who have submitted Local Plans submissions prior to the 29 January 2019 and to ensure consistency, the 2012 framework policies will continue to be relevant. For clarity HDC submitted their Local Plan on 29 March 2018. 2.3 The National Planning Policy Framework (NPPF 2012) sets out the three dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for: * promoting sustainable transport; * delivering a wide choice of high quality homes; * requiring good design; * conserving and enhancing the natural environment; * conserving and enhancing the historic environment. 2.4 In this report, reference to both NPPF 2012 and 2018 from here-on referred to as ‘the NPPF’ 2.5 Planning Practice Guidance 2.6 BS5837:2012 Trees in relation to design, demolition and construction. For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities- and-local-government 3. PLANNING POLICIES 3.1 Saved policies from the Huntingdonshire Local Plan (1995) • R1: Promotion and monitoring of recreation leisure provision • R2: Assessment criteria for new recreation facilities • R3: Minimum recreation open space provision standards • R10: Allocations in villages • R13: Informal Countryside recreation • H31: Residential Privacy and amenity standards • T18: Access requirements for new development • T19: Pedestrian Routes and Footpath • T20: Cycle Routes • En20:Landscaping Scheme • EN25:General Design • CS8: Water • CS9: Flood Water Management 3.2 Adopted Huntingdonshire Local Development Framework Core Strategy (2009) • CS1: Sustainable development in Huntingdonshire • CS3: The Settlement Hierarchy • CS10: Contributions to Infrastructure requirements 3.3 Huntingdonshire's Local Plan to 2036: Proposed Submission 2017 • LP1: Amount of Development • LP2: Strategy for Development • LP5: Flood Risk • LP6: Waste Water Management • LP10: Small Settlements • LP11: The Countryside • LP12: Design Context • LP13: Design Implementation • LP15: Amenity • LP16: Surface Water • LP17: Sustainable Travel • LP18: Parking Provision and vehicle movement • LP23: Local Services and Facilities • LP25 Affordable Housing Provision • LP29: Community planning Proposals • LP33: Trees, Woodland, Hedges and Hedgerow. • LP36: Heritage Assets and their Settings 3.4 The LPA consider the Local Plan to 2036 to be a sound plan and it was submitted for examination on the 29th March 2018. Footnote 22 of NPPF 2018 states during the transitional period for emerging plans submitted for examination (set out in paragraph 214 of NPPF 2018), consistency should be tested against the previous Framework published in March 2012. The plan has therefore reached an advanced stage and is consistent with the policies set out within the NPPF 2012. Given the transitional arrangements in place it is considered that if there is any tension between emerging policies and NPPF 2018 the previous framework policies will prevail. 3.5 Supplementary Planning Documents (SPD) and Guidance: • Huntingdonshire Design Guide SPD (2017) • Huntingdonshire Townscape and Landscape Assessment SPD 2007 • Developer Contributions SPD 2011 • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • December 2017 Annual Monitoring Review regarding housing land supply. 3.6 Local policies are viewable at https://www.huntingdonshire.gov.uk 4. RELEVANT PLANNING HISTORY 4.1 16/00346/OUT - DEVELOPMENT OF THE SITE IN PRINCIPLE FOR NO GREATER THAN 8 UNITS – Approved -1st July 2016 4.2 13001608FUL – Outline permission for 8 market dwellings with associated access, landscaping and parking, refused – 16th October 2013. The development was subsequently dismissed at an appeal due to the loss of the protected tree, impacts on the character of the area, and adverse impacts with regards to noise. 4.3 1201913FUL - Erection of six social and two shared ownership dwellings and associated access, landscaping and parking withdrawn March 2013 4.4 0700219FUL: Erection of dwelling and garage (amended scheme) PER 14.03.2007 (excluded residential development on enquiry site) 4.5 0603021FUL – Dwelling PER 15.11.2006 (excluded residential development on enquiry site) 4.6 0500301OUT - One dwelling PER 27.10.2005 (excluded residential development on enquiry site) 5. CONSULTATIONS 5.1 Alwalton Parish Council – Recommend Refusal – Comments summarised below: • Comments submitted for 2016 application about narrow access, no footpath, danger and risk to public, delivery and emergency vehicles would exacerbate problems. • Current application, meets minimum conditions set for private access road, Parish Council believe significant increase in traffic from South bound A1 through Alwalton endangers access • Highways England previously identified this exit from the A1 as an area for safety improvement due to queuing traffic. Proposed access will exacerbate issues • In previous application, Highways England imposed two conditions, this application should be subject to further monitoring. • Investment has previously encouraged better traffic flow, this could be interrupted by junction. • Vehicles often speed on this junction, further information should be requested. Following re-consultation about removing time limit variation from the proposal, the Parish Council has made further comments with regards to highway safety, summarised below: • Number of speed watch sessions carried out showing clear speeding, different to submitted speed survey • Still have concerns with safety of the junction • Concerns about emergency vehicle and utility access • Peterborough City Council Highways is commencing work on A605/ Alwalton T junction Re‐alignment (Public Consultation June 2018) this year to allow smooth flow of traffic from A1 South through Oundle Road, Alwalton. This smooth flow could be hampered by vehicles attempting a right turn from A1 South entry point to the proposed access site. 5.2 CCC Local Highway Authority: - No objection in principle, comments summarised below: • The LHA authority initially commented the provided speed survey indicates that a splay of 2.4m x 30m is required. The applicant should contact Highways England to ascertain their ownership of land to ensure this forward visibility is achievable over land under their control. Following correspondence with the Applicant and Highways England with regards to visibility splays and land ownership: • The visibility extract, land ownership details show visibility splays run across both Highway England’s land and unregistered land. Highways England have no objection to removal of the hedge on its land to achieve the required visibility. • The forward visibility splay is in accordance with the speed survey which was carried out, and that the splay lines go over land either within control of Highways England or CCC highways. • Recommended conditions requested a series of conditions (access width, boundary treatment pd rights, visibility splays, access surface construction and parking arrangements) 5.3 Highways England, comments summarised below: • Originally commented no objections • Following further correspondence with the CCC Highways provided further comments
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