Agenda item 4
Borough Council of Wellingborough Planning Committee Wednesday 29 October 2014 at 7.00 pm Council Chamber, Swanspool House
INDEX Application Location Page No.
WP/14/00359/FUL Land at Stonebrig Lane Hardwick Road Little Harrowden Site Viewing Group 2
WP/14/00368/FUL Land off (opposite 240) Sywell Road Mears Ashby Site Viewing Group 30
WP/14/00573/OUT Land adjacent 14 Avenue Road Finedon Site Viewing Group 45
WP/14/00385/COU 34 Hatton Avenue Wellingborough 54
WP/14/00445/FUL 4 Gray Close Earls Barton Northampton 68
WP/14/00480/REM Land off the A509 Niort Way and the A510 Northen Way and south of Great Harrowden Wellingborough 72
WP/14/00526/FUL Land adjacent 43 to 65 Chapman Road The Embankment Wellingborough 85
WP/14/00586/VAR Land off the A509 Niort Way and the A510 Northen Way and south of Great Harrowden Wellingborough 94
WP/14/00625/EXT Redwell Infant and Junior School Barnwell Road Wellingborough County Matter 99
WP/2014/0025 Land opposite sports ground Grendon Road Earls Barton For Information 102
Planning Committee 1 of 118 29 October 2014
BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Site Viewing Group (Date of visit Tuesday 28th October 2014 at 11.20 a.m.)
Report of the Head of Planning and Local Development
Case Officer Erica Buchanan WP/14/00359/FUL
Date received Date valid Overall Expiry Ward Parish 2 June 2014 4 June 2014 3 September 2014 North Little Harrowden
Applicant JBM Solutions Limited
Agent Mr Simon Chamberlayne
Location Land at Stonebrig Lane Hardwick Road Little Harrowden Wellingborough Northamptonshire
Proposal Construction of a ground-mounted solar farm with associated works.
PLANNING HISTORY: WP/14/00359/FUL Determination pending. Construction of a ground-mounted solar farm with associated works. BW/1987/0200 Refused Erection of general purposed agricultural building an two vehicular accesses WP/2003/0713 05.12.2003 New steel framed open fronted general purpose building
NOTE: Application deferred at Planning Committee on the 1st October 2014 for Site Viewing Group to visit.
Late letters received - please refer to previous Committee's Late letter list on website. http://www.wellingborough.gov.uk/meetings/committee/19/planning_committee
Additional information - WBC has commissioned additional landscape advice as follows -
"OPUN Walk and Talk report for the proposed Solar Photovoltaic Farm at Stonebrig Lane, Little Harrowden for Borough Council of Wellingborough.
Monday 16th September 2014.
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WP/14/00359/FUL
Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:12,500 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 WP/14/00359/FUL - Land at Stonebrig Lane, Hardwick Road, Little Harrowden ± GetMapping PLC 1999
In attendance Heather Emery -. OPUN Panel and Chair John deJardin - OPUN Panel OPUN Panel Sally Bassett - OPUN .OPUN. Erica Buchanan - WBC Planning Tearn BCW Felicity Webber - WBC Landscape Officer BCW Simon Chamberlayne - Pegasus Stephen Wadsworth - Pegasus David Cramer - JBM Brendan O'Brien - JBM Ebbe Pia Dinesen - Hardwick Parish Council
We write following the Walk and Talk of the proposal Solar Photovoltaic Farm at Stonebrig lane and would like to take this opportunity to thank you for utilising the OPUN Design Support Services. We hope that you have found the process to be constructive.
Site Context The site is a field broadly rectangular in shape circa 31.2 hectares. The site is situated with access from Stonebrig Lane a bridle path leading off Hardwick Road. The site has no special land designation, and is set alongside other open fields. The site is close to the villages of Hardwick .8km to the south which is in a conservation area and little Harrowden 1.6km to the north, The site can be seen from Stonebrig lane as well as the footpath which runs from the site to the village of Hardwick.
There are oblique views from other footpaths around the site.
The site owners have control of the hedgerow running along Hardwick Road which offers the longest view to the site from the layby. The layby is used. mainly by local people who come to walk dogs along the public footpath (Stonebrig Lane) running from the road done to the corner of the proposed site. The hedge has recently been cut and stands about 3m high.
Site considerations and concerns Views of the site from several public footpaths are noted as considerations, as are views from the roads surrounding the site. Concern has been raised about the impact the site will have on these views.
There is direct line of sight to two dwelling houses' upstairs windows in Hardwick village which has also been raised as being impacted by the site development.
Consultation has yielded response from Hardwick, to which the site faces. Residents object on the grounds of interrupted views. Borough Council of Wellingborough feels that these views are not likely to be disrupted to such an extent as to harm local amenities. No concerns have been raised by residents of Harrowden as the site is not seen from this village.
Stonebridge Lane offers good access to the site from Hardwick Road for construction traffic?
Archaeological considerations have been raised and trail trenching has been undertaken. Details will not be clear until post determination and results may affect the
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percentage coverage of PV panels on the site.
The plans and the site visit Having reviewed the plans the panel members were joined on site by the local authority, JBM, Pegasus and the Parish Council.
Time was taken to consider the key viewpoints, the surrounding character of the area and features of the site. As well as key view points from the access road, public footpaths and Hardwick village. The panel noted that they were considering only the views into the site and not views out from the site.
Discussion points and panel comments Views to the site from surrounding footpaths and villages. The panel agreed that the solar farm will undoubtedly have an impact on this rural setting and that although there were no long full views some of the viewpoints along footpaths would be affected.
However the panel suggested that this impact should not necessarily outweigh the benefits of the solar farm. The panel agreed that with carefully considered modifications the impact of the site on key viewpoints could be reduced. The objections of Hardwick village were understood as was the choice of the site and the panel sought to suggest ways in which the concerns of the residents could be mitigated through design and landscaping.
Stonebrig Lane affords the broadest view of the site and panel encouraged the applicants to consider how this boundary could be managed to further mitigate impact of the site on views from the road.
The views of the site from the Hardwick footpath were noted but it was suggested that with careful reinforcement of the boundaries this could be mitigated to a large degree. It was also noted that hedgerows may need thickening as much as 3 times to ensure winter visibility was lessened.
The panel agreed that the site is likely to be visible from the two houses in Hardwick Village but this would be from second floor windows.
The panel suggested that the applicant's plans to reinforce boundaries could be strengthened through a more detailed on and offsite landscape framework containing more details around reinforcing hedgerows. Such a plan could be conditioned at determination. Thought should also be given to species planted, soil preparation, planting pattern and on-going maintenance all of which would demonstrate a more positive approach.
Thought must also be given to the establishment of any planting in the first3-5 years and the management of boundaries in the years to come. Long term management and maintenance plans must be in place and well monitored.
Layout and design of the site The view most likely to cause concern is that from the east of the site where the mass of PV panels will be located which are not a natural feature and likely to give the site an industrial feel at odds with the rural setting. The panel asked if the percentage coverage of PVs could be reduced and the site still retain viability. With less PV coverage and
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additional landscaping on and off site the potential adverse impact on the surrounding countryside would be reduced. The panel noted that the more distant views seemed less urban than the closer views from the footpaths.
The layout of the panels was thought to give a somewhat urban feel to the site. The applicants were asked to consider how they might break up the mass panelling views by being more inventive, perhaps inserting wedges of trees or hedgerow to break the line of the panels when viewed at various points from the distance. During discussion it was suggested that looking at historic maps might give ideas for improving layout or breaking up the lines in the view.
A fuller analysis of all viewpoints was recommended and that this might inform the layout of the panels and produce a design solution to break up the overall mass of the site when viewed from round about.
Materials, construction and maintenance The colour and height of the CCTV poles were queried by the panel and suggested that black poles are preferable to green ones and more likely to appear recessive. The number of cameras might also be reduced depending on the number of panels installed once archaeological considerations and layouts are determined. It was noted that CCTV at the Doddington Road solar farm were not considered to be obtrusive and the panel took this point of view on board.
The panel recommended careful consideration of pathways and access paths to and across the site, suggesting that certain materials may draw attention to the site than others. It was suggested that a suitable colour treatment to surfaces be made conditional.
The panel agreed that the fencing proposed to contain the site would not be an issue as it would be set within the boundary hedges.
Some discussion was had about the maintenance and care of the site. The panel were interested to hear about the potential for wildflower meadow and grazing on this and other sites and suggested careful consideration be given to encouraging the long term monitoring of any asset management plan put in place.
Summary The panel agreed there would be an impact on views from the footpaths and would not however outweigh the positive impacts of diversification of land use, sustainability and alternative energy sources the development would deliver. The panel encouraged the team to strengthen the landscaping plans in response to a comprehensive analysis of potential viewpoints.
Materials and layouts also need to be clarified in order to ensure potential and specific impacts are clearly mitigated.
We trust that the feedback provided will prove to be of benefit to you in seeking a successful resolution and outcome for this scheme and provide an opportunity for further discussions. We would be happy to provide further design advice on the project and, with this in mind; we will seek to ensure that the composition of the Panel remains the same throughout any ongoing process.
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Yours sincerely, Sally Bassett On behalf of the OPUN Design Review Panel
OPUN Design Review adheres to Design Council CABE's ten principles for design review as follows: 1. Independent: It is conducted by people who are separate from the scheme promoter and decision-maker, and it protects against conflicts of interest. 2. Accountable: It records and explains its advice and is transparent about potential conflicts of interest. 3. Expert: It is conducted by suitably trained people who are experienced in design and know how to criticise constructively. Review is usually most respected where it is carried out by professional peers of the project designers, as their standing and expertise will be acknowledged. 4. Advisory: It does not make decisions. It acts as a source of impartial advice for decision-makers. 5. Accessible: Its findings are clearly expressed in terms that decision-makers can understand and use. 6. Proportionate: It is used on projects whose significance warrants the public investment of providing design review at national, regional and local level, as appropriate. Other methods of appraising design quality should be used for less significant projects. 7. Timely: It takes place as early as possible in the life of a design because this saves the most time and costs less to make changes. If a planning application has already been made, it happens within the timeframe for considering it. And it is repeated when a further opinion is required. 8. Objective: It appraises schemes in the round according to reasoned, objective criteria rather than the stylistic tastes of individual panel members. 9. Focussed on outcomes for people: It asks how this building or place can better meet the needs of the people using it, and of the public at large who are affected by it. 10. Focussed on improving quality: It constructively seeks to improve the quality of architecture, urban design, landscape, highway design and town planning."
Previous Officers Report (01-10-2014)
PROPOSAL AND DESCRIPTION OF SITE: The application site comprises a single large arable agricultural field which covers an area of 31.5ha and is situated to the northwest of Stonebrig Lane. There are several footpaths and byways around the site with Stonebrig Lane being a bridleway which leads to Hardwick
In relation to nearby settlements, the site is located approximately 1.1 km to the southwest of Little Harrowden, 1.2km to the southwest of Orlingbury and 0.6 km to the north of Hardwick at their nearest points.
The existing topography of the area is gently undulating with the highest point being 115m AOD to the western boundary of the site. This continues to rise towards Hardwick Wood.
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The highest part of the site is the north western corner at an elevation of approximately 120m AOD and slopes to the South eastern boundary at about 95m AOD.
The site boundary contains hedgerows with occasional hedgerow trees along the eastern, western and northern boundaries. To the south by a linear strip of woodland that runs along the existing access track and PRoW. There are several mature Oak trees along the access track (Stonebrig Lane) leading from Hardwick Road.
In addition to the natural landscape there are double rows of Electric Pylons which extend across the fields from Wellingborough over Hardwick Road and along Stonebrig Lane across the fields to Redhouse Lane towards Kettering.
Permission is being sought for the installation of a solar park with electricity generating capacity of 18.75 MW, by way of 75,000 solar panels installed at an angle of 20 degrees from horizontal and fixed on a ground mounted metal framework and shall be a maximum of 2.3m above ground level; The scheme will produce enough electricity sufficient to power approximately 4,150 homes.
The proposal is for a temporary change of use from arable farmland to a solar farm generating renewable electricity. It will be possible to graze small livestock on the site throughout the operational period. The application aims to ensure the continued viability of the land by combining ecological and landscape enhancement with renewable energy generation. Its design has taken into account various constraints to minimise potential ecological, flood risk, heritage and visual effects and effects on amenities of the surrounding area.
The proposal would be for a temporary operational period of 25 years. The construction period and up to one year for decommissioning will be in addition to the 25 years. At the end of this period all elements of the scheme will have been removed and the land returned to its current use.
The proposal is to be connected to the national grid via the nearby 33kV primary substation at Park Farm Industrial Estate. The grid connection route does not form part of this planning application
The project consists of the following infrastructure
- PV module arrays and racking system - The erection of 10 no. inverter cabinets distributed across the site to convert electricity from AC to DC currents each cabinet measuring 2.9m height x 6.7m length x 2.5m width; - The erection of a control room in the southwest corner of the site measuring 2.9m height x 6.7m length x 2.5m width - The erection of a client switchroom in the southeast corner of the site measuring 3.3m height x 4.1m length x 3m width. - The erection of a DNO substation in the southeast corner of the site, by the site entrance to provide vehicle access. Measuring 4m in height, 3.7m width and 6.25m length; - The erection of a 2m high deer fence design security fencing around the perimeter of the site
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- The installation of security cameras at 100m intervals and in the corners of the site mounted on poles measuring 4m height (27 in total); - The laying of gravel tracks within the development site along the perimeter of the site, inside the security fence with two tracks passing through the site providing access to the inverter stations; - The undertaking of additional planting at the site perimeter to provide ecological enhancements and effective screening of the developments.
The cabinets, switchroom, control room and substation will be grey in colour.
RELEVANT PLANNING HISTORY: None relevant
NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: National Planning Policy Framework (NPPF) National Policy Statement (NPS) for Renewable Energy Infrastructure EN-1 and EN-3
Government Practice Guidance's UK Solar PV Strategy Part 1: Roadmap to a Brighter Future UK Solar PV Strategy Part 2: Delivering a Brighter Future Planning practice guidance for renewable and low carbon energy (July 2013)
National Solar Centre Planning Guidance for the Development of Large Scale Ground Mounted Solar PV Systems
North Northamptonshire Core Spatial Strategy: Policy 9 (Distribution & Location of Development) Policy 13 (General Sustainable Development Principles) Policy 14 (Energy efficiency and sustainable construction)
Wellingborough Local Plan Policy G6 Development within the Open Countryside
Supplementary Planning Guidance: IV: Planning Out Crime
Supplementary Planning Document: Sustainable Design Biodiversity
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Archaeology –
I recommend that further information in the form of an archaeological field evaluation is provided by the applicant before the determination of this application. This will enable us to ascertain the existence and the state of preservation of any buried remains, in order to assess the importance of the site and the impact of the development as per the guidance provided in the National Planning Policy Framework.
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2. NCC Highways and Rights of Way Officer –
To ensure that highway safety is maintained, this authority recommends to the planning authority that the highway standards and planning conditions set out in the NCC document 'Highway Authority Standing Advice', as applicable, be applied to this planning application. The proposals may impact upon or are in close proximity to public footpaths TG1, TK12, TK13, TK14 and TK15 and public bridleway TK22. The following standard requirements should be followed when working in proximity to the Public Rights of Way:- -The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times, it is an offence to obstruct the highway under s137 HA 1980. -There must be no interference or damage to the surface of the right of way as a result of construction. Any damage to the surface of the path must be made good by the applicant to the specification of the Local Highway Authority. - If as a result of the development the Right of Way needs to be closed by applying for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks' notice is required. Any new path furniture (e.g. gates preferred over stile) needs to be approved in advance with the Access development Officer, standard examples can be provided. Please do not rely on the position of features on site for an accurate position of the public rights of way. This must be taken only from the Definitive Map and Statement 2010 The Transport Statement submitted in respect of this application has been reviewed by the Transport Planners and the assessment is attached. As submitted insufficient information has been submitted to enable the full view of the local highway authority to be met and further information, as noted in the review, is requested Any work required to widen the means of access onto Hardwick Road to accommodate construction and servicing traffic must be carried out, made good as necessary and all highway surfaces reinstated in accordance with the specification of the local highway authority and subject to a suitable agreement under the Highways Act 1980. The whole of the proposed operations including means of access, vehicle routeing, signing, cleanliness of roads and hours of operation, as necessary, should be conditional upon the submission and approval of a Construction Management Plan as outlined in the Transport Assessment.
3. NCC SUDS - no comments received.
4. Crime Prevention Officer - Northamptonshire Police has no formal objection or comment to the planning application in its present form.
5. Anglian Water - no comments received.
6. Northants Wildlife Trust - no comments received.
7. Natural England - no objection - no conditions requested
This application is in close proximity to Hardwick Lodge Meadows Site of Special
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Scientific Interest (SSSI). Natural England is satisfied that the proposed development being carried out in strict accordance with the details of the application, as submitted, will not damage or destroy the interest features for which the site has been notified. We therefore advise your authority that this SSSI does not represent a constraint in determining this application. Should the details of this application change, Natural England draws your attention to Section 28(I) of the Wildlife and Countryside Act 1981 (as amended), requiring your authority to re-consult Natural England.
We would expect the Local Planning Authority (LPA) to assess and consider the other possible impacts resulting from this proposal on the following when determining this application:
- local sites (biodiversity and geodiversity) - local landscape character - local or national biodiversity priority habitats and species.
Natural England does not hold locally specific information relating to the above. These remain material considerations in the determination of this planning application and we recommend that you seek further information from the appropriate bodies (which may include the local records centre, your local wildlife trust, local geoconservation group or other recording society and a local landscape characterisation document) in order to ensure the LPA has sufficient information to fully understand the impact of the proposal before it determines the application
8. Environment Agency –
Flood Risk The FRA identifies that there will be a minimal increase in impermeable area as a result of the development and that cut off swales will be provided to intercept any overland flows. Therefore we have no objection to the development as proposed on flood risk grounds.
Stonebrig Historical Landfill: The site includes a small area of inert waste fill within the field boundary, which filled an old peat extraction area. As such there should be no environmental impact from the placement of solar panels over the area.
9. Ramblers Association –
Wish to object to this planning application. We believe this to be an unwarranted industrial intrusion into the Northamptonshire countryside resulting in a loss of its amenity value. A site of this area and gradient will be impossible to screen.
There are POW to the North, West and East of this site, the views from these paths will be greatly impaired. The footpath to the northern side runs directly alongside the site boundary for 800m the existing view to the south from this path will be lost, to be replaced with a view of the rear of the solar panels through the security fence. There are also numerous footpath on the eastern side of the site and people walking these from the direction of Little Harrowden or Orlingbury towards the site will have areas of solar panels in their sightline, due to the raising gradient of the site from the 90m contour at the southeast corner to the 120m contour at the northwest corner.
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The proposed access to the site is along a farm track off the Little Harrowden to Hardwick which also accommodates a bridleway, then along a farm track which appears to be the farmers preferred rote for parallel crossfield path. The construction traffic along this rote could pose a hazard to walkers along this normally traffic free path.
The existing hedgerows or any new planting to screen the site may have some limited value in spring and summer but in the winter month's leafdrop will leave the industrial security fencing and the solar panels in view.
We ask the Council to refuse the application.
10. British Horse Society –
As the Access & Bridleways County Officer for the British Horse Society in Northamptonshire I have been asked to comment on the above application. I have briefly reviewed the documents and note that the site has public rights of way surrounding it and a Bridle Path a short distance away. I attach the BHS guidelines on Solar panels for your information and would ask that drainage, security, fencing and the issues of construction are incorporated into any planning decision.
I trust these comments are helpful and I confirm I am happy to do a site visit or attend any meetings as needed.
11. English Heritage –
The proposals comprise the construction of a solar photovoltaic (PV) park on land currently under arable cultivation to the north of the village and Conservation Area of Hardwick, covering c. 30.6ha. The proposals comprise installation of 75,000 solar panels on pile foundations, a temporary construction compound, 10 inverter cabinets, a control room, a client switchroom, a DNO substation, security fencing, security cameras, access track, and additional planting.
A Heritage Statement has been submitted in support of the application. This identifies the series of designated heritage assets that may be affected by the proposals through development within their settings. English Heritage does not agree with all the descriptions and assessments of significance and setting provided in this document, and our comments are set out below.
We recommend that your authority should only determine the application in accordance with national and local policy if you are convinced that you have received sufficient information from the applicant to inform your assessment of the impact of the proposals on the significance of all heritage assets including on their settings [NPPF 128 & 129] along with clear and convincing justification for any harm caused [NPPF 132]. Significance of Heritage Assets.
The proposals lie to the north of the village of Hardwick, a Conservation Area with two Grade II* Listed Buildings comprising the Church of St Leonard (NHLE 1349057) dating from the 13th and 14th Centuries which would have been the most important building in
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the medieval settlement due to its communal function, and Manor Farmhouse (NHLE 1293700) which originated in the 14th Century and would have played a key role in settlement organisation and exploitation of the land. Within the setting of Manor Farmhouse are located a series of non-designated archaeological remains comprising the remains of the former extent of the medieval settlement, water-filled fishponds and other earthwork features related to water management.
The agricultural land surrounding the Conservation Area forms an important part of the setting of it and all the village's heritage assets since this (including that within the proposed development) would have supported the population of the former settlement, as acknowledged in Section 4.6.3 of the Heritage Statement. However, in English Heritage's opinion, the Heritage Statement does not fully appreciate the contribution of this land or its current arable state to the significance and setting of these designated heritage assets (Section 4.10.2).
We would remind your authority in relation to the exclusion of Grade II Listed Buildings from the assessment of impacts on designated heritage assets between 1km and 5km from the proposed development (Section 4.8) that all listed buildings, regardless of grade have been determined by the Secretary of State to be of national importance and should therefore be afforded an appropriate level of assessment.
In general we consider that the summaries of significance presented in Table 2 of the Heritage Statement are formulaic and not specific to the assets involved, and the descriptions of setting are drawn too narrowly and do not clearly outline the reasons for their definition or sufficiently explain the contribution which they make to heritage significance.
It is also clear from the Heritage Statement that the proposed development site comprises a series of non-designated heritage assets which were identified by the geophysical survey. These archaeological remains have the potential to contribute positively to our understanding of the history of human activity and settlement in and around the village of Hardwick. English Heritage shares the concerns of the County Archaeological Advisor in relation to the level of information submitted along with this application. The geophysical survey is referenced in the Heritage Statement but does not appear to have been submitted. If this information is available we would recommend that it should be submitted to assist your authority in your assessment of the impact of the proposals on the significance of all heritage assets.
Impact on Significance The Heritage Statement concludes that the proposed development will either have no impact or only have a minor impact on the significance of designated heritage assets (Section 6.3) and minimal impact on the significance of non-designated heritage assets (Section 6.2). However it is not clear to us from the submitted information that the Heritage Statement has taken full account of English Heritage's published guidance on The Setting of Heritage Assets (2011) or the potential for any development to cause harm to significance through development within the setting of a designated heritage asset.
With little exception the Heritage Statement's consideration of impact provides only an indication of whether the proposals would be visible directly from individual heritage assets. Notwithstanding the description in the Hardwick Conservation Area Appraisal of
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the impact of the local topography on views out from the village and its visibility within the wider landscape, we consider that the Heritage Statement does not address whether the proposals have the potential to impact on and alter the setting of heritage assets as part of the experience of moving through the currently exclusively agricultural surrounding landscape.
We note the viewpoints included in the Landscape and Visual Impact Assessment which potentially address the one exception to the limited outward visibility from Hardwick, looking towards the tower of the Grade II* listed Church of St Mary in Orlingbury (NHLE 1040666) from the north as described in the Conservation Area Appraisal. We would recommend that your authority should be convinced that you have received sufficient viewpoints and photomontages of appropriate quality to inform your assessment of the potential impacts of these proposals.
The Heritage Statement considers that the ground works associated with the proposed development will be limited (Section 6.2). On the basis of our experience across the country of similar schemes, we would advise that the cumulative effect of ground works associated with solar farm developments should not be underestimated. We would advise that regardless of whether the significance of any non-designated archaeological remains would be likely to preclude development, in our opinion the cumulative impacts of the number and type of supports for the photovoltaic panels, below ground disturbance for the construction of the proposed series of inverter cabins, substation and other buildings, the extensive nature of cable runs, and further below ground disturbance for the construction of temporary compounds, fencing, security measures and access routes can result in significant physical impacts on archaeological remains. Therefore a well informed and nuanced approach to mitigation is required based on an appropriate level of prior evaluation. It is unlikely that this can be achieved productively post determination when the scale and outline of the proposals have already been agreed. We therefore refer you to the advice of the County Archaeological Advisor in this respect, and recommend that you are guided by that advice and her view on the need for any additional archaeological evaluation prior to determination.
Policy Context We refer your authority to the statutory requirement to have special regard to the desirability of preserving a listed building or its setting and the character and appearance of a conservation area (sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act, 1990) which must be taken into account by your authority when making its decision.
The importance attached to setting is recognised by the Government's National Planning Policy Framework (NPPF) and in guidance, including the Planning Practice Guidance, the PPS5 Practice Guide, and The Setting of Heritage Assets (English Heritage). Detailed guidance on assessing the impact of development on the setting of a heritage asset is set out within these documents.
In relation to the potential impacts of solar farm developments, The Planning Practice Guidance incorporates guidance on renewable energy including guidance specific to heritage and amenity, and makes it clear in relation to solar farms, that visual impact is a particular factor for consideration [PPG 013 Reference ID: 5-013-20140306]. The Government's Solar PV Strategy (Part 1, October 2013) also sets out four guiding principles which include ensuring that proposals are appropriately sited and giving
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proper weight to environmental considerations such as landscape and visual impact and heritage.
Your authority should aim to achieve the objective of sustainable development which in this context means guiding development towards a solution that achieves economic, social and environmental gains jointly and simultaneously [NPPF 8]. An environmental gain in any planning application that affects the historic environment would be the continued conservation of heritage assets so that their heritage value and significance can be enjoyed by this and future generations - an overarching planning objective [NPPF 17].
Thus in determining the planning application, your authority should take account of the desirability of sustaining and enhancing the significance of heritage assets [NPPF 131]. Since significance can be harmed or lost through development within a heritage asset's setting [NPPF 132], any harm or loss to significance resulting from the proposals should require clear and convincing justification [NPPF 132]. The NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to its conservation [NPPF 132]. Whilst some are given equal importance, no other planning concern is given a greater sense of importance in the NPPF.
The impact on the significance of non-designated heritage assets within the proposed development area should also be taken into account [NPPF 135].
In all cases where development will lead to a level of harm to designated heritage assets, the NPPF places the onus on the determining body to rigorously test the public benefits against the level of harm caused [NPPF 133 & 134]. This public benefit must be specific to this site and cannot be delivered elsewhere. If the justification is absent or weak, English Heritage would not consider that the proposal could be classed as sustainable development under the NPPF.
Recommendation We would urge you to address the above issues, and recommend that the application should be determined in accordance with national and local policy guidance, and on the basis of your specialist conservation advice. It is not necessary for us to be consulted again. However, if you would like further advice, please contact us to explain your request.
12. Wellingborough Norse - no comments received.
13. Environmental Development and Protection –
The submitted noise report demonstrates that the development should not have any noise impacts and I have no objections to the proposal.
14. WBC Policy - the proposed development is acceptable in principle in planning terms. It conforms to the NPPF paragraphs 17, 18, 28, 112 and 97 which supports rural economic growth and promotes a strong rural economy. The proposed development supports government policy on promoting renewable energy and addressing climate change.
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In addition, the site is on lower quality agricultural land which is classified as grade 3 under the agricultural land classification. The site is also not on an environmentally sensitive designation. However, a judgement needs to be made as to whether the proposed development can be satisfactorily accommodated into the landscape without causing significant and demonstrable harm which would outweigh the benefits of providing renewable energy. In particular the cumulative landscape and visual impacts must be addressed.
15. WBC Conservation Officer –
I have read and noted English Heritage's detailed comments.
However, having visited Hardwick and looked in the direction of the site from vantage points within and around the village to the south, including the main entrance road from the Little Harrowden - Mears Ashby crossroads as well as the farm track down to Manor Farm, there appeared to be no obvious inter-vision. Certainly when in the village street right along to Townsend House to the west, it is not possible to see the development site.
From the top of the Manor Farm track the site would be visible were it not for the extensive tree-cover in between. Even when deciduous trees have dropped their leaves in the winter it seems likely that the density of cover will still obviate inter-vision.
As the main Little Harrowden - Mears Ashby road is in a divergent alignment from the line-of-sight of the village with the development site in rear, as well as the fact that it is bounded by a fairly high hedge, it again appears impossible to see the site from anywhere thereon. Certainly once past the crossroads heading north-east the site will be visible, but by that time the village will not be in the line-of-sight.
From a public footpath on the right, half-way-down the main entrance road, it is possible to see the site, but again, the built fabric of the village is not in the line-of-sight. This also goes for the view of Orlingbury church tower which, although visible in glimpses from the east end of the village, does not present inter-vision with village built fabric.
Nevertheless, I agree with English Heritage that the applicant has not clearly and systematically demonstrated graphically and with visualization techniques that the cultural heritage of the village will not be detrimentally affected by the proposal.
My advice, therefore, is that although it seems likely that the development will not detrimentally affect the heritage assets in the village, this has not at present been adequately proven.
16. WBC Landscape Officer –
The landscape visual impact has been assessed from a number of viewpoints. The landscape which contains the site is undulating with trees and hedges marking field boundaries. There are a number of footpaths which increases the sensitivity of the proposal.
Having walked most of the footpaths it does not appear to me that the enjoyment of walking would be significantly affected. The vegetation on the northern boundary is well
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grown and it is above the site. Due to the land form the visibility from the public rights of way and the highway due west and south appears to be negligible. It would appear that it would be most visible from the road on the ridge between Little Harrowden and Hardwick.
The field is arable at present. There is an opportunity for biodiversity enhancement with the proposed scheme which should be weighed against the negative perception of this as a industrialisation of the landscape. The grassland can be managed positively around the panels.
A comparison might be drawn with poly tunnels which are a feature of the landscape in other parts of the country. Reflecting the sky as the panels do from the distance at an angle the effect is much as if the site was a lake or a field of flax.
17. Little Harrowden Parish Council - have no objections to this application.
18. Hardwick Parish Meeting –
Following the Public Exhibition at Little Harrowden Village Hall and subsequent filing of application 00352 the village meeting has with overwhelming majority decided to oppose the proposal for developing a solar farm at Stonebrig Lane close to our village.
The reasons for the opposition to the plans are as follows:
1. The planned solar farm will create a significant eyesore in the landscape.
The Stonebrig Lane site is positioned in the landscape as a sloping structure extending from 90 to 120 metre contour, so that the impression seen from east will be an edifice nearly 100 feet tall being highly visible from the network of public footpaths (Public Rights Of Way) binding together Hardwick Village, Orlingbury and Little Harrowden.
These footpaths are very popular locally and parts of them are used in the annual internationally renowned Waendel Walk. It is obvious that the enjoyment of walking the countryside will be severely dented by the proposed development.
The application includes 15 different photos taken from various points, north, east and south of the planned solar park. However none of them give any idea how strong the visibility will be of the proposed solar park from the various footpaths.
This is at best misleading, at worst a direct attempt to manipulate the reader of the application.
Enclosed to this note is a photo taken from the footpath, which stretches from Hardwick Hill to Little Harrowden, east of the proposed site, which clearly demonstrates the visibility of the site for the solar farm. Many similar photos can be taken from the other footpaths surrounding the proposed development. The bottom-line is simple in relation to this proposal; the visual impact is seriously harmful due to the developments location and scale.
2. The planned 4m high security poles and the 2m high surrounding fence are especially harmful to the landscape.
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The detailed plans included in the application mention the erection of a two meter high security fence surrounding the site as well as proposed security cameras, which will be mounted on poles 4 meter high at 100 meters interval. This will look like a prison yard.
None of the photos give any ideas how the security cameras will look, close by and at a distance. Under any circumstances they are bound to harm the visual impact of the landscape and the fence will be an intrusion to the open countryside. Bridle ways will be curtailed.
The above comments also apply to the existing bridle ways, some of which will be directly affected by the development.
The huge piece of fenced off land sitting in the middle of the countryside will possibly prevent any "foxhunting without foxes" in the area in the future, as the annual hunt always uses the bridle ways, which will be abandoned by the project.
4. The village is being suffocated by solar panels.
Hardwick Conservation Village comprises of approx. 30 houses. If the Stonebrig Lane project as well as the Mears Ashby (Sywell) planned solar parks are built, this village will have a total of 135 acres of solar fields with approx. 135,000 solar panels right on our doorstep. This will be enough to provide 7000 houses with electricity. The village will literally be suffocated by solar panels which are bound to have an impact on quality of life in this part of the world. One can justifiably ask why this little village shall be lumbered with solar panels at such scale without receiving any benefits.
The irony is that it is the tax payers, including the citizens of this village, which make these projects viable. Without the subsidy of public funds, they would simply not be profitable. The application does not take into consideration the latest Government policy on solar energy.
The application included a report called Planning Statement. This statement contains the legislative background for investments in renewable energy (European Union Renewable Energy Directive) as well as Government and local planning directives and frameworks.
The latest government policy reference included in the application is the "Roadmap to a brighter future, part 1" from 2013.
However the application does not mention and conveniently leaves out the Government Solar Strategy Part 2, published in March 2014.
This important document prioritises future solar investments in the following order:
1 Domestic roofs 2 Midsize roofs on commercial and industrial buildings 3 Roofs at public buildings (schools, hospitals etc) 4 Brown field sites 5 Building integrated solar (BIPS)
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6 Large scale ground-mounted solar farms but only at farmland of lower agricultural quality
On the basis of this newest publicised Government strategy it is obvious that the Borough Council of Wellingborough cannot approve the Stonebrig Lane development.
One can also ask why the applicants conveniently have omitted this latest piece of Government Strategy in their application.
The Public consultation and the response.
The Stonebrig Lane application also includes a section covering the responses from the public to the exhibition at Little Harrowden Village Hall in February 2014.
31 responses were received to the public consultation. The application specifies that 9 were in support, 19 objected and 3 provided comments where the opinion was "not clear". In the latter category the statement includes the response from Hardwick Village, in spite of the fact that our letter said that the consensus response at the village meeting was "overwhelming opposition to the proposal".
This is one more example of how the applicant tries to mislead and manipulate the reader. Furthermore the statement concludes, that "the applicants have noted all the responses, including the significant proportion of support for the scheme".
Taken into consideration the negative Hardwick response, less than 20% of the respondents were positive - this cannot be called significant support.
7. Local communities must have a say. In October 2013 the Government wrote in the strategy document: The Solar PV Road Map, the following:
"The big ambition for UK solar energy provision must be matched by a greater sensitivity to impacts on landscape, visual amenity and biodiversity. Local communities must be willing partners in solar expansion; not just consulted but respected and where possible, financial partners in local projects" On this background and bearing in mind that our village strongly oppose the planned solar farm at Stonebrig Lane, and that local farmers even as we speak have not given consent to the developers for passing their properties, it is difficult to imagine how this application can even be considered for approval by the planning committee of the Borough Council of Wellingborough.
8. Farmland should be used for food production And finally a word about use of farmland for solar farms. One of the key arguments for renewables is the increasing cost of energy. The facts which seem to be ignored are that food prices are predicted to increase at a much higher rate than energy prices. As consumption increases in China, India and Africa, the countries we import so much of our food from these will increasingly be able to sell their produce at home. We are in a better position to grow crops than many countries, but if we do not keep our farmland, we are going to be short of food. So our prime and secondary agricultural land is If we are going to have solar, put it on top of buildings like the Appleby Lodge warehouse development, not in the countryside, as the Government, albeit a bit late, has
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realised.
This project which seriously contravenes Government Strategy and the rights of local citizens must be rejected by The Borough Council of Wellingborough.
Hardwick Parish Chairman's Response to Policy Comments - On the 22nd July 2014 a submission was filed on the BCW Planning Department web page under the headline "Consultee response-policy". The note is undated and it does not say by whom it is written. I have been told, that the paper was issued by the Planning Department of BCW and that the author is an officer from this department.
The paper is perceived to provide the Planning Committee of BCW with a guideline in respect of project 00359 and to which extend this project "is acceptable in principle in planning terms".
The paper divides the relevant planning references into two, Local Plans and National Policy.
The relevant local plans, which the paper covers, are the Wellingborough Local Plan from 1999 with alteration from 2004, and the North Northamptonshire Core Spatial Strategy (NNCSS) adopted in 2008 .
By reading both abovementioned local plans it is obvious that their relevance to a huge solar farm development in the middle of the country side in 2014 is close to zero or totally negligible. The two local plans cover mainly buildings and smaller structures in the country side and not a development consisting of 35,000 highly visible solar panels surrounded by a 2 meter high fence with attached cameras on 4 meter high poles with 100 meter intervals. No local planners would 10 years ago have even contemplated including policies covering developments of huge solar farms. Even the NNCSS plan does not include one word about solar energy, but only anticipates development of wind power and biomass fuelled power. The BCW papers references to local plans are therefore hugely irrelevant.
The paper then goes on to discuss application 00359 in the light of National Policy and refers to National Planning Policy Framework from 2014 (NPPF) paragraphs 17, 18, 19, 97 and 112.
The paper never discusses paragraph 18, but in stead paragraph 28, even though the conclusion refers both to paragraphs 18 and 28, but leaves out reference to paragraph 19, which is very confusing. In general, the paper is badly drafted.
The clauses in the NPPF, which are discussed in the council paper seems to have been chosen more or less randomly. They certainly provide no proper guidance for the decision makers. A few examples:
- From Paragraph 28 is mentioned 'economic growth in rural areas for creation of jobs and expansion of business and enterprise as well as conversion of buildings and construction of well-designed new buildings.' This is not exactly relevant in this case. However the paper avoids citing from the same paragraph 28 that plans must 'support local tourism and leisure developments - which respect the character of the
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countryside'. This is however relevant, as the annual international Waendel Walk passes the site, which is being proposed for the solar farm. - Paragraph 19 of NPPF requires 'the planning system to encourage and support economic growth and not act as an impediment to sustainable growth' Not very relevant either as there is no jobs created and the economic growth impacts on one farmer, investors in the city and producers of solar panels in China. - Paragraph 112 of the NPPF requires planning authorities 'to take account of economic and other benefits of the best and most versatile agricultural land. Where significant developments of agricultural land 'is required' local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality.' This clause includes a direct misquote. The NPPF paragraph 112 does not use the words 'is required' but the words 'is demonstrated to be necessary'. The planning application 00359 does not include any proof, that the development at Stonebrig Lane is necessary. On the contrary, in the Wellingborough Council area a string of new solar farms are being planned, properly at sites which are much more suitable than Stonebrig Lane, like the Mears Ashby project. There is no need for the Stonebrig Lane solar farm. It is not necessary.
The reason that it is deemed necessary for the BCW officer to refer to guidelines from the National Planning Policy Framework (NPPF) is, that the Borough Council of Wellingborough has not developed any local plans, which cover solar farm developments in the country side.
The NPPF repeats many times that applications for planning permission must be determined in accordance with the local development plans, and also stresses several times that local planning authorities should have an up-to-date plan in place. This is sadly not the case for BCW, which means that all planning decisions have to be made according to National Guidelines. This is most regrettable because it means that all applications will have to be decided on a case-by-case basis, and not guided by an overall local plan. This is a very concerning and worrying state of affairs for citizens of the Borough as the Council could easily and very soon be covered by solar farms due to lack of proper planning.
Finally, the paper 'Consultee reponse-policy' fails spectacularly to refer to the most relevant and recent policy documents covering solar farms, namely the UK Solar PV Strategy, part 1 from November 2013 and part 2 from March 2014, issued by the Government. The two strategy papers, covering almost 100 pages, give genuine clear guidelines for local authorities for developing local plans and strategies for the solar PV sector.
The Government highlights in order of priority where solar panels should be installed: 1. Domestic roofs 2. Midsize roofs on commercial and industrial buildings 3. Roofs of public buildings (schools, hospitals) 4. Brown field sites 5. Building integrated solar (new buildings) 6. Large scale ground-mounted solar farms
On the background of the Government's strategy documents isn't it time for Wellingborough Council to develop its own local strategy and plan, in order to provide
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its citizens with comfort and certainty is relation to the direction, which the Council will follow in the future?
Hardwick Parish Chairman's Response to Landscape Officers Comments - Mrs. Webber of the Planning department of BCW has written an assessment dated 31st July 2014 of the visual impact stemming from the planned solar farm at Stonebrig Lane, to which I would like to make a few comments.
The Governments Planning Practice Guidance (March 2014) states the following:
"In assessing the impact on visual amenity, factors to consider include: establishing the area in which a proposed development may be visible, identifying key viewpoints, the people experience the views and the nature of views".
For anybody reading Mrs. Webber's note it is clear that it falls well short of covering the points requested in the Planning Practice Guidance. It seems, that Mrs. Webber has walked some of the footpaths on a bright summers day and on that basis made her subjective assessment.
Here is a list of points, which ought to have been covered by Mrs Webber's note:
- The assessment has been made at a time where all hedges and trees are in full leaf. What is the visual impact of the planned development from autumn to spring when there are no leaves at trees and hedges? - Several house owners in Hardwick have objected to the planned development because it would be visible from their houses. Mrs. Webber has not covered this issue at all in spite of the Planning Practice Guidance request for this. - The planned development is to be surrounded by a 2m high fence and 4m high poles with cameras attached. What is Mrs. Webber's assessment of the visual impact of these features? - Because Mrs. Webbers assessment lacks detail about viewpoints, it is unclear whether she has been walking the important and popular footpath from Hardwick to Little Harrowden - The area surrounding the proposed solar farm development includes several bridle ways, which will be visually and psychically impacted by the new development. Mrs. Webber note does not cover bridle ways at all
In conclusion, Mrs Webber's note is inadequate in relation to coverage of the issues requested in the Planning Practice Guidance, as well as it is weak and significantly short of facts and substance.
It should therefore be ignored by the Planning Committee of BCW.
19. Neighbours –
Reynolds Farmers Limited Long established farming company and owners live in Hardwick and Little Harrowden and own a part of the access road. Latest Government policy concerning renewables set out in the Government Solar Strategy Part 2 prioritises future solar investment under the following Hierarchy
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- Domestic roofs - Midsize roofs; commercial and industrial buildings - roofs at public buildings (schools and hospitals - brownfield sites - building integrated solar (BIPS) - Large scale ground mounted solar farms on lower quality agricultural land
This emerging policy is a material consideration and the current proposal is at the bottom of this hierarchy for solar generation. No details have been submitted with the application as to why it is appropriate or justified for its location.
Scheme will have an adverse effect on the landscape which is highly valued locally and scale and varying topography will have an undesirable effect upon the landscape character, for users of public right of ways and local residents.
The map of the Zone of Visual Influence shown in the LVIA shows the extent of visibility affecting both rural and urban properties.
Boundary fence and CCTV and associated site infrastructure are inappropriate in this location representing an urban feature in this otherwise unspoilt open countryside and should not be permitted.
Area has extensive rights of way in close proximity and the scheme will effect walkers, horse riders and off road cyclists in their enjoyment of the countryside. These footpaths link Hardwick, Little Harrowden and Orlingbury.
Definition of agricultural land classification needs to be site specific and the applicant should assess this.
Cumulative effects is not mentioned as there are other solar farms permitted in the nearby area and a wider cumulative impact should be assessed as impact on local residents cannot be measured on a case by case basis.
Technical advice for the access track prevents it from being used for the purpose of generating electricity by way of solar installation and therefore the submitted proposal is not deliverable. The applicants should investigate alternative access routes.
The application should be refused and no details have been submitted as to why the benefits outweigh the harm.
12 letters of objections and 29 in support -
Objections received from the residents of Hardwick: The Old School House 10 Hardwick, Manor House, Conye House, Linden House, Longland, Temple Barn, Fox Lodge Manor Farm Close, The Old Rectory, nos. 6, 33, 21, 25, 29 Hardwick and an objection from Mr Bob Coles MBE, 15 Wellingborough Road Little Harrowden.
The park would be visible from various locations in the area, will effect the life of people living close by, the area is unspoilt countryside, the site is not suitable, site is within close proximity to Hardwick, the farmland should be used for food production, visual impact from village, Public Rights of Way and Bridle Paths, Hardwick is a conservation
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area and effected by proposed solar farms (Application proposal and Mears Ashby) in addition to Sywell hard runway and Prologis Park and proposed housing from Niort Way up towards the village, Other sites far better suited, Other solar farm application more discrete, the solar panels would be far more visible in winter, prominent eyesore due to its scale and location, Government Policy encourages local communities to be willing partners in solar expansion, Hardwick is not, Land is good agricultural land, due to land slope it would be a 30m tall structure and would need substantial trees to screen it, solar panels should be on rooftops, Solar panels would face towards the village, proposal would spoil the community's enjoyment of the countryside, fencing and security cameras would be a significant part of the effect, not in accordance with recommendations laid down by CPRE Northamptonshire, Solar Farm near Doddington reflects what happens when recommendations are ignored, Hardwick is a small village being suffocated by planning applications and views are consistently disregarded, proposal would represent an unwelcomed industrialisation of the countryside, Security fencing and cameras would look like a huge prison yard, Mears Ashby site is not very visible and should have priority, proposal breaks a lot of environmental rules and government policies, would be a blot on the landscape, proposal is inappropriate, would cause long term harm to the landscape, road network not suited for heavy traffic, wonderful wildlife, Damage and Potential misuse of Stonebrig Lane, Government subsidy to be slashed, Little Harrowden Parish Council's response appears to be cavalier and disappointing.
30 letters of support from residents of in Little Harrowden: 5, 7, 8 ,20 Westfields, 3, 12, 14, 17, 21, 28, 30 Town Close, 10, 19, 23, 35 The Willows, 2a, 4, 10, 20, 25 Main Street, 4, 11, 40, 44 Kings Lane, 5 Pear Tree Farm Close, 3, 5 Bank Hill View.
It will ensure continued agricultural use and enable farmer to diversify his business, soil doesn't comprise best and most versatile agricultural land, it will be well-screened with planting, habitat enhancement will improve the site's diversity, scheme will provide significant contribution to UK's renewable energy targets.
ASSESSMENT: The application site lies in open countryside outside of any village boundary and Local Plan Policy G6, The NNCSS Policy 1 and national guidance all seek to prevent inappropriate development in the open countryside.
Development in the open countryside is permissible if it can be clearly demonstrated that it is required in order to meet the local needs for employment, housing or services.
Local Plan Policy G6 in particular states that:
DEVELOPMENT IN THE OPEN COUNTRYSIDE WILL NOT BE GRANTED PLANNING PERMISSION UNLESS:
1. IT CANNOT BE ACCOMMODATED OTHER THAN IN THE OPEN COUNTRYSIDE; 2. IT INVOLVES NO MORE THAN A LIMITED NUMBER OF BUILDINGS OR STRUCTURES AND THESE ARE SMALL SCALE; 3. IT INCLUDES LANDSCAPE SCREENING, AS APPROPRIATE, AND ALL BUILDINGS AND STRUCTURES ARE DESIGNED, SITED AND OF MATERIALS TO MINIMISE ADVERSE IMPACT UPON THE INTRINSIC CHARACTER OF THE COUNTRYSIDE;
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4. IT WILL NEITHER INDIVIDUALLY NOR CUMULATIVELY WITH EXISTING OR PROPOSED DEVELOPMENT, RESULT IN A LOCAL PROLIFERATION OF NEW BUILDINGS OR STRUCTURES; 5. WHEN IT INVOLVES A USE WHICH IS PRINCIPALLY TO SERVE THE TOWN, IT IS LOCATED IN IMMEDIATE PROXIMITY TO EXISTING OR PROPOSED URBAN DEVELOPMENT; AND 6. IT WILL NOT RESULT IN THE URBAN GROWTH OF NORTHAMPTON TO ITS EAST OR WELLINGBOROUGH TO ITS WEST.
It is clear that the proposal fulfils all the criteria of the policy. By reasons of its scale, it cannot be located within a built up area.
A key objective of the North Northamptonshire Core Strategy is to address Climate Change, stating at paragraph 4.14 that: The Plan for North Northamptonshire must establish standards and requirements in response to the wider concerns relating to climate change and the reduction of greenhouse gases.
The National Planning Policy Framework (NPPF) of 2012 replaced the previous Planning Policy Statements (PPSs) and Planning Policy Guidance Notes. The NPPF sets out the Government's planning policies for England and states how they are to be applied. It is a framework within which local planning authorities are required to produce their own Local Plans and the context within which communities can produce Neighbourhood Plans. The core theme of the NPPF is a presumption in favour of sustainable development
The underpinning presumption in favour of sustainable development should inform every planning decision unless material considerations indicate otherwise. This presumption includes not only protecting the environment from development which could damage its special character, but also supporting the economy and providing for the needs of the community.
The NPPF says at paragraph 98 that applicants for energy development should not have to demonstrate the overall need for renewable or low carbon energy. Applications should be approved if their impacts are (or can be made) acceptable. The NPPF advises that local authorities (or decision makers) should follow the approach set out in the National Policy Statement (NPS) for Renewable Energy Infrastructure (EN-3), read with the Overarching NPS for Energy (EN-1), both dated 2011. Paragraph 14 of the NPPF says a presumption in favour of sustainable development lies at the heart of the NPPF and in decision taking approving developments that accord with the development plan and where that development plan is absent, silent or relevant policies are out of date granting planning permission unless any adverse impacts would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF taken as a whole. Paragraph 17 specifically supports the transition to a low carbon future in a changing climate and encourages the use of renewable resources.
Landscape and Visual Impact The UK Solar PV Strategy Part 1 was published in October 2013. The Government notes the popularity of solar PV and aims to ensure it is appropriately sited, and allows for greater community engagement. It expects on-going deployment of the technology to continue at all scales. However a guiding principle is that proposals need to be
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appropriately sited, giving proper weight to environmental considerations such as landscape and visual impact, heritage and local amenity, and providing opportunities for local communities to influence decisions that affect them. Visual amenity, land use and other environmental impacts are important considerations within the planning process. Citing the example of the National Trust, the document points out that with informed and careful planning and appropriate detailing, solar PV can be considered as appropriate in sensitive landscapes and on designated buildings
The UK Solar PV Strategy Part 2 was published in April 2014 and sets out the strategy for deployment where the Government are encouraging alternative locations for solar PV. One of the key deployments identified in this document is for roof top solar PV use and specifically on commercial buildings.
However in terms of large scale Solar PV a consideration for the alternative of roof top solar array is dependent on the location of suitable sized roofs and their orientation and availability. Ground mounted solar farms are appropriate when there is no alternative.
Where there are no alternatives to siting solar pv on roof tops or brownfield sites then large scale solar farms should be located on low grade agricultural land. High grade agricultural land is classed as Grades 1 and 2. The site proposed is grade 3 and therefore not a high grade land.
The development plan and national guidance also seek to conserve and enhance the landscape character; historic landscape designated built environmental assets and their settings, and biodiversity of the environment making reference to the Environmental Character Assessment and Green Infrastructure Strategy.
It should also be noted that there is no Local Plan Policy strategy to identify suitable sites for Solar Farms or policies for solar farms and in this circumstance the development plan is silent and therefore the consideration for determining the application is whether the benefits outweigh any harm that might be caused specifically in terms of visual impact.
The proposal is for rows of fixed solar photovoltaic (PV) panels, mounted on metal frames. The panels are arranged in east-west rows and are tilted at approximately 20 degrees to the horizontal, with a maximum height of no more than 2.5m from ground level to the top of the panel frame. Each row is separated by 3m to allow for animal grazing.
Within the solar farm are other small structures, namely 10 inverter cabinets, control room and a substation. The farm would all be enclosed by a green deer fence around 2.m in height. No permanent lighting is proposed although security cameras are proposed on each corner and 100m apart (27 in total)
Additional planting is proposed around the perimeter of the site to provide screening and ecological enhancements.
The application is accompanied by a comprehensive Landscape and Visual Impact Assessment (LVIA). The LVIA concludes that the proposed development would not
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change the existing key characteristics and features of the landscape, and would be entirely contained within the existing landscape pattern.
Mitigation measures include conservation of existing hedgerows and mature trees, improvement of existing hedgerows and creation of new hedgerows.
The Solar PVs are relatively low (being up to in the region of 2.5m above ground level), and the solar array would be parallel with the ground plane, appearing as a continuous covering over the entire field. The significance of visual effects would reduce rapidly with distance and adverse effects of the greatest level of significance are limited to public viewpoints very close to the site. Whilst there are public footpaths in close proximity to the site it is considered that the strengthened boundary hedgerow would generally tend to filter views, particularly once the planting around the site matures reducing its effect.
Heritage Impact There are no designated heritage assets such as Scheduled Ancient Monuments. Hardwick Village is a designated Conservation area the Church and Farmhouse are Listed Buildings. Further details have been requested by English Heritage to assess the impact on these designated buildings and the Conservation Officer is in consultation with the applicants to address this issue. However he has commented on that the inter-visibility between the village, church and the site would be minimal
As a consequence, the visual impact of the proposed development on designated heritage assets would be negligible.
Amenity Consideration In terms of amenity the main concerns from local residents arising from the proposed development is of visual impact, specifically on properties within Hardwick itself. However due to the distance the land orientation it is considered that none of the residential properties would be affected to the extent that the solar panels would be sufficiently "oppressive" or "overbearing" that the property would be rendered an unattractive place in which to live.
In terms of noise nuisance, it is highly unlikely that the proposal would generate audible sound and the boundaries of noise sensitive receptors so as to detrimentally affect the living conditions of the occupiers.
Habitats and Species Protection An Extended Phase 1 Habitat Survey was submitted with the application and has identified that the habitats at the site offer potential opportunities for bats, Badger, Water Vole, reptiles and nesting birds although none were found on site and as such it is considered unlikely that any ecological designations, habitats of nature conservation interest or any protected species will be significantly harmed by the proposals.
The survey concludes by making recommendations relating to planting schedule, pollution prevention and ecological enhancement.
It is worth noting that the proposed development is for a temporary period of 25 years, after which the installation would be decommissioned and the site reinstated back to its original condition
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Biodiversity A number of measures resulting in the net gain to biodiversity include strengthening the existing hedgerows, planting of wildflower meadows around the boundary; It is considered that these measures would also encourage ecological enhancements.
Crime and disorder It is considered that there are no pertinent crime and disorder issues relevant to the determination of this application.
Other Considerations Archaeology Trial trenching has been carried out as a result of the comments from NCC Archaeologists. This has been done in consultation with them and it is confirmed that mitigation works can be dealt with by condition.
Cumulative Impact with other Solar Farms The application site is located to the North of the proposed solar farm at Mears Ashby (application WP/14/00368/FUL) and it is considered that due to the distances and that both solar farms would not be visible together there would be no cumulative impact.
Department for Communities and Local Government. Due to a high level of objections submitted to Rt Hon Erica Pickles MP to request he call in the application the DCLG have written stating that the application would only be considered for calling in if the Local Authority is minded to approve the application.
Therefore should the application be approved then an Article 25 will be served to prevent the decision being issued until a decision on whether to call-in the application has been made. Members should be aware that this process will only be followed if the Committee decide to approve the proposal.
RECOMMENDATION: Approve with conditions and delegate the issue of the planning permission to the Head of Planning and Local Development subject to the application not being called-in by the Secretary of State for Communities and Local Government.
CONDITIONS/REASONS:
1. The development shall be begun not later than the expiration of three years beginning with the date of this permission
Reason: To comply with Section 91 of the Town & Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004)
2. This permission is for a temporary period and the structures and other associated paraphernalia removed and the land reinstated to its former condition on or before the end of October 2040.
Reason: The structures are unsuitable for permanent retention in the open countryside. Permission has been granted due to the temporary nature of the
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proposal.
3. Prior to work commencing a detailed landscaping scheme shall be submitted and approved in writing by the Local Planning Authority. The proposed landscape scheme shall be implemented during the next planting season after the completion of the building operations on site or within any such longer period as may be agreed in writing with the local planning authority. Such planting shall be maintained, including the replacement of dead, dying or defective trees, shrubs or ground cover plants for a period of 5 years.
Reason: To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area.
4. The proposals may impact upon or are in close proximity to public footpaths TG1, TK12, TK13, TK14 and TK15 and public bridleway TK22. The following standard requirements should be followed when working in proximity to the Public Rights of Way:-
- The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times, it is an offence to obstruct the highway under s137 HA 1980.
- There must be no interference or damage to the surface of the right of way as a result of construction. Any damage to the surface of the path must be made good by the applicant to the specification of the Local Highway Authority.
Reason: In the interests of pedestrian safety.
5. Prior to development taking place a construction management plan should be submitted and approved in writing by the local planning authority in consultation with the Highways Authority.
Reason: In the interest of highway safety.
6. Any work required to widen the means of access onto Hardwick Road to accommodate construction and servicing traffic must be carried out, made good as necessary and all highway surfaces reinstated in accordance with the specification of the local highway authority and subject to a suitable agreement under the Highways Act 1980.
Reason: In the interest of highway safety.
7. No development shall take place until a schedule of landscape maintenance details for a minimum of five years has been submitted to and approved in writing by the local planning authority. The schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved schedule.
Reason: In the interests of the visual amenity of the area.
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8. Notwithstanding details submitted on the approved plans the Inverter cabinets, Control Room, Switch room, DNO substation should be grey in colour.
Reason: In the Interest of visual amenity.
9. No development shall take place within the area indicated until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.
Reason: To ensure that features of archaeological interest are properly examined and recorded, in accordance with National Planning Policy Framework paragraph 141.
10. The development shall be carried out in accordance with the approved plans (01 (General layout) 01 (roads), 02, 04 sheet 1, 04 sheet 2, 05, 07, 08, 09) deposited with the local planning authority on the 4th June 2014.
Reason: To ensure that the development is carried out in accordance with the approved plans.
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework. 2. If as a result of the development the Right of Way needs to be closed by applying for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks' notice is required. Any new path furniture (e.g. gates preferred over stile) needs to be approved in advance with the Access development Officer, standard examples can be provided. Please do not rely on the position of features on site for an accurate position of the public rights of way. This must be taken only from the Definitive Map and Statement 2010.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Site Viewing Group (Date of visit Tuesday 28th October 2014 at 10.50 a.m.)
Report of the Head of Planning and Local Development
Case Officer Paul Bateman WP/14/00368/FUL
Date received Date valid Overall Expiry Ward Parish 3 June 2014 5 June 2014 4 September 2014 West Mears Ashby
Applicant Mrs Jo Wall
Agent Mr Neil Osborn
Location Land off (opposite 240) Sywell Road Mears Ashby Northampton Northamptonshire
Proposal Installation of a 10MW solar farm and associated infrastructure
PLANNING HISTORY: WP/14/00368/FUL Determination pending. Installation of a 10MW solar farm and associated infrastructure WP/14/00680/VAR Determination pending. Retention of planning permission WP/2012/0175/FCOU without compliance with condition 6 to Increase area of storage/ landscaping areas. WP/2010/0125 18.05.2010 Application for the removal of restriction in planning agreement (schedule 2) Ref WP/1999/0421/F to allow the enlargement of the footprint of the dwellinghouse WP/1999/0421 19.05.2000 Erection of dwelling revised design WP/1999/0052 03.08.1999 Replacement of an existing detached dwelling WR/1974/0034 05.03.1974 Replacement intensive poulty house for egg production WR/1972/0112 17.04.1972 Improvement of access WR/1971/0008 08.03.1971 Poultry house
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WP/14/00368/FUL
Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:4,500 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 WP/14/00368/FUL - Land off (opposite 240) Sywell Road, Mears Ashby ± GetMapping PLC 1999
NOTE: Application deferred at Planning Committee on the 1st October 2014 for Site Viewing Group to visit.
Additional information - WBC has commissioned additional landscape advice as follows -
OPUN Walk and Talk report for the proposed Solar Photovoltaic Farm on land off Sywell Road, Mears Ashby, Northamptonshire Monday 15th September 2014.
In attendance Heather Emery - OPUN Panel & Chair John deJardin - OPUN Panel Sally Bassett - OPUN Paul Bateman - WBC Planning Team Felicity Webber - WBC landscape Officer
We write following the Walk and Talk Review of the proposal for a solar photovoltaic (PV) farm on land off Sywell Road, Mears Ashby, Northamptonshire, NN6 ODL and would like to take this opportunity to thank WBC for utilising the OPUN Design Review Service. We hope that you found the process to be a constructive one.
Site Context and layout The site is a field of c. 24.23 hectares (60 acres) situated to the west of Wellingborough, north of Mears Ashby and north-east of Sywell. The site is agricultural land but in an area used to enterprise such as the Sywell Aerodrome, the Beckwith Emporium Garden Centre and nurseries close by. The site slopes slightly downwards from north to south, and slightly to a lesser extent from east to west. The site can be potentially seen from two public footpaths, the first running along the west of the site and the second running along at a distance to the east of the site. To the west is an area of replanted woodland on the site of ancient woodland. The applicants intend to protect views around the site but have no direct control of the slice of field between the site and the woodland at the North West corner of the site. Marginal hedgerows are mature with intermittent trees and broad headlands
Site considerations and concerns Potential views of the site from the public footpaths are a consideration as are views from the Sywell Road.
National England has been consulted and have not raised any issues concerning the installation of the PV panels with regard to behaviours and habitats of wildlife.
The main area of impact are views from the footpath running along the strip of land at the western edge of the site adjacent to the woodland.
Archaeological considerations have been raised as some remnants of Iron Age settlements have been found. It is understood that modifications to the installation have been agreed with the archaeologists.
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The plans and the site visit Having reviewed the proposals the panel and local authority walked the site exploring the views from the two footpaths, and the road. Time was taken to consider the key view points and the surrounding character and features of the site.
Discussion points and panel comments Design layout and views to the site from surrounding footpaths The panel considered that there will undoubtedly be an impact on some of the viewpoints along both footpaths but that this impact should not outweigh the benefits of the solar farm. Along both paths views in the winter months are likely to afford more sight of the PV panels but during spring and summer months the site will be sufficiently contained by the boundary hedgerows and trees as they are currently.
There is a 200 - 300 metre view which will plainly not be mitigated by the proposed additional planting in the first 3-5 years as per the landscaping clause 5.11 but again the panel thought this would not cause significant impact to users of the footpath. In general the panel agreed that the site was well contained by boundary hedgerows and other landscape features when viewed from further afield.
The footpath along the strip of land to the west of the site is currently used for hay and the panel suggested that additional woodland screening might be made conditional if permission is granted to further add to the delightful nature of this short segment of the public footpath. The panel suggest a more detailed planting plan be requested from the applicants in regard to their plans for reinforcing the boundaries at this section of the site.
It was recommended that sufficient thought and planning be given to the establishment of any planting in the first 3-5 years and the management of boundaries in the years to come.
Summary The proposal for the solar farm at is an interesting scheme which is supported for its potential impact on sustainability and diversity of use of agricultural land. The site is well contained as it stands but views from the surrounding footpaths could be further protected by a more robust landscape plan focused on reinforcing hedgerows at key viewpoints as noted above.
We trust that the feedback provided will prove to be of benefit to you in seeking a successful resolution of the determination of this proposal. We would be happy to provide further design advice if required and, with this in mind we will seek to ensure that the composition of the Panel remains the same throughout any ongoing process.
Yours sincerely, Sally Bassett On behalf of the OPUN Design Review Panel
OPUN Design Review adheres to Design Council CAB E's ten principles for design review as follows: 1. Independent: It is conducted by people who are separate from the scheme promoter and decision-maker, and it protects against conflicts of interest. 2. Accountable: It records and explains its advice and is transparent about potential
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conflicts of interest. 3. Expert: It is conducted by suitably trained people who are experienced in design and know how to criticise constructively. Review is usually most respected where it is carried out by professional peers of the project designers, as their standing and expertise will be acknowledged. 4. Advisory: It does not make decisions. It acts as a source of impartial advice for decision-makers. 5. Accessible: Its findings are clearly expressed in terms that decision-makers can understand and use. 6. Proportionate: It is used on projects whose significance warrants the public investment of providing design review at national, regional and local level, as appropriate. Other methods of appraising design quality should be used for less significant projects. 7. Timely: It takes place as early as possible in the life of a design because this saves the most time and costs less to make changes. If a planning application has already been made, it happens within the timeframe for considering it. And it is repeated when a further opinion is required. 8. Objective: It appraises schemes in the round according to reasoned, objective criteria rather than the stylistic tastes of individual panel members. 9. Focussed on outcomes for people: It asks how this building or place can better meet the needs of the people using it, and of the public at large who are affected by it. 10. Focussed on improving quality: It constructively seeks to improve the quality of architecture, urban design, landscape, highway design and town planning.
Previous Officers Report (01-10-2014)
This application is referred to the Planning Committee for determination because it is a major development.
The Committee is advised that a letter dated 21 July 2014 has been received from the Department for Communities and Local Government which informs that the Rt Hon Eric Pickles MP has been requested to call-in this application. The letter sets out the background and criteria relating to a call-in from the Secretary of State and the final paragraph is reproduced below for completeness and accuracy.
'Should the Council be unable to withhold issuing the decision I would arrange to issue an Article 25 holding direction following the committee meeting which would prevent the Council from issuing the decision notice until a decision on call-in has been made by the Secretary of State.'
THE PROPOSED DEVELOPMENT: As described.
The scheme includes approximately 33,500 solar panels and in addition: - CCTV cameras - security fencing upto 2.25m high - inverter and transformer stations - sub station
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- access gates
Consent is sought for a temporary operational period of 25 years. At the end of this period all elements of the scheme will have been removed and the land returned to its current use.
LOCATION, SITE CHARACTERISTICS AND SURROUNDINGS: The proposed application site has an area of approximately 24.13 hectares and is an arable field located some 350m to the north of the junction of Glebe Road and Sywell Road. The field is almost entirely enclosed by hedgerows and trees of varying maturity, height and density. To the northwest of the site beyond an intervening strip of land is Sywell Wood, an Ancient Replanted Woodland. The rest of the site is surrounded by other arable fields.
With regards to nearby Public Rights of Way, Footpaths TN3 an TG4, run in a north/south direction approximately 150m to the east of the application site. To the west, Bridleway TN7 skirts the eastern edge of Sywell Wood and for a distance of approximately 300m in-between the bridleway and the application site is a shallow valley across which view of the application site can be obtained over and through the existing hedgerow which bounds the site.
Sywell Aerodrome is to the west.
The site is accessed from a track which joins the highway by way of an existing access onto the Glebe Road/Sywell Road junction.
NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: National Planning Policy Framework (NPPF) Technical Guidance to the National Planning Policy Framework Planning Practice Guidance North Northamptonshire Core Spatial Strategy, Policies: 1 (Strengthening The Network of Settlements) 5 (Green infrastructure) 9 (Distribution and location of development) 13 (General Sustainable Development Principles) 14 (Energy Efficiency and Sustainable Construction) Borough Council of Wellingborough Local Plan, Policies: G2 (Flood Protection) G6 (The Open Countryside) Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework - Development and Implementation Principles, Sustainable Design, Biodiversity, Trees and Landscape Supplementary Planning Guidance: Planning Out Crime, Parking National Policy Statement for Energy (2014)
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. Mears Ashby Parish Council - no objections
2. Ramblers Association - objects to the application and requests that it be refused for the following reasons:
- unwarranted industrial intrusion into the countryside resulting in a loss of amenity value which will be impossible to adequately screen
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- public rights of way nearby and views from them will be impaired, particularly from TN7 which runs within 20m of the western edge of the site. The view when travelling south from Hardwick Short Wood would be directly into the rear of the 3m panels - existing and replanted hedgerows would have limited screening value in the spring and summer, but in the winter leaf drop would expose industrial security fencing and solar panels to view.
3. The applicant has responded to the Ramblers Association concerns -
'As the site is located at the end of an approximately 300m long access track and is surrounded by tree and hedge planting, it is a very well screened site, particularly from local roads, residences and other buildings.
The footpath to the east of the site is also approximately 300m away, and this separation distance, in combination with existing and proposed planting would make the site almost unnoticeable from this location.
Although the footpath to the west of the site is located at a closer distance (around 20m at its nearest point), where the footpath comes closest to the site the perimeter fencing is also set back at least a further 20m from the site boundary. The majority of this footpath is located over 50m away from perimeter trees and hedges, which will be gapped up as necessary to improve screening further. I would also just like to draw attention to the fact that the LVIA found that although visible initially, the magnitude of visual impact in this location was considered to be negligible, significance minimal and overall effect to be neutral, as planting matured (Table 3, Page 42).'
4. Borough Council of Wellingborough Landscape Officer -
'This site appears to have been carefully selected because it is of limited visibility from public rights of way. The path where the site abuts the south east corner of Sywell wood appears to be one point where the rambler would be exposed to the full view. This would need to be screened by planting.
The field is not close to the surrounding villages. It is close to Sywell aerodrome and the industrial buildings which are a feature of the landscape.
The field is arable at present. There is an opportunity for biodiversity enhancement with the proposed scheme which should be weighed against the negative perception of this as a industrialisation of the landscape. The grassland can be managed positively around the panels.
A comparison might be drawn with poly tunnels which are a feature of the landscape in other parts of the country. Reflecting the sky as the panels do from the distance at an angle the effect is much as if the site was a lake or a field of flax.'
5. Borough Council of Wellingborough Sports Development Officer -
'Mears Ashby Cricket Club are currently in the process of exploring the potential to put a permanent practice net facility on site. The club is growing in terms of team generation rates and the current arrangement for practice is inadequate and costly as they use a portable net on the square which reduces the number of participants that can actively
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take part in a session. This incurs additional costs in terms of financial maintenance of the pitch and the volunteer hours required.
Sport England guidance on costs for installation of a permanent net facility inclusive of groundwork, artificial matting and practice cage 32m x 3m, are circa £22,000.'
6. Borough Council of Wellingborough Environmental Protection - no objections
7. Borough Council of Wellingborough Planning Policy -
'This application is for a solar farm of about 10MW output capacity. The development proposes 33,500 solar panels to be erected across arable land.
The proposed development is about 24.23 hectares and lies to the west of Wellingborough which comprises arable agriculture land in countryside. The site is not considered to be within a sensitive area but is adjacent to Sywell Wood, which is designated ancient woodland; a potential Wildlife site and a nature conservation area.
Local Policy The Saved Local Plan Policy G6 states that development in the Open Countryside will not be granted Planning Permission unless: - It cannot be accommodated other than in the open countryside; - It involves no more than a limited number of buildings or structures and these are small scale; - It includes landscape screening, as appropriate, and all buildings and structures are designed, sited and of materials to minimise adverse impact upon the intrinsic character of the countryside. - In the open countryside, however, permission will be limited to development which will not have a significant adverse or widespread environmental impact.
Core Strategy Policy 14 requires development to meet the highest viable standards of resource and energy efficiency and reduction in carbon emissions.
Policy 13(h) obliges development to be of a high standard of design, architecture and landscaping, respect and enhance the character of its surrounding and be in accordance with the Environmental Character of the area.
Policy 13 (o) states that development should protect assets-conserve and enhance the landscape character, environmental assets and their settings, and biodiversity of the environment making reference to the Environmental Character Assessment and Green Infrastructure Strategy.
The Core Strategy Polices 1 and 9 seek to strictly control any new building in the open countryside. Development is expected to take place within village boundaries.
Development adjoining village boundaries will only be justified where it involves the re- use of buildings or in exceptional circumstances, if it can be clearly demonstrated that it is required to meet local needs.
Policy 5 seeks a net gain in green infrastructure through the protection and enhancement of assets and the creation of new multi-functional areas of green space
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that promotes biodiversity, recreation, water management, the protection and enhancement of landscape and historic assets and mitigation of climate change.
National Planning Policy Framework/Planning Practice Guidance At the heart of the National Planning Policy Framework (NPPF) is a presumption in favour of sustainable development. For decision-taking this means - approving development proposals that accord with the development plan without delay; and - where the development plan is absent, silent or relevant policies are out-of date, granting planning permission 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 or - Specific policies in this Framework indicate development should be restricted, for example sites protected under the Birds and Habitats Directives and/or designated as Site of Special Scientific Interest; land designated as Green Belt, local Green Space, an Area of Outstanding Natural Beauty, designated heritage assets and locations at risk of flooding.
The Planning Practice Guidance (renewable and low carbon energy) paragraph (013), states that, the setting out of solar farms can have a negative impact on the rural environment, particularly in undulating landscapes. However, the visual impact of a well-planned and well-screened solar farm can be properly addressed within the landscape if planned sensitively. Local planning authorities are required to: - encourage the effective use of land by focussing large scale solar farms on previously developed and non-agricultural land, provided that it is not of high environmental value; - use any agricultural land of poorer quality.
Paragraph 28 of the NPPF supports economic growth in the rural areas in order to create jobs and prosperity taking a positive approach to sustainable new development. Local and neighbourhood plans are expected to support sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well-designed new buildings.
The NPPF paragraph 17 advises that planning should: - support the transition to a low carbon future in a changing climate and encourage the use of renewable resources (for example, by the development of renewable energy). - contribute to conserving and enhancing the natural environment and reducing pollution. Allocations of land for development should prefer land of lesser environmental value;
Paragraph 19 of the NPPF requires the planning system to encourage and support economic growth and not act as an impediment to sustainable growth. The NPPF paragraph 97 advises that local planning authorities should recognise the responsibilities on all communities to contribute to energy generation from renewable or low carbon sources. Proposed development is expected to ensure that adverse impacts are addressed satisfactorily, including cumulative landscape and visual impacts. Similarly, paragraph 112 of the NPPF requires planning authorities to take account of economic and other benefits of the best and most versatile agricultural land. Where significant development of agricultural land is required, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality.
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Other Material considerations The UK Solar PV Strategy part 2 2014 advises that solar farm developers who are members of the solar Trade Association should comply with the following best practice guidance: - Development should focus on non-agricultural land or land which is of lower agricultural quality; - Solar farms should minimise visual impact where possible and maintain appropriate screening throughout the lifetime of the project managed through a land management and /or Ecology Plan; - Seek the support of the local community and listen to their views and suggestions
Conclusion The proposed development is acceptable in principle in planning policy terms. It conforms to the NPPF paragraphs 17, 18, 28, 112 and 97 which supports rural economic growth and promotes a strong rural economy. The proposed development supports government policy on promoting renewable energy and addressing climate change.
In addition, a greater proportion of the proposed development is sited on lower quality agricultural land under the agricultural land classification. The site is not on an environmentally sensitive designation however is adjacent to Sywell Wood, which is a designated ancient woodland; a potential Wildlife site, and a nature conservation area. A decision needs to be made as to whether the proposed development can be satisfactorily accommodated into the landscape without causing significant and demonstrable harm which would outweigh the benefits of providing renewable energy. In particular the cumulative landscape and visual impacts must be addressed.'
8. Northamptonshire Police - has no formal objection to the application in its current form
9. Northamptonshire County Council Archaeological Advisor - is content with the application, subject to the imposition of a condition regarding the protection of areas of archaeological sensitivity from intrusive construction methods.
10. Northamptonshire County Council Highway Authority - has no objection, subject to a condition being imposed requiring the applicant to adhere to the submitted Construction Management Plan.
11. British Horse Society - has supplied a copy of its document 'Advice on Solar Farms' and requests that drainage, security, fencing and the issues of construction are incorporated in the decision.
12. Environment Agency - has received clarification that addresses its previous concerns and has withdrawn its objection
13. Natural England - has not objected to the application but offers a raft of guidance with regards to:
- The Wildlife and Countryside Act 1991 (as amended) - Protected Species
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- biodiversity enhancements - soils and agricultural land quality - other advice
ASSESSMENT: The material planning considerations are considered to be:
- Compliance with policy - Effect on the visual amenity of the open countryside - Highway safety - Archaeology - Flood risk - Loss of agricultural land - Neighbour amenity - Biodiversity - Crime and disorder - Aircraft safety - Planning obligation and community benefit
Compliance with policy A key objective of the North Northamptonshire Core Strategy is to address Climate Change, stating at paragraph 4.14 that: The Plan for North Northamptonshire must establish standards and requirements in response to the wider concerns relating to climate change and the reduction of greenhouse gases. There is a national requirement to reduce carbon emissions by 60 per cent from their levels in 2003 by 2050 and for 20% of electricity generation to be obtained from renewable sources by 2020. The policies of this Plan are aimed at increasing the self-sufficiency of the area, thereby reducing the need to travel, and at delivering real improvements in transport choice. Additional measures are however required if climate change is to be seriously addressed. Home energy use is responsible for 27% of the UK carbon dioxide emissions. As the market for renewable energy products grows, then the prices will fall with the economies of scale of production.
The policy background has been detailed above in the Planning Policy consultation response. The issues raised by policy G6 are addressed below:
- the size of the site area results in it only being able to be accommodated in the open countryside. - the proposed panels and associated structures are not overly large in size - the landscaping issues are discussed below - this scheme would in itself not lead to a proliferation of buildings and any proposal which could come forward would be determined in accord with the provisions of the development plan and taking into consideration any materiel considerations - the development would not result in any coalescence between Wellingborough and Northampton.
The NPPF sets out the Government's planning policies for England and the Planning Practice Guidance gives advice on how they are to be applied. It can be seen that in the right circumstances the NPPF and the Practice Guidance are in support of deploying solar farms for the production of electricity and the other more specific aspects of policy are examined below.
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Effect on the visual amenity of the open countryside The application site does not have a highway frontage and would be difficult to see from the Sywell Road due to the distances involved, topography and existence of hedgerows and trees. The same could be said for the effect on views of the countryside for walkers using footpaths TN3 and TN4 to the east.
With regards to bridleway TN7 it is accepted that the development would be visible to its users for a stretch of about 250m - 300m, although the applicant has stated that there would be additional planting where necessary to supplement the existing hedgerow. The applicant's landscaping intent is noted, but it is considered that due to the topography it would be some time before the existing and proposed planting would have an effective screening effect on the development.
It is acknowledged that the proposal would have an effect on the visual amenity of the landscape which, in the short to medium term at least, would be plainly visible to users of bridleway TN7. It is accepted that the appearance of the application site is pleasant; however, it does not have any special landscape character or carry a specific planning landscape designation which would weigh against the use of the application site for a solar farm.
It is accepted the current experience of the countryside which is enjoyed by users of the bridleway would be affected by the proposed development; however, it is considered that this should not be accorded sufficient weight to refuse the application due to the: - the relatively short length of public right of way from which views of the application site would be affected - the likely mitigating effect in the longer term of the intended landscaping
There is an area of land between the application site and the nearest part of Sywell Wood which is considered to be adequate to mitigate against any harmful effect the development would have on the wood.
With regards to Cumulative Effect there are a number of solar farm schemes in the Borough which have either been approved or are in the process of determination which is detailed in the list below:
WP/14/00359/FUL - Construction of a ground-mounted solar farm with associated works - Little Harrowden - Pending Consideration
WP/14/00218/FUL - Installation of 1040 solar panels and associated cabling and mounting systems to provide a 250kW solar pv array - Isham - Permission Granted
WP/2014/0100 - Solar panels - Siting of 20kw ground mounted solar system. Change of use from orchard/redundant land to solar panels - Bozeat - Permission Granted
WP/2013/0666 - A 92kWp ground mounted solar photo voltaic array. This is for the purpose of renewable electricity generation - Sywell - Permission Granted
WP/2013/0372/FM - Temporary change of use from farming to solar farm generating renewable electricity and associated infrastructure - Great Doddington - Permission Granted
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It is considered that due to the relative seclusion of the site for this application and the distances between it and the nearest schemes in Sywell, Little Harrowden and Isham there would not be any harmful cumulative effect on the landscape if this application were to be granted planning permission.
Highway safety The applicant has submitted a Transport Statement and a Construction Transport Management Plan. The document has been assessed by the Highway Authority and it has no objection to the proposals.
Archaeology The applicant has submitted details of how the development can take place without harming the areas of identified archaeological interests. The County Council Archaeological Advisor is satisfied with the proposed arrangements, subject to a suitable condition.
Flood risk The Environment Agency is now satisfied with the content of the application and it is considered that the proposed development will not increase the risk of flooding or result in problems due to additional surface water run-off.
Loss of agricultural land Natural England (NE) informs that it is a statutory consultee when proposals could lead to the loss of over 20ha of the best and most versatile agricultural land which is land graded as 1, 2 and 3a in Agricultural Land Classification system.
The application site has been assessed as being of grade 3a and NE considers that this proposal is unlikely to lead to a significant and irreversible long term loss of the best and most versatile agricultural land. NE recognises that in the short term the proposal would result in the loss of higher grade agricultural land, however, it goes on to identify the land would not be permanently lost to agriculture but would be taken out of production for a temporary period of time.
In the light of the above, it is considered that the loss of the grade 3a agricultural land should not be accorded sufficient weight to refuse the proposed development.
Neighbour amenity The main consideration arising from the proposed development in relation to amenity impact concerns glint and solar glare and the effects of the panels and associated equipment on the appearance of the countryside.
The nearest residential properties are Woodland Lodge to the southwest of the site, Glebe House to the south and Appleby Barn to the east.
It is anticipated the residents of Woodland Lodge would not be materially affected by any aspect of the scheme due to: - the distance in-between them and the application site - the number and maturity of intervening hedgerows - the local topography
It is expected the residents of Glebe House would also not be detrimentally affected by
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the scheme for the reasons set out above and the fact that the dwelling is also on the south side of Mears Ashby Road.
With regards to Appleby Barn, there is a direct line of sight towards the application site approximately 675m to the west and the array of panels and associated buildings and equipment could be visible in the landscape to the residents. However, it is considered the effects will not be so significant to warrant recommending the application for refusal due to: - the adequate separation distance between the two sites - the panels will be aligned so that they face towards the south and only the profiles of the panels would face towards the east. - solar photovoltaic panels are designed to absorb rather than reflect light. They are designed to reflect no more than 3-5% of incoming sunlight. Reflected light from the solar panels will be significantly less than glare from direct sunlight, and significantly lower than the reflectivity of other building materials
Biodiversity The application is accompanied by an Extended Phase 1 Habitat Survey and The Wildlife Trust and Natural England (NE) have been consulted.
NE has no objections and offers the following guidance:
- The Wildlife and Countryside Act 1981 (as amended.) It identifies that the application site is in close proximity to Hardwick Long Lodge Meadows Site of Special Scientific Interest (SSSI) and provided the proposed development is carried out in accord with the submitted details, the presence of the SSSI does not represent a constraint in determining the application. - Protected Species. NE advises that it has not assessed the application in this respect and has directed the Council towards its Protected Species standing advice on its website. - Biodiversity enhancements. NE identifies that the application offers an opportunity to incorporate features which would be of benefit to wildlife. - Other advice. NE expects the Council to assess and consider the possible impacts of the development on: local biodiversity and geodiversity sites, local landscape character and local or national biodiversity priority habitats and species
With regards to Protected Species the submitted habitat survey identifies that the site is not conducive to supporting colonies of Great Crested Newts, Reptiles, Bats, Badgers or other protected species. Natural England has referred to its standing advice which has been taken into consideration and due to the lack evidence of the presence of any of the protected species on the site at the time of the survey, no condition or obligation on this issue is recommended.
The applicant has indicated that subject to the agreement of the landowner, the site could be used for grazing sheep in around the panel arrays. In addition, the suggested planting would be of benefit in supporting populations of bees. The applicant has also indicated that the strip of land between the site and Sywell Wood would be managed as a wildflower meadow.
The intentions of the applicant with regards to the future planting, landscaping and management of the land are considered to be acceptable because it would provide the
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opportunity for a biodiversity enhancement of the land.
Crime and disorder The Police have no objection to the scheme and the proposal is considered to be acceptable in terms of the crime and disorder issue.
Aircraft safety Sywell Aerodrome and the Civil Aviation Authority have been consulted with the details of the application; neither has responded.
In the absence of any evidence to the contrary it is considered the proposal would not have an adverse effect on aircraft safety.
Planning obligation and community benefit The Council's Sport Development Officer has requested a section 106 contribution towards the cost of a new net facility for the local cricket club.
The Community Infrastructure Levy Regulations 2010 at paragraph 122 sets out limitations on the use of planning obligations under section 106 of the Town and County Planning Act 1990, as amended, to secure community benefits for a scheme. It applies where a relevant determination is made which results in planning permission being granted for development.
A planning obligation may only constitute a reason for granting planning permission for the development if the obligation is:
(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development
It is considered that the request for funds for the local cricket club must fail because the new cricket nets: - are not necessary to render the proposal acceptable in planning terms - do not relate in any way to the proposed development
Conclusion The proposal is considered to be acceptable in terms of national guidance and development plan policy. There are no detracting issues which should be accorded sufficient weight to warrant recommending the application for refusal.
RECOMMENDATION: Approve with conditions and delegate the issue of the planning permission to the Head of Planning and Local Development, subject to the application not being called-in by the Secretary of State for Communities and Local Government.
CONDITIONS/REASONS:
1. The development shall be begun no later than 3 years beginning with the date of this permission.
Reason: Required to be imposed pursuant to S51 of the Planning and Compulsory
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Purchase Act 2004.
2. This permission is for a temporary period and the structures and other associated paraphernalia removed and the land reinstated to its former condition on or before the end of March 2040.
Reason: The structures are unsuitable for permanent retention in the open countryside.
3. The proposed landscape scheme shall be implemented during the next planting season after the completion of the building operations on site or within any such longer period as may be agreed in writing with the local planning authority. Such planting shall be maintained, including the replacement of dead, dying or defective trees, shrubs or ground cover plants for a period of 5 years.
Reason: To ensure that the site is satisfactorily landscaped in order to maintain and enhance the visual amenity of the area and in the interests of biodiversity.
4. The development shall be carried out in accord with the following plan number: SYW- DWG001
Reason: To define the permission.
5. The development shall be carried out in accord with the details contained in the submitted Construction Management Plan.
Reason: In the interests of highway safety.
6. Before development commences the areas of archaeological sensitivity shall be identified and fenced off to the satisfaction of the local planning authority. No intrusive groundworks are to take place in these areas, in accordance with the agreed method statement for the above ground mounting of panels and cables. Works in these areas will proceed solely in accordance with the method statement.
Reason: To ensure that the areas of archaeological interest are safeguarded in accordance with the provisions of the National Planning Policy Framework
7. The weldmesh security fencing, inverters and transformers shall be finished in RAL7024 Graphite Grey.
Reason: In the interests of visual amenity.
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Site Viewing Group (Date of visit Tuesday 28th October 2014 at 10.20 a.m.)
Report of the Head of Planning and Local Development
Case Officer Erica Buchanan WP/14/00573/OUT
Date received Date valid Overall Expiry Ward Parish 26 August 2014 26 August 2014 21 October 2014 Finedon Finedon
Applicant The Finedon Educational Trust
Agent Mr Andrew Howard
Location Land adjacent 14 Avenue Road Finedon Wellingborough Northamptonshire
Proposal Outline application with all matters reserved except access for the construction of a single, two storey, detached house – (access is being considered at this stage)
PLANNING HISTORY: WP/14/00300/OUT Refused 06.08.2014 Construct two detached two storey houses WP/14/00560/OUT Application withdrawn/undetermined 27.08.2014 Outline application with all matters reserved for the construction of a single, two storey, detached house - re-submission - re- submitted - please see WP/14/00573/OUT WP/14/00573/OUT Determination pending. Outline application, except access, for the construction of a single, two storey, detached house - re-submission BW/1975/0622 17.09.1975 Two detached dwellings WU/1959/0071 08.07.1959 Dwelling, garage & workshop
DESCRIPTION OF SITE AND PROPOSAL: The development site is an open field with mature boundary hedges and trees. The site is bounded on two sides by residential properties and adjacent to St Marys Church Graveyard. A stone wall fronts the site and extends along Avenue Road to the corner with Church Hill. There is also a stone wall separating the application site from the Graveyard.
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WP/14/00573/OUT
Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 WP/14/00573/OUT - Land Adjacent 14 Avenue Road, Finedon ± GetMapping PLC 1999
There is a vehicular access by way of a break in the wall with a five bar gate set into the site. This provides vehicular to the application site and right of way to no 42 Church Street. The site lies within Finedon Conservation Area and the boundary wall is curtilage Listed and is identified as being important in the Conservation Area.
The application has been submitted following the recently refused outline application for two detached dwellings. The current scheme is for outline consent for one dwelling with access being considered at this stage.
The existing access would be retained with the vehicular access through the field for no. 42 Church Street relocated along the Eastern boundary.
NATIONAL AND LOCAL PLANNING POLICY: North Northamptonshire Core Spatial Strategy: Policy 1 (Strengthening the Network of Settlements) Policy 9 (Distribution & Location of Development) Policy 10 (Distribution of Housing) Policy 13 (General Sustainable Development Principles) Policy 14 (Energy efficiency and sustainable construction)
Wellingborough Local Plan Policy G4 - Restricted Infill Villages Supplementary Planning Guidance: i: Trees on Development Sites iv: Planning Out Crime v: Parking Supplementary Planning Document: - Sustainable Design - Biodiversity - Northamptonshire Minerals and Waste Development Framework - Development and Implementation Principles Wellingborough Finedon Conservation Area
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Archaeology –
The application site is located on the north western edge of Finedon and south side of Avenue Road. It lies within the area of historic settlement and a short distance east of the church, which dates from the 14th century. To the north of the church, archaeological evaluation has identified remains of possible post-medieval buildings. To the south is the Charity House, a Grade II* listed former girls' school with a datestone of 1712, along with other 18th century buildings listed at Grade II. There is the potential for archaeological remains to survive on the application site, albeit truncated by more recent activity.
The NPPF, in paragraphs 128 & 129, stresses the importance of pre application discussions in order to assess the significance of potential heritage assets. Normally the assessment would take the form of an evaluation prior to determination; however, in this case a condition for a programme of archaeological works is recommended. The proposed application will have a detrimental impact upon any archaeological
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deposits present. This does not however represent an over-riding constraint on the development provided that adequate provision is made for the investigation and recording of any remains that are affected. In order to secure this please attach a condition for an archaeological programme of works as per NPPF paragraph 141 to any permission granted in respect of this application.
2. NCC Highways –
1.1 To ensure that highway safety is maintained, this authority recommends to the planning authority that the highway standards and planning conditions set out in the NCC document 'Highway Authority Standing Advice', as applicable, be applied to this planning application.
1.2 Although the application is for a single dwelling it is noted that the driveway extends to land fronting Church Street. In view of the potential for this way to be used as a shared private drive it must be laid out as a shared private drive having a width of no less than 4.5m for a distance of 10m in rear of the highway boundary.
1.3 The vehicular crossing must be modified and reconstructed as necessary and all highway surfaces affected by the proposals reinstated in accordance with the specification of the local highway authority and subject to a suitable licence/agreement under the Highways Act 1980.
1.4 To prevent loose material being carried onto the public highway, the driveway must be paved with a hard bound surface for a minimum of 5m in rear of the highway boundary.
1.5 A positive means of drainage must be installed to ensure that surface water from the driveway does not discharge onto the highway.
1.6 Vehicle to vehicle visibility of 2m x 43m and pedestrian to vehicle visibility of 2.4m x 2.4m (2m x 2m where turning facilities are available) above a height of 0.6m must be provided and maintained on both sides of the point of access.
3. NCC SUDS - no comments received.
4. Joint Planning Unit - no comments received.
5. BCW Environmental Protection - I have no objections or comments to make on this application.
6. BCW Conservation Officer –
In my view a single-unit development as shown indicatively on the application drawings would be acceptable in the conservation area, duly preserving its character and appearance. Whilst the recently-designated Finedon Conservation Area Character Appraisal shows the land as "Important Open Space", my feeling is that, in view of the very low development density involved and the fact that there are other particularly important open spaces nearby such as the cricket ground and the cemetery, the land could be developed in the manner shown whilst still retaining a reasonable sense of openness in this part of the conservation area.
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With regard to the curtilage-listed front wall, I think it would be wrong to unnecessarily alter its height and configuration, as required by the Highway Authority in the interests of creating a "compliant" access way to serve two units (i.e. including the existing right- of-way to the rear of Charity House). I feel that the site can be successfully and acceptably developed without altering the historic wall. Might I suggest, therefore, that members are simply asked to take a view on the technical highway requirements in your report? It may be useful to members to refer to the earlier care home scheme in High Street/Salem Lane, Wellingborough (reference WP/2009/0409) where such a view was taken in similar circumstances of an important listed stone wall fronting a relatively lightly-trafficked road.
7. Councillor Bailey - request a site viewing.
8. Finedon Parish Council - the Parish Councillors at Finedon Parish Council discussed the application WP/14/00573/OUT at the Parish Council meeting held on 8th October 2014. The Councillors agreed that they would like a site viewing of the proposed development as they were unclear about the application as it did not give any details regarding access to the proposed development.
Please can you let me know when the site viewing will take place as I will need to inform the Councillors.
9. Neighbour Consultation –
Objection from Occupiers of Wisteria Cottage 46-48 Church Hill We have received notice of the above planning application for two detached two storey houses in the field behind our property.
You may be aware our property as all those around us are grade two listed buildings within a conservation area.
We want to bring to your attention our concern that this development will overlook our property, we were always of the opinion that our privacy would be guaranteed as we were living in a conservation area. I would also like to point out that after heavy rainfall we have a problem with flooding in our garden and driveway. We are concerned that this will increase if the natural soak away that the proposed land provides will only add to the problem that all properties in this area have when most of the land is built on. Is it proposed that the sewage and storm water be pumped back up to Avenue Rd? Avenue Road is always busy with parking for the cricket ground and church, not just at weekends as there are frequent funerals, church gatherings and cricket matches during the week both daytime and evenings. This will make the vision onto the road extremely dangerous as well as access across the footpath.
I hope you will consider these points before approval is granted and if so that they are all addressed.
Objection from Occupiers of Charity House Having read the Design and Access statement, we would like to point out two mistakes in the document. Firstly, Charity House is referred to as Chantry House, and secondly the land is situated behind number 42 Church St. and not No. 3.
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We have also read in detail the document for refusing the original application for two houses on the land.
We would like to refer you to item 1. In the document, where it refers in detail to the surrounding area in the conservation area of Finedon. What has changed, only one house is proposed instead of two.
We are still of the same opinion as before, that it will spoil the local environment, and have a detrimental effect on Charity House which was built in 1712. With regard to the right of way, how will this be guaranteed? This is needed 24 hours a day.
With regard to the drainage, we noted that a letter of objection from our neighbour, referred to flooding, and was very concerned that building on this land will upset the water table. We ourselves suffer during heavy rainfall with a river of water forming from the field into our garden and house. We would like this addressed by the planning committee.
We are also very concerned about the narrow access, and increased volume of traffic onto Avenue Road, even one house will generate. The visibility from the field is very difficult especially, during the summer months with cars parked on both sides of the road by people visiting the cricket club. All through the year, cars are also parked along Avenue Road, by people visiting the church. We would also like to remind the planning committee of the paragraph within the Design and Access Statement, that the wall is designated heritage within the conservation area of Finedon.
May we also point out that Charity House is one of the oldest houses in Finedon, situated on Church St. With a Grade 2* listing! the field is the only access to this property, and we feel that to build on this field, one of the last open spaces in this area of Finedon will be detrimental to the conservation part of the village
ASSESSMENT: Main Issues and Material Planning Considerations:
- Principle of development - Impact on Neighbour's Amenities - Impact on the character and appearance of the area - Crime and Disorder - Other considerations
Principle of development Policy 13 of the North Northamptonshire Core Spatial Strategy (NNCSS) and the SPD on Sustainable Design require new development to be of a high standard of design, respect and enhance the character of its surroundings, and not result in an unacceptable impact upon the amenities of neighbouring properties or wider area; by reason of noise, loss of light or overlooking. Paragraph 17 of The National Planning Policy Framework (NPPF) sets out the 12 core principles one of which is to seek to secure high quality design and good standard of amenity for existing and future occupiers and Paragraph 56 states that good design is a key aspect of sustainable development.
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Paragraph 128 and 129 of the NPPF state that in determining applications the applicant should describe the significance of a heritage asset and how the proposal would affect the setting and at 131 it states that local authorities should take account of new development making a positive contribution to local character and distinction.
Planning permission was recently refused for two dwellings for the following reason:- 'The wall is a designated heritage asset within the Finedon Conservation Area and is shown as an "Important Wall" on the accompanying Character Appraisal Map.
The proposed demolition of part of the wall to create a satisfactory access as required by NCC Highways, fails the statutory test in Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 of preserving and enhancing the character and appearance of the conservation area.
It also fails to meet the requirements of paragraphs 131-135 of the National Planning Policy Framework, Policy 13 (h) and (i) of the North Northamptonshire Core Spatial Strategy and Policy G4 of the Borough of Wellingborough Local Plan, each of which serves to reinforce the rationale in the Act.'
The current proposal is an outline application with access being considered for one dwelling and leaving the access as it stands and as such is not in accordance with Highways requirements and does not overcome the reason for refusal from the previous application.
Whilst this is an existing access it provides vehicular access for one property. The proposal would result in an increase in use of this access and as a result the Highways have requested that the vehicular access is widened to comply with the Highways standing Advice.
To comply with the Highways requirements would require alterations to the existing wall by widening it and reducing the height and as such would be detrimental to this important historic wall and harm the character of the Conservation Area.
Other material aspects of this application and its relationship to other Local Development Framework policies are discussed in more depth in the following material matters sections of this report.
Impact on Neighbours' Amenities Policy 13 (l) of the North Northamptonshire Core Spatial Strategy (NNCSS) and SPD on Sustainable Design require new development not to cause an unacceptable impact on the amenities of neighbouring properties or the wider area, by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking.
The application is for outline with access being considered only. Notwithstanding the design, position and layout shown on the indicative plan it is considered that the principle of the development on the site towards the front of the site would have minimal impact on the amenities of neighbouring properties.
The proposal which realigns and retains the existing vehicular access to no. 42 is considered not harm their amenities and it is proposed to impose a condition to ensure
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this access is available at all times.
It is, therefore, considered that the development is not contrary to Policy 13 (l) of the Core Spatial Strategy or paragraph 196 of the NPPF.
Impact on the character and appearance of the area The North Northamptonshire Core Spatial Strategy Policy 13 (h) and (o) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. This principle is also reflected in NPPF where in considering the design of the built environment development should contribute positively to making places better for people, and this concept is also reflected in the guidance contained in that of the SPD: Sustainable Design.
The application site has been identified in the recently- designated Finedon Conservation although the supporting text does not include this site and it is considered that a low density development could be located on this site without harming the openness of this part of the conservation area. With a detailed application the location of the dwelling would be important to ensure that the existing viewpoints of the church as identified in the Conservation appraisal are maintained.
However notwithstanding this as previously stated to alter the access as required by the Highways would have a detrimental impact to the form and character of this important wall that makes a positive contribution to the Conservation Area.
Therefore, it is considered that the character and appearance of the Conservation Area would be harmed and the proposed development is therefore considered to be contrary to Policy 13 (h) and (o) of the North Northamptonshire Core Spatial Strategy.
Crime and Disorder Policy 13 (b) of the North Northamptonshire Core Spatial Strategy states that development should seek to design out antisocial behaviour, crime and reduce the fear of crime by applying the principles of the Secured By Design scheme.
No pertinent crime and disorder issues have been identified within the scope of the application.
Other Considerations The biodiversity remains unaffected and the principles of non-discrimination have been followed through-out.
Conclusion
RECOMMENDATION Refuse.
REASONS: 1. The wall is a designated heritage asset within the Finedon Conservation Area and is shown as an "Important Wall" on the accompanying Character Appraisal Map.
The proposed demolition of part of the wall to create a satisfactory access as
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required by NCC Highways, fails the statutory test in Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 of preserving and enhancing the character and appearance of the conservation area.
It also fails to meet the requirements of paragraphs 131-135 of the National Planning Policy Framework, Policy 13 (h) and (i) of the North Northamptonshire Core Spatial Strategy and Policy G4 of the Borough of Wellingborough Local Plan, each of which serves to reinforce the rationale in the Act.
Policy 13
Development should meet the needs of residents and businesses without compromising the ability of future generations to enjoy the same quality of life that the present generation aspires to. Development should:
Raise standards h) Be of a high standard of design, architecture and landscaping, respects and enhances the character of its surroundings and is in accordance with the Environmental Character of the area; i) Create a strong sense of place by strengthening the distinctive historic and cultural qualities and townscape of the towns and villages through its design, landscaping and use of public art;
POLICY G4
IN THE LIMITED DEVELOPMENT AND RESTRICTED INFILL VILLAGES, DEVELOPMENT WILL BE GRANTED PLANNING PERMISSION, SUBJECT TO MORE SPECIFIC POLICIES REGARDING INDIVIDUAL SITES AREAS OR USES, IF IT:
1. IS WITHIN THE VILLAGE POLICY LINES, AS DEFINED ON THE PROPOSALS MAP;
2. WILL NOT, EITHER INDIVIDUALLY OF CUMULATIVELY WITH OTHER PROPOSALS, HAVE AN ADVERSE IMPACT ON THE SIZE, FORM, CHARACTER AND SETTING OF THE VILLAGE AND ITS ENVIRONS;
LIMITED DEVELOPMENT VILLAGES ARE: EARLS BARTON; FINEDON; AND WOLLASTON
RESTRICTED INFILL VILLAGES ARE: BOZEAT; ISHAM; ECTON; LITTLE HARROWDEN; GREAT DODDINGTON; LITTLE IRCHESTER; GREAT HARROWDEN; MEARS ASHBY; GRENDON; ORLINGBURY; HARDWICK; SYWELL (EXCLUDING THE OLD; VILLAGE); IRCHESTER AND WILBY
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and
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assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the proposed development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Report of the Head of Planning and Local Development
Case Officer Erica Buchanan WP/14/00385/COU
Date received Date valid Overall Expiry Ward Parish 12 June 2014 12 June 2014 7 August 2014 Redwell East Wellingborough
Applicant Miss Carly Musson
Location 34 Hatton Avenue Wellingborough Northamptonshire NN8 5AP
Proposal Change of use from C3 (Dwelling House) to C2 (Childrens Home)
PLANNING HISTORY: WP/14/00385/COU Determination pending. Change of use from C3 (Dwelling House) to C2 (Childrens Home) WP/2012/0444 22.11.2012 Removal of 1m high fence on Hatton Avenue boundary to be replaced by 1.8m high brick wall with wrought iron inserts. WU/1953/0011 11.02.1953 Private garage and fuel store BW/1983/0975 12.01.1984 Double garage and breakfast / utility room to side
NOTE: This application was deferred at Planning Committee on 6th August 2014 due to the concerns raised by the Police.
There is currently a high level of call outs by the police to other G4S children's homes within Northamptonshire being a combined total of almost 200 times within the last year.
The main issues relating to the call outs are missing persons and their welfare. The police anticipated with another childrens home within Northamptonshire it would result in an increase in police resources to deal with similar issues and therefore have an impact on local policing.
The application was therefore deferred so the applicants could engage with the police to provide a robust management plan setting out their policies and procedures for minimising crime and disorder, dealing with disruptive children/young people within their care and their policy related to missing persons.
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WP/14/00385/COU
Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 ± GetMapping PLC 1999 WP/14/00385/COU - 34 Hatton Avenue, Wellingborough
The applicants have sent the information to the police relating to the day to day management of the home and a meeting was held between G4S and Northamptonshire Police to discuss what the management plan should include and a way forward.
As a result the details suggested/expected to be included within the 'Care Home Management Plan' are as follows:
Security and Maintenance: G4S should follow advice available at www.securedbydesign.com when seeking to address the security of the property.
Any existing Wooden doors should be solid and at least 44mm (1 ") thick with the recommended locking mechanisms fitted to appropriate standards. 5 - lever locks should be tested to BS:3621 and any replacement cylinders to standard TS007 or sold secure SS312 Diamond Standard.
Doorsets should be certified to British Standard PAS 24 - 1. When replacing a door it is better to buy a new "door set", the complete assembled frame and door, certified to British Standard PAS 24-1 'Doors of Enhanced Security'.
Install windows which are certified to British Standard PAS 24-1 "Windows of Enhanced Security".
Glass panels on or around doors and in ground floor or accessible windows are vulnerable these should be replaced with laminated glass.
When installing patio doors ask for the sliding section to be on the inside and for anti-lift blocks. Existing patio doors can be fitted with additional security bolts to stop lifting or forced entry.
Prevent easy access to the back and sides of the property by installing locked gates, 2 metres high minimum, and ensure that the garden is enclosed with fencing or walls at the same height. Trellis topping also makes climbing difficult.
Illuminate high risk areas and make sure it's easy to identify callers and persons approaching the property.
Fit padlocks and hardware to shed and garage doors.
A strict maintenance programme needs to be in place to ensure that the building and its grounds are maintained and any damage addressed without causing security issues.
Marking the young person's/homes belongings will help you and the police identify them if they are stolen.
Phones should have a GPS location finder installed.
Missing people Liaise with the Missing Persons Unit (MPU) and provide details of residents likely to go missing, with a brief history of their care, and the reasons that they are in care. Included with this a digital photograph in preparation for potential missing episodes.
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Notification of when residents leave the address permanently, with a forwarding address.
When a person is reported missing, the staff have a responsibility to try to locate that person both prior to and after they report them missing to the police. This will necessitate a level of staffing to cover the potential for a missing episode, so sufficient staffing levels need to be in place.
Where staff choose to self-manage absences, that they record all instances and bring to the notice of the MPU those that are repeatedly absenting themselves (after three episodes).
Notify MPU via phone or e-mail of any strategy meetings or review meetings that are planned for any of their residents so that MPU can attend if the need arises.
Local Policing Team The local policing team will provide a Single Point of Contact for the home, to liaise with on any local issues or concerns. It is for G4S to ensure that they build the community relations with the residents as outlined in the meeting to minimise any perceptions and fear of crime and integrate the home within the surrounding area.
Restorative Justice Embed restorative practices Implement the Northamptonshire Looked After Children Protocol
Members should be aware that the planning consideration for the proposal is the change of use of the dwelling to a childrens home and that there are no proposed external alterations.
The management plan as requested by the Police is for the welfare and care of the children within the home and the operation of the home. It is therefore suggested that an additional condition is imposed to ensure implementation of the Management Plan.
Simon Aley – Senior Planning Solicitor, District Law –
“It is confirmed that WP/14/00385/COU 34 Hatton Avenue is going to Committee on the 29th October 2014. The report does include representations from the Police and Crime Prevention. However it has to be understood that in accordance with legislation including access to information, freedom of information and data protection laws it is necessary to ensure that personal and exempt information is excluded and this exercise has been undertaken.”
Late Letters List – (post August committee)
E-mail received from E Hudson (Resident) -
Additional comments for consideration.
Applications under the Freedom of Information Act have been made to various police forces that cover the homes operated by G4S. The purpose of these requests was to
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obtain some top level statistics surrounding police call outs to addresses operated by G4S to see if the level of police involvement is reflective of that of a typical family home. Unfortunately, most forces declined due to data protection. However, West Mercier Police provided statistics for Rosendale House in Malvern. The centre has only opened very recently and so statistics are only available for its first 11 weeks. A comparable request for information was made for the same property, covering the same weeks, but 1 year earlier and the statistics were as follows:
May 2014 - 20th July 2014 - 3 police call outs to the address May 2013 - 20th July 2013 - 0 police call outs to the address (correspondence provided below)
You will note, there have been 3 police call outs since the home opened in just an 11 week period, vs. 0 police call outs for the same time frame last year.
This proves the fear of crime and increased anti-social behavior is real, and could therefore cause significant and demonstrable harm to residents.
Despite best efforts this is all the information we have been able to obtain. As the information for the other centres is not being made available publically can information be sought directly by planning from the police to help make an informed decision?
Local Resident
Enc - copy of email from West Mercia Police
From: Civil Disclosure Unit
Good Morning
After searching on our local Police systems I can confirm the following amount of Police call outs on the dates you have requested.
1st May 2014 - 20th July 2014 3 call outs recorded 1st May 2013 - 20th July 2013 0 Call outs recorded
Kind regards
Civil Disclosure Unit West Mercia Police Headquarters Hindlip Hall PO Box 55 Worcester WR3 8SP Tel No: 0300 333 3000 Email: [email protected]
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From: undisclosed Sent: 22 July 2014 22:02 To: Information Compliance Subject: Request for information
Hi, I'm keen to understand the number of police call outs to a specific address (not the details of the callouts) just the number of attended incidents.
The address is: Rosendale The View, 66 Worcester Road, Malvern Malvern WR14 1NU
The time periods are: 1st May 2014 - 20th July 2014 1st May 2013 - 20th July 2013
Can you advise if this is possible and secondly the best way to approach this.
Kind regards
Letter from Resident of Hatton Avenue - see MPa letter.
Email from Northamptonshire Police Design and Crime Advisor -
Northamptonshire Police have some concerns relating to the planning application in its present form:
When reviewing police contact with other G4S children's homes within Northamptonshire a preliminary search of our records show that the Police have been called almost 200 times within the last year regarding issues relating to young persons in their care such as, missing persons and welfare. It is therefore likely that the introduction of another establishment will increase police resourcing to deal with similar issues and therefore have an impact on local policing.
Police officers have spent at least 90 hours dealing with initial reports of absent/missing persons with the Northamptonshire G4S homes.
A preliminary search of our records shows that there have been no calls from neighbours about the Northamptonshire G4S homes only incidents and crimes from the homes themselves, which does indicate that there has been minimal impact on local residents.
Should the local authority be minded to grant permission for this proposal Northamptonshire Police will need a robust management plan from the applicant, setting out policies and procedures for minimising crime and disorder, dealing with disruptive children/young people within their care and the policy related to missing persons.
If you or the developer would like to discuss these points raised please do not hesitate to contact me.
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Neighbour Objection - Mr and Mrs D Osborn - 11 Redwell Road
Commenter Type: E-Mail Stance: Customer objects to the Planning Application Reasons for comment: - B Amenity impact for neighbours - D Open space issues - E Highway matters - G Impact on local facilities - H Impact of heritage assets - L Odour/noise generation
Comments: The site is unsuitable for such an end-use.
Previous Officers report 6th August 2014
This application is referred to the Planning Committee for determination because of the high levels of representation and Councillor Warwick has requested a visit from the site viewing group.
DESCRIPTION OF SITE AND PROPOSAL: The application property is a substantial sized three storey detached dwelling house with attached garage located on a corner plot at the junction of Hatton Avenue with Hatton Park Road. The front of the property is bounded by a part brick part railing boundary wall and along the side facing Hatton Park Road is a 2m high boundary wall. Vehicular and pedestrian access is from Hatton Avenue.
On the opposite corner is a new development of detached houses currently under construction. The adjacent properties along Hatton Avenue are large terraced properties.
The area is primarily residential and located within walking distance to the Town Centre. There are no parking restrictions on the road.
The proposal is for the change of use from residential (C3) to Children's Home (C2). No external alterations are proposed. The proposed Children's home would be for up to 5 children catering for girls and boys ageing from 10 to under 18 year olds on a medium to long term basis, together with 2 carers.
RELEVANT PLANNING HISTORY: None relevant.
NATIONAL AND LOCAL PLANNING POLICY: National Planning Policy Framework (NPPF) North Northamptonshire Core Spatial Strategy: Policy 9 (Distribution and Location of Development) Policy 13 (General Sustainable Development Principles)
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Policy 14 (Energy efficiency and sustainable construction) Supplementary Planning Guidance: IV: Planning Out Crime V: Parking Supplementary Planning Document: - Biodiversity
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Fire and Rescue - none received.
2. NCC Highways -
"To ensure that highway safety is maintained, this authority recommends to the planning authority that the highway standards and planning conditions set out in the NCC document 'Highway Authority Standing Advice', as applicable, be applied to this planning application. You should satisfy yourself as to the adequacy of parking accommodation provided to serve the proposed use."
3. Crime Prevention Officer - to be submitted prior to Committee.
4. BCW Policy - Planning and Compulsory Purchase Act 2004, Part 3 Section 38:
If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts the determination shall be made in accordance with the plan unless material considerations indicate otherwise.
There are no specific policies relating to this site or the proposed use in either the Local Plan or the adopted Core Spatial Strategy, although there are policies relating to design and amenity. Planning permission should therefore be granted unless the proposal would result in any significant and demonstrable harm that would outweigh these benefits. It is noted that no significant changes are proposed to the building which would affect the character of the area. Due to the small scale of the proposal its effect on residential amenity is not likely to be too dissimilar to that of a large family home. The proposal is therefore considered to be in accordance with Policy 13 of the Core Spatial Strategy, which seeks to ensure general sustainable development principles for all development.
5. BCW Environmental Protection - none received.
6. Neighbour Consultation - 4 neutral, 5 in support and 100+ objections from residents in Hatton Park Road, The Promenade, Redwell Road, Hatton Avenue, Bowling Club, Masonic Housing Society,
Support comments - I fully support this application. Wellingborough Council have a duty of care for our young people under the Every Child Matters and the Childrens ACT 2004. Its easy for us to think the worst about what this home will be like, and if you are so concerned visit one of the other house across the county and see what they are really like. This is not a correction centre. This is as close as these poor children will get to call home and they
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deserve to at least be welcomed rather than being persecuted before they have even begun. God forbid anything happened to your familys that meant your children had to be cared for, you'd want them in a nice area surely?
For those that are objecting about parking, and noise. Did you object to the three new houses being built opposite 34 Hatton Ave in place of one small house? How many more vehicles did that build generate? There is plenty of parking, even more so now the hospital has closed. How much traffic did that generate.
Ofsted reviews positive. Department of transport stats for other G4S home - no rise of RTCs due to traffic. No impact on emergency service for access due to increase in cars. Care home managers manage visit times to ensure no large amount of traffic. Zoopla - no reported decrease in value in houses next to any G4S homes. Not suitable for the area? The company strives itself on providing a most realistic HOME for the children. Its not run like an institution, its run like a family home....like any other home with children in the area. It's a perfect area for the children to live, thrive and grow. The fact that the community care about it also helps. The house is perfect for children no matter where they come from or who they are. If you look in the history books you will see this is not the only children's home that was in this area. http://www.g4schildrenshomes.co.uk Take some time and find your own info rather than listen to the scare mongers who don't want it on their door step.
I have witnessed the renovation works progress at 34 Hatton Avenue over the last two years, I cannot think of a better use for this building. How could you improve on the environment this property could provide for vulnerable children in need? From the plans it looks like there is more than enough space to house 5 children, with a double bedroom for each child, large garden, security of a brick boundary wall, an adequate amount of off road parking and all packaged up in a very nice area.
If any environment will improve a child's life, then this is it.
Neutral comments - I can understand people's concerns over the requested change in dwelling. However, it's a shame to see that people are automatically looking at the negative side of things and almost setting these children up to fail before they've even had a chance to rebuild their lives.
The area and house is perfect for children to live. If a member of my family needed any level of care I cannot think of a nicer area and house for them to live in and feel safe - lovely large garden to play in, secure boundary wall and a large bedroom.
Many residents have mentioned about crimes in the area - these all happened before this planning application was applied for and have nothing to do with the children that would have the opportunity to live here.
The Hatton Park area has always been part of an upstanding and caring community. Please don't tarnish our reputation by scaremongering. Every child deserves the best environment to grow up in.
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I am the current owner of 34 Hatton Avenue. I am not the person/company making the planning application. I believe I have restored the house back to its former glory, the current value would suggest this to be an accurate statement. 34 Hatton Avenue is a large family home. It deserves to be used to its full potential, a home to raise children in. It is irrelevant if the family share the same surname or 5 different ones. That aside I am appalled at the behaviour from some of the residents, I have been subjected to harassment culminating in threats of death to myself. Some local residents clearly need to spend some time in an Adult Behaviour Management Centre. Any further instances of this type will be reported to the authorities, swift action will be also be taken by my solicitor. I have spent the past 12 days monitoring the amount of traffic passing this address both on the main stretch through and on Hatton Avenue. It's surprisingly quiet. I have also been monitoring the amount of cars and parking spaces outside and near this address and again surprisingly quiet. I have taken pictures at different times of the day to prove this, and am more than happy to share the information. The house has it's own off road parking, enough for three cars, 5 if you allow them to use the garage as well, and plenty of spaces outside the property. Really don't see the issue. The fact that there is a high number of elderly in the area means we need to bring in younger people to make it more diverse. Good local links for staff and the children. Not the correct location for a business? Great if this is passed can we can a petition to shut all the other business in this prestigious area down? Bowling club is a eye sore.
100+ letters of objection - Adversely change neighbourhood Unit will attract excessive number of police visits Increases the need for services such as Police, education, adolescent and mental health services Increase noise Anti-social behaviour Conflicts with Policy U11 Increased crime and vandalism Increased traffic Roads are congested Property on busy road with minimal off road parking Loss of residential property Proposal would require more parking than indicated Commercial enterprise Hatton Park Established and Prestigious area of Town Proposal would dilute unique residential character Would have an adverse impact on the town Not home but place for children with behaviour issues Proposed Children would have nothing in common with local residents No amenities for their recreational use More suitable properties elsewhere
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ASSESSMENT: Principle of development The National Planning Policy Framework states that to deliver a wide choice of high quality homes and to create sustainable, inclusive and mixed communities, local planning authorities should plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups within the community. The proposal would be providing specialist accommodation for children and would therefore comply with this guidance as it would create a sense of community. The NPPF also emphasises the importance of providing for community needs. The National Planning Policy Framework (NPPF) sets out a presumption in favour of sustainable development.
Paragraph 14 says that for decision taking this means: - Where the development plan is absent, silent or relevant policies are out-of date, granting planning permission unless: - Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework as a whole; or - policies in this Framework indicate development should be restricted.
Paragraphs 186- 187 of the NPPF also emphasise that local planning authorities should approach decision making in a positive way to deliver sustainable development and should look for solutions rather than problems.
The proposal would provide social benefits by providing housing to meet the specific requirements for children in need of care. This supports the social role set out for planning in paragraph 7 of the NPPF and one of the core planning principles in paragraph 17. It would provide housing that reflects the community's needs and supports its health, social and cultural well-being.
The maximum age range between the children would be five years and it is unlikely that all the children would be 17. The children would require care for a variety of reasons including:
- Their parents are unwell; - They have experienced problems with their family; - They are in care of the local authority, or are the subject of a court order or an interim court order; or - There has been a foster care breakdown
It is set out in the Design and Access Statement that the aim of the proposal is to provide accommodation for the children in an environment which is as similar to conventional family life as possible. Children and carers would live together, meals would be eaten together and housekeeping will be carried out together. Two carers would be present at all times. The carers will operate on an 8 hour shift basis with at least one permanently on the premises.
Whilst the proposal would be to accommodate children who are unlikely to be related to one another and will therefore have their own living space, it will function very similarly to an average family dwelling in that all meals will be eaten together and housework would be shared. Therefore, realistically, the proposal would be tantamount to a dwelling occupied by a large family, which could be possible in a house of this size.
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The area specific to Policy U11 in Hatton Park is identified with a site boundary and relates to new dwellings only. The application site lies outside this site boundary and the proposal doesn't relate to a new dwelling so therefore this policy is not applicable for the determination of this application.
There are no proposed external alterations to the dwelling and as such would not result in a detrimental visual impact to the character of the area.
The proposed site is within a predominantly residential area which is considered to be an entirely appropriate location for a residential institution. This ensures care can be provided within an appropriate environment. The area is also close to shops, schools and recreational facilities so is in a sustainable location.
Therefore, overall, the principle of development is considered acceptable.
Impact on Neighbours' Amenities Policy 13 (l) of the North Northamptonshire Core Spatial Strategy (NNCSS) and SPD on Sustainable Design require new development not to cause an unacceptable impact on the amenities of neighbouring properties or the wider area, by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking.
As no physical changes are proposed to the building there would be no harm caused by overlooking, overshadowing or overbearing impact.
It is, therefore, considered that the development is not contrary to Policy 13 (l) of the Core Spatial Strategy or paragraph 196 of the NPPF.
Impact on the character and appearance of the area The North Northamptonshire Core Spatial Strategy Policy 13 (h) and (o) says that new development should be of a high standard of design, architecture and landscaping, respect and enhance the character of its surroundings. This principle is also reflected in NPPF where in considering the design of the built environment development should contribute positively to making places better for people, and this concept is also reflected in the guidance contained in that of the SPD: Sustainable Design.
Therefore, it is considered that the character and appearance of the area will not be harmed and the proposed development is considered not to be contrary to Policy 13 (h) and (o) of the North Northamptonshire Core Spatial Strategy.
Highways Four parking spaces are available within the site - two to the front and two in a double garage. However, carers will be encouraged to walk or cycle where possible. The maximum number of vehicle movements over a 24 hour period would be 8. There will be periods of approximately half an hour where there could be up to four carers are present whilst shifts are changed. Therefore it is considered that the four parking spaces would be sufficient given the maximum number of carers which would be present on site at any one time would be four.
A dwelling could also receive visitors, such as doctors, carers and deliveries. The proposed childrens home would have no more visits from professionals than would normally be expected within a family environment and it is therefore considered that the
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proposal would not result in significant increase in traffic than the existing use.
Crime and Disorder Policy 13 (b) of the North Northamptonshire Core Spatial Strategy states that development should seek to design out antisocial behaviour, crime and reduce the fear of crime by applying the principles of the Secured By Design scheme. The above policy is predated by adopted Supplementary Planning Guidance 'Planning Out Crime' which gives detail to the intent of spatial strategy policy.
There are no pertinent crime and disorder issues have been identified within the scope of the application.
Comments from the Crime Prevention and Design Officer will be submitted prior to Committee.
Other Considerations The biodiversity remains unaffected and the principles of non-discrimination have been followed through-out.
Comments to third party objections
- The site would accommodate sufficient parking for the needs of the proposal and therefore does not raise any concerns. - The proposal would not result in an intensification of use of the site and therefore would not lead to additional traffic. The existing dwelling accommodates six bedrooms and therefore could have the potential to have twelve vehicles associated with it. The proposal would therefore be no worse than what is lawfully permitted. - Whilst the proposal would be a commercial use, the proposal is for a residential use is considered an appropriate use for its location. - There are no physical changes and as such the proposal would not be out of keeping with the character of the area. - There may be visitors to the site, but this does not give cause for concern given the existing use of the building and how many occupiers it could generate as a dwelling. - No additional windows are proposed and therefore no additional overlooking would occur. - Fear of crime and anti-social behaviour comments are unfounded and therefore do not have any relevance to the determination of this application. - The siting of the proposal is considered acceptable and would not cause any undue harm on the surrounding area.
The applicants Responses to Local Objection The Behaviour Management Plan is a requirement for all education facilities and in respect of this application a number of plans, risk assessments and Behaviour Strategy's have to be completed to meet the requirements of the National Minimum Standards and Children's Homes Regulation as required by Ofsted.
These plans are generally individual to the Young Person and their needs, how we will support them with health, education, family matters, independence and social activities. However as with any teenager there may be times when we may have to enforce sanctions and subsequently restrict their free time or remove their TV etc, the same
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consequences that any parent would use if their child was late home or refused to go to school etc.
We emphasise on the Young People being in a family environment and encourage meal times together, have expectations on bed times and go on activities and holidays together. The Young People will be in some form of Education/work placement and we support them with this and where possible they will attend or be enrolled at local schools if they are not already.
The Young People placed in our homes may have had a family breakdown or removed from the home due to child protection issues, they may have been in foster care or previously a children's home, we complete a dynamic risk assessment and placement plan prior to any Young Person being placed with us to ensure that they are placed appropriately. Where possible a planned move will take place with the Young Person visiting the home and having dinner with us and possibly attend an activity to ensure the transition is as smooth as possible.
We are a recognised quality provider within Children's Services and it is unfortunate that the public see G4S as only secure and prisons as there are many business streams to G4S. We have achieved Good and Outstanding Provisions and have 10 Childrens Homes, some of which have been integrated into the community for 7 years and they are involved with the local parish councils, support local football teams and community fetes.
Conclusion For the reasons given above the development is recommended for approval with appropriate conditions.
RECOMMENDATION: Approve with conditions.
CONDITIONS/REASONS:
1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.
Reason: Required to be imposed pursuant to S51 of the Planning and Compulsory Purchase Act 2004.
2. The development shall be carried out in accordance with the approved plans (Drawing number: 14/1213-01) deposited with the local planning authority on the 12 June 2014.
Reason: To ensure that the development is carried out in accordance with the approved plans.
3. Notwithstanding the Town and Country Planning (Use Classes) Order 1995, (or any order revoking and re-enacting that Order with or without modification), the premises shall be used only as a children's care home and for no other purpose (including any other activity falling within class C2 of the Order).
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Reason: To ensure that the use of the premises does not change in a manner which could detract from the amenity of the area and in the interests of highway safety.
4. Prior to first occupation of the Childrens Home hereby approved the completed management plan is implemented and regularly updated in consultation with the Police
Reason: In the interest of residential amenity.
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Report of the Head of Planning and Local Development
Case Officer Paul Bateman WP/14/00445/FUL
Date received Date valid Overall Expiry Ward Parish 7 July 2014 7 July 2014 1 September 2014 Earls Barton Earls Barton
Applicant Mr and Mrs D Clewer
Agent Mr Lee Randall
Location 4 Gray Close Earls Barton Northampton Northamptonshire NN6 0PT
Proposal Erection of single storey rear extension and second storey extension to side and porch - revised plans
PLANNING HISTORY: WP/14/00445/FUL Determination pending. Erection of single storey rear extension and second storey extension to side and porch - revised plans WR/1967/0208 26.02.1968 Housing Site WR/1969/0099 16.09.1969 Residential development
NOTE: Decision on application was deferred at Planning Committee on 3rd September 2014 for negotiation in respect of revised design. No objections have been received in respect of it. Planning permission is recommended.
Conditions/Reasons:
1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004
2. This consent is based on revised plans: 014-031-002 Rev A and 013/031/003 Rev A received on 23rd September 2014
Reason: To define this consent.
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Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 ± GetMapping PLC 1999 WP/14/00445/FUL - 4 Gray Close, Earls Barton
Previous officers report - 3rd September 2014
This proposal is referred to the Planning Committee for determination because approving it would be contrary to the advice contained in the adopted Supplementary Planning Guidance Residential Extensions: A Guide to Good Design
PROPOSAL AND DESCRIPTION OF SITE: As described.
The application site is a two storey semi-detached dwellinghouse which fronts onto Gray Close. It has a flat roofed garage to the side which is built up to the boundary with no. 2 Gray Close which is a corner plot and is positioned with its gable end facing towards the Gray Close frontage. No. 2 is set back from the street frontage relative to the application dwellinghouse and has a large flat roofed garage built up to the common boundary.
There are no two storey extensions which have been built up to the boundary at first floor level in the Close, but there is a variety of extensions evident in the street scene.
NATIONAL GUIDANCE, DEVELOPMENT PLAN POLICY AND SUPPLEMENTARY PLANNING DOCUMENTS/GUIDANCE: National Planning Policy Framework Planning Practice Guidance North Northamptonshire Core Spatial Strategy (NNCSS): 13 (General sustainable development principles) 14 (Energy efficiency and sustainable construction) Borough of Wellingborough Local Plan: G4 (Villages) Supplementary Planning Documents: Northamptonshire Minerals and Waste Development Framework - Development and Implementation Principles, Sustainable Design, Biodiversity Supplementary Planning Guidance: Planning Out Crime, Residential Extensions - A Guide to Good Design
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: None received.
ASSESSMENT: The material planning considerations are:
- Effect on the character and appearance of the area - Effect on neighbours amenities - Crime and disorder - Biodiversity - Effect on the Upper Nene Valley Special Protection Area
Effect on the character and appearance of the area The North Northamptonshire Core Spatial Strategy Policy 13 (h) says that new development should be of a high standard of design, architecture and respects and
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enhances the character of its surroundings. Policy G4 of the local plan states that development will be granted planning permission if it will not have an adverse effect, either individually or cumulatively, on the size, form, character or setting of the village.
With regards the NPPF, in paragraph 56 the Government says it attaches great importance to the design of the built environment. It goes on to advise: that good design is a key aspect of sustainable development, is indivisible from good planning and should contribute positively to making places better for people.
The Borough Council of Wellingborough has adopted Supplementary Planning Guidance entitled Residential Extensions - A Guide to Good Design. It is accepted that the SPG pre-dates the core spatial strategy and the National Planning Policy Framework and its provisions may be dated, but it is considered they are still consistent with the aims and objectives of the core spatial policy and the national guidance. Paragraph 3.4 of the SPG offers the following advice which is reproduced below for ease of reference:
'In areas of detached or semi-detached houses, two-storey extensions right up to the boundary will be discouraged. Normally, a minimum 1metre gap should be retained to respect the character of the area and give a visual separation between the houses and avoid the terrace effect. In some cases even greater gaps to the boundary may be required.
Two storey extensions should have full pitched/tiled roofs to match the existing. The angle of the roof should be the same as, or close to, the angle of the existing roof.'
The proposed development would be prominent in the street scene because of the relatively sizeable gap no. 2 Gray Close has between its flank wall and the boundary with the application site. It is considered that due to this gap the proposed extension, by itself, would not cause a coalescing issue which would be harmful to the visual amenity of the area. Should the occupiers of no.2 ever want to extend at first floor level, the application would be taken on its merits which would include the consideration of requiring that the scheme includes a gap at first floor level to prevent the appearance of a terracing effect.
Notwithstanding the coalescence issue, the design of the two storey side extension has a design which would respect the existing roof design of the pair of semi-detached properties.
Effect on neighbours' amenity The Core Spatial Strategy Policy 13 (l) says that proposed development should not result in an unacceptable impact on the amenities of neighbouring properties or the wider area, by reason of noise, vibration, smell, light or other pollution, loss of light or overlooking.
It is anticipated that both the elements of the scheme would not have a significant effect on the existing standard of amenities enjoyed by the neighbouring occupiers for the following reasons:
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- the adequate space at first floor level at no. 2 Gray Close - the relatively small size of the rear singe storey extension which has a roof with a low pitch
Crime and disorder There are no crime and disorder issues to take into account.
Biodiversity No biodiversity issues have been identified within the scope of the application.
Effect on the Upper Nene Valley Special Protection Area It is anticipated that the proposed development will not have a significant effect on the Special Protection Area.
Conclusion The scheme is considered to be acceptable due to the minimal effect it would have on the visual amenity of the street scene and on the neighbours' amenities.
RECOMMENDATION: Approve with conditions.
CONDITIONS/REASONS:
1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. The development shall be carried out using exterior materials which match the existing exterior materials unless otherwise agreed in writing by the local planning authority.
Reason: In the interests of visual amenity
3. The development shall be carried out in accord with the following plan numbers: 014-031-001, 014-031-002, 014-031-003
Reason: To define the permission
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Report of the Head of Planning and Local Development
Case Officer Mr Ola Duyile WP/14/00480/REM
Date received Date valid Overall Expiry Ward Parish 16 July 2014 16 July 2014 15 October 2014 North Great Harrowden
Applicant Mr Mark Best
Agent Mr Nick Stafford
Location Land off the A509 Niort Way and the A510 Northen Way and south of Great Harrowden Wellingborough Northamptonshire
Proposal Reserved Matters Application pursuant to Conditions 1, 4, 4A, 17, 18, 20, 29 and 11: Details of Phase 1a open space and landscaping and primary infrastructure, including junctions with Niort Way. The outline planning application was an EIA application, and an ES was submitted to BCW at that time.
PLANNING HISTORY: WP/14/00480/REM Determination pending. Reserved Matters Application pursuant to Conditions 1, 4, 4A, 17, 18, 20, 29 and 11: Details of Phase 1a open space and landscaping and primary infrastructure, including junctions with Niort Way. The outline planning application was an EIA application, and an ES was submitted to BCW at that time. WP/14/00586/VAR Determination pending. Variation/Removal of conditions 1, 2, 2a, 34, 35 and 36 of Application Reference Number: WP/2012/0525/XEIA. The reason we are applying for the removal and amendment of these conditions is we find that the conditions, as they stand, are potentially prohibitive to the delivery of this site. Those to be removed are duplicated. Please refer to covering letter for justification. AMENDED DESCRIPTION (Replace Condition 37 with 34). SCR/2013/0006 27.11.2013 N Wellingborough Urban Extension - RMA Screening Request WP/2012/0458 19.12.2012 Details of Design Codes pursuant to conditions 5 and 6 of the Secretary of State's decision dated 23/02/2010 (Council Ref: WP/2008/0150/OEIA) to grant outline permission for up to 3000
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Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:5,600 Cities Revealed to the scale specified Aerial Photography copyright: WP/14/00480/REM - Land off the A509 Niort Way & the A510 Northen Way & South of Gt Harrowden when reproduced at A4 ± GetMapping PLC 1999
dwellings, retail and commercial facilities, non-residential and educational institutions, open spaces and parklands, employment and related infrastructure - amended document. WP/2012/0525 14.01.2013 Application for a new outline planning permission to replace an extant outline planning permission, in order to extend the time limit for implementation for Ref: WP/2008/0150/OEIA for up to 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non- institutional and community facilities), open spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and telecommunications and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement (IWIMP). WP/2008/0559 18.03.2009 Change of use from agricultural to a work live facility to include three mobile homes plus a dayroom WP/1992/0278 12.08.1992 Car park and sea container storage hut 12' x 8' x 8' WP/1992/0238 Allotment gardens WP/2008/0150 23.02.2010 Outline proposal for: 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non-institutional and community facilities), open spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and telecommunications, and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement. In accordance with the provisions in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, an environmental impact assessment has been submitted with the application This is an identical application/proposal to planning application WP/2007/0750/OEIA Allowed on appeal WP/2007/0750 Refused 04.02.2009 Outline proposal for: 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non-institutional and community facilities), open spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and
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telecommunications, and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement. In accordance with the provisions in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, an environmental impact assessment has been submitted with the application.
BACKGROUND: Outline consent for the scheme known as Upper Redhill otherwise known as Wellingborough North Sustainable Urban Extension was consented by the Secretary of State for Communities and Local Government (SSCLG) in February 2010 following a public inquiry the previous summer (planning application reference WP/2008/0150/OEIA). The outline consent comprises three defined development phases, which in total, is expected to deliver of up to 3,000 new dwellings and associated facilities, infrastructure and open space.
An application to extend the life of the 2010 outline consent was submitted to the Council in December 2012 and subsequently approved in January 2013. Under the terms of the extension of the outline consent, Reserved Matters applications for the first of the three phases must be submitted to the Council for approval before January 2015.
THE APPLICATION SITE AND SURROUNDINGS: Wellingborough North Sustainable Urban Extension covers approximately 252.5 hectares and is located about 2 kilometres to the north and north west of the town centre. It lies on the north side of the valley of Great Harrowden Brook, rising gently from about 68 metres above Ordnance Datum (AOD) towards the village of Great Harrowden to the north. The site is largely an open arable landscape, with low hedges and a few trees. There is a ridge line across the north of the site at about 100 metres AOD, with Great Harrowden lying beyond and slightly below the ridge. Little Harrowden lies some 700 metres north west of what would be the closest point of the site.
Phase 1A which is the subject of this application comprises land immediately north of Niort Way west of the A509. Its eastern boundary extends as far as the A509 near the Redhill Grange roundabout and is directly opposite Gleneagles Estate.
THE PROPOSAL: Phase 1A is the first part of the scheme to be delivered and to which this Reserved Matters application refers. Development of the approved SUE scheme will take several years to complete, and will be brought forward in phases. Phase 1A - the first part of the Phase 1 area - is the first stage in this delivery. The Reserved Matters Application under consideration is for the infrastructure, landscape and open space to serve the Phase 1A area. The application comprises the following:
- Two new highway junctions off Niort Way into the site; - Primary streets off these junctions providing local access to adjacent development parcels, the multi-use community building and a primary school; - Landscape, local and formal open space and surface water attenuation areas; and - Drainage and utilities to serve the adjacent development parcels.
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The proposed infrastructure will serve the built elements of Phase 1A. Development parcels within phase 1A include a site for the primary school and community building alongside development parcels. Detailed applications for this built development - new homes, the school and community building are currently being prepared and will follow once the Phase 1A infrastructure, landscape and open space is approved.
NATIONAL AND LOCAL PLANNING POLICY: National Planning Policy Framework (NPPF) Planning Practice Guidance
North Northamptonshire Core Spatial Strategy Policy 1 (Strengthening the Network of Settlements) Policy 6 (Infrastructure Delivery and Development Contributions) Policy 7 (Delivering Housing) Policy 9 (Distribution and Location of Development) Policy 13 (General Sustainability Development Principles) Policy 15 (Sustainable Housing Provision) and Policy 16 (Sustainable Urban Extensions).
Wellingborough Local Plan Policy G25 Implementation and Monitoring
Supplementary Planning Documents/Guidance SPG on Parking SPG on Planning Out Crime SPG on Sustainable Design
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways – the proposal has been amended in response to the original response.
2. NCC Archaeology - I note that the current reserved matters application refers to issues other than Archaeology and Cultural Heritage. However I would draw you attention to the lack of understanding of the archaeological resource within the development area as clearly defined within my advice letters of the 23rd June and 2nd July 2009. In light of the lack of archaeological assessment and informed analysis with regard to the presence, extent and significance of any archaeological activity within the development area I would suggest that it is premature to make decisions with regard to the reserved matters as listed within this consultation.
Condition 13 Archaeology is very clear that no works should commence until a written scheme of investigation including a site based archaeological survey as a starting point has been submitted to and approved by the LPA. I understand that this application is related to the agreement of details rather than the commencement of works but in light of the lack archaeological information these details may have to be changed or will be difficult to implement.
The lack of understanding of the archaeological potential of the area can only be addressed by the adoption of a phased mitigation strategy, including non and intrusive evaluation. This will identify any areas of significance within the development area. The undertaking of an initial phase of trial trenching could potentially exclude areas for
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further archaeological mitigation. It would also reduce uncertainty regarding timescales and allow a phased approach to the archaeological investigation of the site.
I am concerned that as far as I am aware no schemes for archaeological evaluation have been submitted.
3. Environment Agency - no objections.
4. BCW Trees and Landscape Officer - there is no element of the landscape proposals which I would object to, but there is always a discussion to be had on plant species. The landscape proposals reflect the balance to be struck between the more natural areas and the more urban areas, but there are some slightly surprising non- native inclusions in the former. I would agree with the Nene Valley NIA comment that at least some of the Cotinus coggygria could be replaced by Euonymus europaeus in the swale corridors.
It has also been suggested that the wildflower mixes should be altered to Emorsgate EM4 meadow mix and Emorsgate EH1 hedgerow mixture.
Prunus avium could well be substituted for Prunus padus. Sorbus aucuparia and Pyracantha are not native but they do have wildlife value. It would be useful to include Prunus spinosa in the native shrub mix. More late flowering species for insects would be advantageous in the ornamental areas around the town park.
There could be an informative on the permission to suggest substitutions along the lines suggested, or preferably the plans could be amended.
5. BCW Planning Policy - this site is identified as a Sustainable Urban Extension (SUE) in the Core Spatial Strategy (CSS) and as such is one of the key sites necessary to deliver the overall spatial strategy for North Northamptonshire. Progress on ensuring its delivery is therefore welcomed. The site is identified as part of Wellingborough's five year supply of deliverable housing land and its early delivery is therefore supported.
Policy 16 of the CSS sets out a requirement for all the SUEs to be master planned to ensure they function as sustainable neighbourhoods which integrate physically and socially into the existing towns. One of the main aims of this approach is to ensure that there is safe and easy access to services and facilities across the site by all modes of transport.
It is recognised that this application deals only with Phase 1a, but it is important that the infrastructure agreed for this phase connects well to all the other phases of the SUE including the land which is in separate land ownerships. In particular it should be demonstrated that the local links identified in Fig 58 - Access Framework Plan of the original Design and Access Statement to the land outside of the application boundary can be facilitated.
6. Nene Valley Nature Improvement Area - part of the application site is located within the Nene Valley Nature Improvement Area (NIA). The development itself is also of such a scale as to be able to contribute to or impact the delivery of NIA objectives. As the Natural Development Officer for the NIA my interest in this application is founded on achieving a net gain in biodiversity, ecological connectivity and green infrastructure
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within the NIA. The Nene Valley NIA was designated by Defra in March 2012; it extends from Daventry to Peterborough and includes the River Nene and its main tributaries. NIAs are ecological networks recognised in the National Planning Policy Framework and were established to reconnect wildlife habitats and help species respond to the challenges of climate change. Further information about the Nene Valley NIA can be found at www.nenevalleynia.org.
In general I find the landscaping scheme acceptable however I believe there is scope for more biodiversity gain, particularly in the swale corridors (drawings CSa/2290/125 and 126). The plans for the corridors are somewhat more ornamental than I had expected for these more natural green infrastructure features. I appreciate the desire however to make the corridors visually appealing while delivering good habitat. With that in mind my recommendations are as follows:
Trees: consider replacing Betula pubescens with Betula pendula, which is more appropriate to this location. B. pubescens isn't typically found as a wild tree in this area. However if the soils are poorly draining I would accept B. pubescens as it would be more likely to thrive.
- WF4 Wildflower meadow mix: replace WFG2 Flowering Meadow Mix for heavy soils with Emorsgate EM4 Meadow Mixture for clay soils. WFG2 includes several species not naturally found in this part of Northamptonshire (corn marigold Chrysanthemum segetum, sheep's fescue Festuca ovina and foxglove Digitalis purpurea). EM4 is a much more appropriate seed mix for this location.
- WF5 Wildflower meadow mix: replace WFG8 Hedgerows and Shady Areas Mixture with Emorsgate EH1 Hedgerow Mixture. As above, WFG8 includes species not naturally found in the Wellingborough area (wood sage Teucrium scorodonia, nettle- leaved bellflower Campanula trachelium and foxglove Digitalis purpurea).
- Shrub Mix 1 (SM1): this is a largely native mix, save for Cotinus coggygria which has colourful autumn foliage. I would prefer to see spindle Euonymus europaeus, which does not have the large flower displays of C. coggygria but does have good autumn colour.
- Thicket Mix 3 (TM3): consider replacing pyracantha with blackthorn Prunus spinosa. While not evergreen like pyracantha, blackthorn is locally native and also has good flowers and fruits for pollinators, birds and small mammals. Blackthorn is not included in the other planting mixes. It is such a ubiquitous species in the county that I believe it should be included in the landscaping, and a thicket mix would be an appropriate one.
- Wet Woodland Mix 2 (WM2): replace river birch Betula nigra with a locally native species like silver birch Betula pendula or aspen Populus tremula. River birch has attractive bark and I appreciate its amenity value as an ornamental tree (as included in the trees list). However I do not support its use in a woodland mix.
- Woodland Mix 1 (WM1): replace bird cherry Prunus padus with wild cherry P. avium. P. padus is not native to Northamptonshire; it is also expected to undergo a 'significant loss' under current climate change predictions. It is therefore not likely to thrive into the future. P. avium however is both locally native and expected to do well in the face of a changing climate.
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Rowan Sorbus aucuparia is not naturally a woodland tree in Northamptonshire: I would rather it be replaced with a suitable species like aspen Populus tremula or even ash or oak.
Formal Public Open Space planting plan (drawing CSa/2290/124) My main concern with this plan is the lack of autumn flowering plants for pollinators. The scheme includes many species and varieties considered by the RHS to be 'Perfect for Pollinators'. However almost all of these bloom in summer, with the remaining few blooming in spring. I would suggest that one of the varieties in the planting scheme be replaced with an autumn flowering variety. For example, Euonymus fortunei 'Emerald Gaiety' could be replaced with the similar-looking and evergreen - Elaeagnus x ebbingei. Alternately Salvia officinalis purpurescens could be replaced with an autumn Salvia like S. 'Mystic Spires Blue'. My other recommendations are:
- WF4 Wildflower meadow mix: replace WFG2 Flowering Meadow Mix for heavy soils with Emorsgate EM4 Meadow Mixture for clay soils. WFG2 includes several species not naturally found in this part of Northamptonshire (corn marigold Chrysanthemum segetum, sheep's fescue Festuca ovina and foxglove Digitalis purpurea). EM4 is a much more appropriate seed mix for this location.
- Thicket Mix 3 (TM3): consider replacing pyracantha with blackthorn Prunus spinosa. While not evergreen like pyracantha, blackthorn is locally native and also has good flowers and fruits for pollinators, birds and small mammals. Blackthorn is not included in the other planting mixes. It is such a ubiquitous species in the county that I believe it should be included in the landscaping, and a thicket mix would be an appropriate one.
7. Ramblers Association Northamptonshire Area - no comments.
8. Northamptonshire Police - the wrong placing of shrubbery/landscaping can hinder surveillance, an incorrectly placed bench can cause issues of Anti-social behaviour or create opportunities of crime and as such need to be considered holistically.
9. Natural England - Natural England currently has no comment to make on the Reserved Matters Application pursuant to Conditions 1, 4, 4A, 17, 18, 20, 29 and 11: Details of Phase 1a open space & landscaping and primary infrastructure, including junctions with Niort Way. Should the proposal be amended in a way which significantly affects its impact on the natural environment then, in accordance with Section 4 of the Natural Environment and Rural Communities Act 2006, Natural England should be consulted again.
10. Eleven (11) individual representations received all raising concerns: Planning policies; Amenity impact for neighbours; Design/visual/layout; Open space issues ; Highway matters viz traffic volume, junction of Gleneagles and Niort Way inappropriate, unsatisfactory access arrangements; Impact on level of daylight/privacy; Impact on local facilities and infrastructure; Impact of heritage assets; Ecology/wildlife; Light pollution; Impact on air quality; Odour/noise generation; Contamination; Drainage issues; Isham by-pass should be built before construction; Impact on wildlife and ecological impact.
ASSESSMENT: The issues raised by the proposal are to consider whether or not the details are consistent with the terms of the outline consent and the approved Design Code'. The
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merits of the proposal are well established by the consent granted by the SSCLG and by extension, the Committee decision to extend the life of the consent in January 2013.
The Design Context A series of Parameter Plans were approved under the outline consent for the site which set out the design principles to be applied to subsequent detailed applications. In addition, Condition 5A of the outline consent requires a Design Code to be submitted and approved for each phase of development prior to the submission of Reserved Matters applications. The Design Code for the first phase of development (Phase 1) was approved by BCW in December 2012. Condition 6 of the outline consent requires a 'Statement of Compliance' to be submitted with each Reserved Matters application, setting out the way in which detailed schemes accord with the design principles as set out in the Parameter Plans and approved Design Code.
Consistency with the Outline Scheme and the Design Code As required under Condition 5 of the original outline planning permission reference WP/2008/0150/OEIA (permission extended in 2013 under planning permission reference WP/2012/0525/XEIA), a Design Code for Phase 1 was prepared by David Lock Associates and approved by the Committee in December 2012. Condition 6 of the outline planning permission(s) concludes by stating that, each reserved matters application shall substantially accord with the planning application master plan (drawing numbered BBD008/010BC) and the approved Design Codes and shall be accompanied by a written statement which demonstrates compliance. A Statement of Design Code Compliance has been submitted in support of the first reserved matters application for the infrastructure, landscape and open space required to support the delivery of the residential provision within Phase 1a, and illustrates how each relevant element of the Design Code and overarching Master Plan (Plan ref: BBC008/010/BC 'The Master Plan') is addressed through this reserved matters application.
Significant pre-application engagement with planning, design and highways officers has been undertaken in respect of the Phase 1a Reserved Matters application, including meetings at which compliance with the approved Design Code was a primary consideration. Within the Design Code document, supported by the overarching Master Plan, much detailed work has already been carried out with respect to the existing vernacular and context. It is therefore not the intention of this proposal to duplicate any of that information; rather, the supporting information draws out the relevant parts of the Design Code insofar as they relate to the reserved matters application now being considered.
At section 2.1 of the Phase 1 Design Code is the Regulatory Plan of the development, the purpose of which is to fix elements of the plan that are critical to achieving design co-ordination and establishing individual development parcels. Accordingly, all reserved matters applications should be in conformity. Part of this Regulatory Plan is the definition of the alignment of primary access routes and the position of side junctions. Further to this fixing of routes, the Design Code then provides significant detail in respect of the nature and type of the roadways to serve as these access routes.
Site Access Discussions have taken place between Peter Brett Associates (the applicant's highways engineers) and Northamptonshire County Council as highway authority on the detailed design and technical specification of the accesses and highways to serve Phase 1 of
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the scheme. The two junction layouts - a new fourth arm off the Gleneagles Drive / Niort Way junction and a secondary access junction to the east, have been discussed in detail and the technical design agreed with the County Council.
The primary access into the site was originally shown in the outline application as providing a roundabout junction. However, it was subsequently determined that a traffic- light controlled crossroads junction would be a more appropriate solution and, accordingly, reference was made to such an arrangement within the approved Design Code (page 20).
Each junction will create a gateway into the site, and as such the highway requirements of the junctions have been incorporated. Although design requirements for the site accesses themselves are not set out in the Design Code, best practice design principles have been used to incorporate a high quality and legible landscape-led gateway at each junction into the site. Plans showing the details of each junction, together with technical highways information on capacity and flows for each junction, have been prepared for the Reserved Matters submission. These plans are fully annotated to provide details of the features to be included within the design of the junctions.
Primary Streets - Park Drive The Design Code sets out a street hierarchy for Phase 1, set out in Figure 12, the technical specification for which is consistent with the approach advocated in the DfT's Manual for Streets, editions 1 and 2. The main primary street serving Phase 1A is known as Park Drive, and its characteristics are set out on page 31 of the Design Code. It functions as a primary street designed to provide access to residential properties, the local school and community green spaces. Park Drive will be designed with a 6.5m carriageway for the potential for bus services in the future. It will have a simple palette of materials with black asphalt carriageways and concrete sett paving for the footways".
The primary streets subject of this Reserved Matters application are part of Park Drive; comprising the two streets running north from the junctions off Niort Way and a connecting street which runs east-west through this part of the site from a point south of the primary school site westwards along the Harrowden Brook corridor. The geometry, detailing and materials used in the street design reflect the details set out in the Code for Park Drive.
Technical matters (i.e. highway markings, radii, design speeds etc) are set out in the technical highways drawings submitted with the application. These are prepared in compliance with the requirements of the Design Code. The fixing of the main routes and junction positions serving the development are an integral part of this Reserved Matters application. In formalising the routes, it should be noted the plans replicate the routes on the Regulatory Plan within the Design Code; as well as the approved Master Plan for the wider development. The retention of a layout focussed on 'perimeter blocks' of development parcels, ensures that the primary and secondary routes within Phase 1A specified in the Design Code have been retained, thus creating a sensibly-scaled development structure in which residential layouts and other non-residential site planning can take place.
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Primary Streets - Ridgeway The primary street infrastructure for Phase 1A also includes the first section of 'Ridgeway', the street providing access to the residential parcels north of the Harrowden Brook corridor in Phase 1. In its detailed design, it incorporates very similar design characteristics as Park Drive (on page 30 of the Design Code), and will help provide a legible street which connects the 'Brook Park' and 'Ridge Park and Swales' landscape character areas of Phase 1.
Streets and Landscape Particular care has been taken over the relationship of the streets with the surrounding open space and landscape treatment. Both Park Drive and Ridgeway have a close relationship with open space. The soft landscaping scheme which accompanies this reserved matters application proposes a holistic and complementary treatment for all tree and soft landscape planting within and alongside the primary streets within Phase 1A. This approach is considered Design Code compliant in this regard, according with the details set out within the public realm planting table for Park Drive and Ridgeway (pages 38-43 of the Design Code).
Tree and hedge species, locations and sizes have been selected accordingly to ensure compliance with the Design Code. These are outlined in full on the soft landscaping scheme which accompanies this submission and as a dedicated part of the landscaping scheme from inception, have been planned to be design code compliant. Furthermore, streetscape elements complement the architectural style, through the use of complementary colours, softer more natural textures and high quality materials.
Open Space Part 3 of the Design Code addresses Open Space and Landscape in significant detail. This details three 'Strategic Landscape Places' in Phase 1: 'Ridge Park', 'The Swales', and 'Brook Park'. Brook Park is within the Phase 1A boundary and therefore part of this reserved matters application, as is part of The Swales. Brook Park follows the course of the Harrowden Brook. Whilst the park will form part of the sustainable drainage system, it also provides a function for formal and informal recreation. A full scheme is provided as part of this submission. This is in full accordance with the themes for Brook Park set out within the Design Code, ensuring the stated objectives relating to creative conservation, recreation and play, 'green between', and 'art in the landscape' are achieved.
The Master Plan details the locations for the provision of formal open space within the area to be provided as Phase 1A. These are retained in these locations within the Reserved Matters application, with only minor amendments to the alignment of the boundaries of the open spaces to take account of the detailed design of flood compensation requirements to serve the development parcels. As can be seen on, the layouts proposed within the reserved matters application, and the location and balance of uses therein, is compliant with the approved Master Plan for the development, with the provision of formal open space for Phase 1A wholly appropriate in the context of the Master Plan.
The Design Code sets out a number of guidelines relating to the type and form facilities relating to recreation and play (Design Code page 88). As can be seen on the drawings prepared by CSa and submitted with this application (incl. Plan Nos. 2290-117, 123 and 124) these form an important part of the scheme and duly take account of the tabulated
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guidance on page 88 of the Design Code through detailed and careful design and equipping.
Primary School Page 73 of the Design Code states that a site for a primary school is required within Phase 1 of the development. Accordingly, the location of the site for the two form entry primary school is fixed within this Reserved Matters application, to be accessed off Park Drive. The school can therefore be built by either the developer or the education authority as per the terms of the legal agreement within the timescale required. The location of the primary school site is in the same position as on the approved Master Plan and Design Code.
CONCLUSION: It is considered that the details proposed for Phase 1A of the Wellingborough North SUE development takes fully into account the approved Master Plan and Phase 1 Design Code, in complying with both documents. The intention of this Reserved Matters application is to secure the infrastructure, open space, landscape and utilities required to deliver Phase 1A. It is not the intention of the application to specify residential layouts and the appearance of buildings at this time; applications for the built elements of Phase 1A will be submitted once the infrastructure is approved, as will details relating to the community building and play space. Each forthcoming Reserved Matters application will also need to demonstrate compliance with the approved Master Plan and Phase 1 Design Code.
However, the infrastructure currently sought does fall in line with the requirements of previously approved documentation, and it is considered that the proposal is well- designed development, fully addressing the land use requirements set out on the Master Plan and detailed in the Design Code, whilst ensuring a sound detailed design approach addressing technical matters such as flood risk, surface and foul drainage, and provision of utilities to serve new development.
The various concerns of Nene Valley Improvement Area are noted. These have been discussed with the applicants and it is agreed that details of soft landscaping be reserved by condition in order to revisit the proposed planting schedule and species.
RECOMMENDATION: Grant permission subject to the following conditions.
CONDITIONS/REASONS:
1. Details of soft landscaping (including a schedule of tree planting and specimen) shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area.
2. The proposed tree planting/landscape scheme shall be implemented during the next planting season after the completion of the building operations on site or within any
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such longer period as may be agreed in writing with the local planning authority. Such planting shall be maintained, including the replacement of dead, dying or defective trees, shrubs or ground cover plants for a period of 5 years.
Reason: To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area.
3. The development shall be carried out in accordance with the following approved plans received on 16th July 2014.
Relevant Drawings Approved under Outline Permission: WP/2012/0525/XEIA - Plan No BBD008/004 - Illustrative Master Plan - Plan No BBD008/043/K - Parameter Plan A: Planning Application Boundary - Plan No BBD008/010/BC - Parameter Plan B: Development Framework - Plan No BBD008/012/AB - Parameter Plan C: Movement Framework - Plan No BBD008/014/U - Parameter Plan D: Green Infrastructure - Plan No BBD008/017.01/J - Parameter Plan H: Plan of First Phase
Drawings Submitted with this Reserved Matters Application: - Plan No MCL002/009 - Location Plan - Plan No 27391_100_001c - Highway Access General Arrangement 1 of 3 - Plan No 27391_100_002c - Highway Access General Arrangement 2 of 3 - Plan No 27391_100_003b - Highway Access General Arrangement 3 of 3 - Plan No 27391_100_004 - Highway Access Longitudinal Sections 1 of 2 - Plan No 27391_100_005 - Highway Access Longitudinal Sections 2 of 2 - Plan No 27391_100_006 - Signalised Junctions Along Niort Way - Plan No 27391_100_007 - Signalised Junctions Along Niort Way Typical Sections - Plan No 27391_500_001b - Highway Access Drainage Layout 1 of 4 - Plan No 27391_500_002b - Highway Access Drainage Layout 2 of 4 - Plan No 27391_500_003a - Highway Access Drainage Layout 3 of 4 - Plan No 27391_500_004a - Highway Access Drainage Layout 4 of 4 - Plan No 27391_500_005 - Harrowden Brook Culvert 1 General Arrangement - Plan No 27391_500_006 - Harrowden Brook Culvert 2 General Arrangement - Plan No 27391_500_010a - Surface Water Attenuation Ponds 1 of 3 - Plan No 27391_500_011a - Surface Water Attenuation Ponds 2 of 3 - Plan No 27391_500_012a - Surface Water Attenuation Ponds 3 of 3 - Plan No 27391_500_013 - Existing Flood Attenuation Pond Re-profiling and Flood Plain Loss - Plan No 27391_700_001b - Highway Access Surfacing 1 of 3 - Plan No 27391_700_002b - Highway Access Surfacing 2 of 3 - Plan No 27391_700_003b - Highway Access Surfacing 3 of 3 - Plan No 2290_108 - Primary Access Junction 1 of 2 - Plan No 2290_109 - Secondary Access Junction 2 of 2 - Plan No 2290_110 - Brook Park 1 of 5 - Plan No 2290_111 - Brook Park 2 of 5 - Plan No 2290_112 - Brook Park 3 of 5 - Plan No 2290_113 - Brook Park 4 of 5 - Plan No 2290_114 - Brook Park 5 of 5 - Plan No 2290_115 - Formal Pond Landscape Proposals - Plan No 2290_116 - Formal Pond Details - Plan No 2290_117 - Playing Field Plateaux (FOS2)
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- Plan No 2290_118 - Post and Wire Fence Detail - Plan No 2290_119 - Tar Spray and Chip Path - Plan No 2290_120 - Post and Rail Fence Detail - Plan No 2290_121 - Knee Rail Detail - Plan No 2290_122 - Marginal Shelf Revetment Detail - Plan No 2290_123 - Formal Public Open Space (FOS1) General Arrangement - Plan No 2290_124 - Formal Public Open Space (FOS1) Planting Plan - Plan No 2290_125 - Swale Corridor 1 Landscape Proposals 1 of 2 - Plan No 2290_126 - Swale Corridor 2 Landscape Proposals 2 of 2 - Plan No 3595/01/D14-0033v2 - Arboricultural Implications Plan 1 - Plan No 3595/01/D14-0033v2 - Arboricultural Implications Plan 2 - Plan No 3595/01/D14-0033v2 - Arboricultural Implications Plan 3 - Plan No 3595/01/D14-0033v2 - Arboricultural Implications Assessment Overview - Plan No 3595/01/D14-0080v2 - Tree Protection Plan 1 - Plan No 3595/01/D14-0080v2 - Tree Protection Plan 2 - Plan No 3595/01/D14-0080v2 - Tree Protection Plan 3 - Plan No 3595/01/D14-0080v2 - Tree Protection Plan Overview - 27391/500/014 - 27391/500/015 - Design Statement Outfall Schedule
Reason: To ensure that the development is carried out in accordance with the approved plans.
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Report of the Head of Planning and Local Development
Case Officer Mr Ola Duyile WP/14/00526/FUL
Date received Date valid Overall Expiry Ward Parish 1 August 2014 12 August 2014 11 November 2014 Castle Wellingborough
Applicant Mr Chris Wickham
Agent Mr Simon Copson
Location Land adjacent 43 to 65 Chapman Road The Embankment Wellingborough Northamptonshire
Proposal Construction of 19 no. dwellings and associated access road
PLANNING HISTORY: WP/14/00526/FUL Determination pending. Construction of 19 no. dwellings and associated access road WP/2004/0051 21.04.2005 Demolition of existing factory and redevelopment for residential (site area = 3.25 HA) - amplified by additional information received 5th March 2004. (S106 Agreement) WP/1997/0566 11.03.1998 Erection of 3,716 square metres extension to existing factory together with ancillary hardstanding area following part demolition of factory BW/1990/0574 Refused 28.11.1990 Development of site for B2 and/or B8 use and repositioning of existing car park BW/1990/0573 Refused 28.11.1990 Development of site for B1 use and/or motor car showroom and re-positioning of existing car park BW/1989/0087 01.03.1989 Widening of highway access.
This application requires Committee consideration because it conflicts with the development, but is recommended for approval nonetheless owing to other material considerations.
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WP/14/00526/FUL
Built Environment © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:1,250 Cities Revealed to the scale specified Aerial Photography copyright: WP/14/00526/FUL - Land Adjacent 43 to 65 Chapman Rd, The Embankment Wellingborough when reproduced at A4 ± GetMapping PLC 1999
BACKGROUND: Outline planning permission was granted for the demolition of the factory buildings (Crest Packaging) and erection of a residential development on this site in 2004 (Ref: WP/2004/0051), subject to the completion of a Section 106 Legal Agreement (sealed in April 2005). Subsequently, a Reserved Matters application (Ref: WP/2005/0383) pursuant to condition 2 of the outline permission was consented for some 171 dwellings in the form of 94 houses and 77 apartments. The overall site area is 3.25 hectares and comprises the factory site itself and the adjacent open space which is designated as an Important Amenity Area (IAA) in the adopted Wellingborough Local Plan. The IAA area was intended to provide a landscaped amenity area incidental to the residential development. The site lies within a flood zone.
SITE LOCATION AND PROPOSAL: The site lies on the western side of The Embankment and measures roughly 0.85 hectare. The proposal is for 19 affordable dwellings (17 dwellinghouses and 2 maisonettes) together with a Public Open Space (POS) and a play area. The application site is triangular in shape and comprises the incidental open space for the approved residential development by Gramm Homes that is detailed above. Vehicular access to and from the proposed development is taken from The Embankment, leading to 38 car parking spaces.
NATIONAL AND LOCAL PLANNING POLICY: National Planning Policy Framework
North Northamptonshire Core Spatial Strategy Policy 1 Strengthening The Network of Settlements Policy 4 Enhancing Local Connections Policy 6 Infrastructure Delivery & Developer Contributions Policy 9 Distribution & Location of Development Policy 10 Distribution of Housing Policy 13 General Sustainable Development Principles Policy 14 Energy Efficiency & Sustainable Construction
Wellingborough Local Plan Policy G2 Flood Protection Policy H8 Affordable Housing Policy L5 Important Amenity Area
Supplementary Planning Guidance: Building Better Places, Parking and Planning Out Crime. Planning Contributions Guide for Local Infrastructure Supplementary Planning Document: Sustainable Design
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: 1. NCC Highways - have referred to the published guidance and the standing advice therein.
2. Environment Agency - we consider that planning permission should only be granted to the proposed development as submitted if the following planning condition is imposed as set out below. Without this condition, the proposed development on this site poses an unacceptable risk to the environment and we would wish to object to the
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application.
3. NCC Planning Policy and Projects - Seeking financial contributions towards education, fire & rescue and libraries provisions.
4. Natural England - no objection.
5. Northamptonshire Police Crime Prevention - Northamptonshire Police has no formal objection to the planning application in its present form other than to suggest that the following informatives/conditions are included, which if implemented will reduce the likelihood of crime, disorder and anti-social behaviour occurring. This is in the interest of the security and quality life of future occupants of the development in accordance with policy 13 of the North Northamptonshire core spatial strategy.
6. Wellingborough School - we wish to object to the current proposals for the development of these houses in this location on the following basis: Security of site boundary with the school. As a School with pupils aged from 3-18, the safety of those on our site is of paramount importance, and the land adjacent to the proposed development is used by a wide range of the School and local community throughout the year (including holiday times). The Design and Access Statement makes no reference to a School premises being adjacent to the proposed development, nor to the fact that additionally there is a hugely popular members Golf club operating on a license agreement with the School utilizing some of this land - including one hole adjacent to this boundary.
The area directly behind the Embankment Building within the development site is proposed as a play area and if this boundary is not properly secured there is an increased risk of vandalism to this structure, and indeed potentially a wider security implication to those utilising the playing fields/grounds within our site.
The School strongly feel that for safety and amenity reasons it should be a condition of any planning permission awarded to incorporate appropriate high-level close-boarded fencing to this perimeter; and that such fencing should be maintained in the future as part of a detailed Landscape Management Plan for the site.
7. Jane Carr (address not supplied) - I am writing to oppose the planning request of 19 dwellings on the land adjacent to 43 - 65 Chapman Road. I am opposing on several grounds:
1. This is Green land that was planned for the residents of Chapman Road and Ultra Close to be open space and this is what was sold the the residence when homes were purchased. 2. The homes proposed will reduce light into present homes on Chapman Road. 3. The proposed site will create through access which will mean that present homes will be at increased risk of illegal activity. E.g.Theft & burglary. 4. The proposed development will have an impact on potential flooding in the area and put the present development at a greater risk. 5. It has been stated that the drainage on the new development will be taken from Chapman Road. This is not adequate as the present drains can not cope with the issues on the site and often get backed up. 6. The present development on Chapman Road and Ultra Close have not had their
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roads adopted, and therefore the roads and pathways are unsafe. As this is the same developer under a different name how can it be ensured that all areas will have the roads adopted and Tarmac'd? 7. Who is going to maintain the grass areas and play area to ensure that it does not become eye saw? 8. The planning states that this area is going to be designed for families, at present there is not enough school spaces form infant/primary children in this area and bringing more children in will have an impact on present families.
ASSESSMENT: Conflict with the Development Plan and Material Considerations: Section 38(6) of the Planning & Compulsory Purchase Act 2004 replaces section 54(A) of the Town & Country Planning Act 1990 and states that if regard is to be had to the development plan for the purpose of any determination under the Planning Act, the determination must be made in accordance with the plan, unless material considerations indicate otherwise.
A key strategy of the development plan is to safeguard existing community facilities and the proposal to develop an open space incidental to the enjoyment of the adjacent development is, in principle, unacceptable. This open space is a key component of the completed Section 106 Agreement relating to the redevelopment of the site. One of the heads of terms implies that the open space should be equipped with play facilities.
Policies 13 of the Core Spatial Strategy and L5 of the Local Plan seek to safeguard existing community facilities and important amenity areas. Exceptions are made in circumstances where it can be demonstrated that the facility is no longer needed by the community they serve or that the facility is being relocated and improved to meet the needs of the new and existing community. Although a part of the application site is being designated as a POS and a play area, it is clear that the proposal largely fails to comply with the relevant development plan policies. Notwithstanding, it is considered that there are material considerations which stack up in favour of the proposal and on balance, outweigh the development plan policies.
The residential development is substantially completed but Gramm Homes are now in receivership and as such there are no funds available to enable the POS and the commuted sum for its maintenance to be provided. Much consideration has been given to how the requirement for the POS could be met and the only viable alternative would be to develop part of the site for residential development to release a sum of money to enable the POS and play area to be provided. Without releasing part of the land for development, there would be no funds coming forward to enable the provision of the POS seeing as it is highly unlikely that any capital receipt would be forthcoming from a company that has gone into administration.
Although compensatory provision as required by policy L5 would not and could not be met in full, the partial provision is beneficial nonetheless and would be better than keeping the land in its current unproductive state. Aside from dedicating part of the site as a POS and play area, the developers have agreed to fully equip the play area and provide a financial contribution towards the provision of and or enhance of other opens spaces and or environmental improvements elsewhere in the Borough. In any case, the lies in an area that is not deficient in open space provision.
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Taken together, these factors constitute sufficient material considerations that outweigh the necessity to adhere strictly to policy considerations and requirements.
Design, Layout and Landscaping The layout and design of the development are influenced by the adjacent recently completed residential development. The proposed buildings are arranged as 2-storey structures and there is an active frontage to Ultra Close. The roof profile and fenestration are also similar to the neighbouring dwellings and the imposition of a materials conditions would ensure that the appearance of the development harmonises with the existing.
The site is currently unmaintained and overgrown. There are a number of existing trees around the periphery of the site that would still be retained where possible. There are areas to the east and west of the access road that would be left as POS and will feature new tree planting. The area to the east would be simple amenity area with sporadic tree planting, whilst the area to the west would be a mixture of amenity space to the front moving to a more wild area towards the rear and sides of the site to replicate the current wild life friendly vegetation. There would also be planting to the front gardens of the proposed dwellings as well as strategic tree planting within the POS. The POS area accommodates a play area that is appropriate to its location within the flood plain. The details of planting would be agreed through further discussions with the landscape officer. It is likely to comprise of some simple timber equipment with rocks and logs set into the landscape.
Flooding, Access and Parking Consideration The site is accessed from The Embankment as there is no legal right to take access from Chapman Road. It was requested by Northamptonshire County Highways that the access is positioned 40m from the access into Nene Court to give safe separation between the two. The access road crosses the floodplain and as a consequence, the road would be raised above the floodplain level so that it is not breached in the event of a flood. The area of floodplain that is lost by raising the ground levels will be compensated for by lowering levels within the area outside the floodplain area so that the capacity of the floodplain is not compromised.
The Highway Authority have not raised any objections to the proposal and the parking provision which equates to 200% provision is satisfactory and meets the SPG standards.
The applicant / developers have responded to the issues raised by the third party representation as follows: As the Authority is aware the original developer went into liquidation during the recession and as such no money was available to lay out the POS and pay the commuted sum for its maintenance. Without this development no POS would be forthcoming at any point in the future and the site would remain as waste land; The front-front distance is 22m. Far in excess of a typical front - front distance which on a typical development is in the region of 12m - 15m. Any effect on available light will be minimal; A complete through access cannot be achieved legally; The Developer is in no way connected with the previous developer. Westleigh have a proven track record and I can assure you that the development will be finished, the roads/footpaths fully surfaced and the POS laid out; and contributions will be made to fund school places.
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4 The Flood Risk Assessment shows that the flood risk is not increased as attenuation measures are part of the POS design. These measures have been approved by the Environment Agency
Conclusion The proposal is recommended for a favourable consideration subject to the completion of a s106 Agreement that achieves the following:
- Variation of the existing s106 Agreement to absolve the successors in title from the obligation to provide and equip the play area; - Grant of public access over the new POS and play area; - Financial contribution towards environmental improvements and enhancement to other public open space elsewhere in the Borough; and - Financial contributions towards education, libraries, fire and rescue provisions.
RECOMMENDATION: Approve subject to completion of a S106 Agreement.
CONDITIONS/REASONS:
1. The development shall be begun no later than 3 years beginning with the date of this permission.
Reason: Required to be imposed pursuant to S51 of the Planning & Compulsory Purchase Act 2004.
2. Notwithstanding any materials specified in the application form and/or the drawings, particulars and samples of the materials to be used on all external surfaces of the buildings, including fenestration, windows, doors, eaves and verges shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details.
Reason: To ensure a satisfactory appearance for the development in the interest of visual amenity.
3. Details of those parts of the site not covered by buildings including any parking, roads, footpath, hard and soft landscaping, surface and boundary treatments and in particular, the soft landscaping of the public open space and play area shall be submitted to and approved in writing by the local planning authority before the commencement of the development. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area.
4. The proposed tree planting/landscape scheme shall be implemented during the next planting season after the completion of the building operations on site or within any such longer period as may be agreed in writing with the local planning authority. Such planting shall be maintained, including the replacement of dead, dying or
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defective trees, shrubs or ground cover plants for a period of 5 years.
Reason: To ensure that the site is satisfactorily landscaped and in order to maintain and enhance the visual amenity of the area.
5. The car parking spaces shown on the approved drawings shall be laid out and provided before the occupation of the dwellings and shall thereafter be kept free from obstruction and shall be retained for parking purposes for the occupiers of the development and their visitors.
Reason: To ensure adequate off-street parking provision and in order to prevent additional parking in surrounding streets which, could be detrimental to amenity and prejudicial to safety.
6. No building works which comprise the erection of a building required to be served by water services shall be undertaken in connection with any phase of the development hereby permitted until full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site has been submitted to and approved in writing by the local planning authority. No dwelling shall be occupied until the works have been carried out in accordance with the approved scheme.
Reason: To prevent flooding, pollution and detriment to public amenity through provision of suitable water infrastructure. In order to satisfy the above condition, an adequate scheme would need to be submitted demonstrating that there is (or will be prior to occupation) sufficient infrastructure capacity existing for the connection, conveyance, treatment and disposal of quantity and quality of water within the proposed phasing of development.
7. The development shall be carried out in accordance with the approved plans numbered: RDC 960-100, 101G, 102, 200, 201, 202, 203, 204, 205, 206 received on 12th of August 2014 and 014.1129.003, 004, 005 and 006 received on 16th September 2014.
Reason: To ensure that the development is carried out in accordance with the approved plans.
8. No preparatory works, site clearance or other building operations in connection with this approval shall commence until a plan showing the method and means of tree protection in accordance with British Standard 5837:2005 and a programme and schedule of tree protection measures (including dates and times) have been submitted to and approved in writing by the local planning authority. Such protection as approved shall be in place before any building work commences and shall be retained throughout the period of works.
Reason: To safeguard the protected trees in the interest of the visual amenity of the area.
9. Development shall not begin until a scheme to deal with contamination of the site has been submitted to and approved in writing by the local planning authority. The scheme shall include an investigation and assessment to identify the extent of
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contamination and the measures to be taken to avoid risk to the public/buildings/environment when the site is developed.
Reason: To avoid any detrimental effects from contamination.
10. A Landscape Management Plan including long term design objectives, management responsibilities and maintenance schedules of all landscaped areas, in particular the public open space and the play area but excluding small, privately owned domestic gardens, shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development. The Management Plan shall be carried out in accordance with the approved scheme unless otherwise agreed in writing by the local planning authority.
Reason: In order to maintain and enhance the landscape quality and visual amenity of the area.
INFORMATIVE/S: 1. In accordance with the provisions in the Town & Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework. 2. The developer/applicant is advised that the Government has recently introduced a new tariff called Community Infrastructure Levy (CIL) to support the funding of local infrastructure. This is due to come into effect very soon and will be applicable to all development proposals. If this consent is not acted upon promptly and the development commenced, any attempt to renew the consent or extend the life of the consent in future may be liable to such tariff payment. 3. Prior to occupation of the newly created premises(s), the street numbering for this development shall be agreed with the Street Naming and Numbering Officer. When issued, the number allocated must be clearly displayed on the outside of the property. Application forms for Street Naming and Numbering are available at www.wellingborough.gov.uk 4. The developer/applicant's attention is drawn to the following advice from the Environment Agency: Flood Risk Management: From the information submitted the proposed development site can be classed as 'operational development of less than 1 hectare' located in Flood Zones 1 and 2 (low and medium probability of river and sea flooding) as defined in table 2 of the Technical Guidance to the National Planning Policy Framework. We have produced a series of standard comments for local planning authorities refer to on 'lower risk' development proposals where the main flood risk is usually the management of surface water run-off to replace direct case by case consultation with us. This planning application sits within this category. Flood Risk Standing Advice can be viewed at: https://www.gov.uk/government/publications/flood-risk-standing-advice-for- localplanning-authorities-frsa.
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5. The developer/applicant's attention is drawn to the following advice from the Northamptonshire Police Crime Prevention Advisor; The Development should be built to attain the Secured by Design accreditation. All Entry/Exit doors to the houses should meet Pas 23/24 2012 or equivalent standard, which is the minimum requirement for door security (as per Secured by Design guides). Windows (where possible on new builds) should meet Pas 24 standard, which is the minimum requirement for window security. All ground floor glazing should be laminated to P1A standard. When the lighting scheme has been produced it is important that as well as adopted areas being considered that unadopted areas are similarly treated for safety and security reasons. Internal fence panels should be 1.8m high for the length of the garden. This can be made up with various configurations: 1.8m privacy screen followed by; 1.4m CBF with additional 0.4m diagonal trellis above. This is to allow the residents a degree of privacy and to prevent ease of intrusion in to the rear of many properties. Fence type 1.2 high panel fencing is not a suitable sub-divisional fence in this location.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
Report of the Head of Planning and Local Development
Case Officer Mr Ola Duyile WP/14/00586/VAR
Date received Date valid Overall Expiry Ward Parish 2 September 2014 2 September 2014 2 December 2014 North Great Harrowden
Applicant Mr Mark Best
Agent Mr Joseph Carr
Location Land off the A509 Niort Way and the A510 Northen Way and south of Great Harrowden Wellingborough Northamptonshire
Proposal Variation/removal of conditions 1, 2, 2a, 34, 35 and 36 of Application Reference Number: WP/2012/0525/XEIA. The reason we are applying for the removal and amendment of these conditions is we find that the conditions, as they stand, are potentially prohibitive to the delivery of this site. Those to be removed are duplicated. Please refer to covering letter for justification. AMENDED DESCRIPTION (Replace Condition 37 with 34).
PLANNING HISTORY: WP/14/00480/REM Determination pending. Reserved Matters Application pursuant to Conditions 1, 4, 4A, 17, 18, 20, 29 and 11: Details of Phase 1a open space and landscaping and primary infrastructure, including junctions with Niort Way. The outline planning application was an EIA application, and an ES was submitted to BCW at that time. WP/14/00586/VAR Determination pending. Variation/Removal of conditions 1, 2, 2a, 34, 35 and 36 of Application Reference Number: WP/2012/0525/XEIA. The reason we are applying for the removal and amendment of these conditions is we find that the conditions, as they stand, are potentially prohibitive to the delivery of this site. Those to be removed are duplicated. Please refer to covering letter for justification. AMENDED DESCRIPTION (Replace Condition 37 with 34). SCR/2013/0006 27.11.2013 N Wellingborough Urban Extension - RMA Screening Request WP/2012/0458 19.12.2012 Details of Design Codes pursuant to conditions 5 and 6 of the
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Little Harrowden
Orlingbury Road
Harrowden Hall Wellingborough Golf Club
Home Farm Great Harrowden
Harroden Brook The Slips
Hardwick Road Redhill Spinnies
Finedon Road Industrial Estate WP/14/00586/VAR REMAINDER OF PHASE 1
Redhill Grange
Blackberry Fox Covert
PHASE 1A Great Harrowden Brook Hemmingwell Based upon the Ordnance Survey's 1:1250 map of Redhill Farm 2007, with the permission of the Controller of Her Majesty's Stationary office © Crown Copyright. David Lock Associates 50 North Thirteenth Street Central Milton Keynes MK9 3BP Licence No : 100022533
N Gleneagles Date - 27-07-14 Scale - 1:10,000@A3 1:5000@A1 Client - Northants LLP
Title
Upper Redhill Planning Application Parameter Plan H - Phasing Plan Plan of First Phase
Drawn Designed Checked Approved Drawing Number Revision Vivian's Park Farm K Covert ADW. ------BBD008/017.01 Industrial Estate
DAVID LOCK ASSOCIATES LIMITED 50 NORTH THIRTEENTH STREET, CENTRAL MILTON KEYNES, MK9 3BP TEL : 01908 666276 FAX : 01908 605747 EMAIL : [email protected] www.davidlock.com
Secretary of State's decision dated 23/02/2010 (Council Ref: WP/2008/0150/OEIA) to grant outline permission for up to 3000 dwellings, retail and commercial facilities, non-residential and educational institutions, open spaces and parklands, employment and related infrastructure - amended document. WP/2012/0525 14.01.2013 Application for a new outline planning permission to replace an extant outline planning permission, in order to extend the time limit for implementation for Ref: WP/2008/0150/OEIA for up to 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non- institutional and community facilities), open spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and telecommunications and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement (IWIMP). WP/2008/0559 18.03.2009 Change of use from agricultural to a work live facility to include three mobile homes plus a dayroom WP/1992/0278 12.08.1992 Car park and sea container storage hut 12' x 8' x 8' WP/1992/0238 Allotment gardens WP/2008/0150 23.02.2010 Outline proposal for: 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non-institutional and community facilities), open spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and telecommunications, and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement. In accordance with the provisions in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, an environmental impact assessment has been submitted with the application This is an identical application/proposal to planning application WP/2007/0750/OEIA Allowed on appeal WP/2007/0750 Refused 04.02.2009 Outline proposal for: 3000 dwellings, retail and commercial facilities, non-residential institutions (including primary schools and nurseries) a neighbourhood centre (comprising transport interchange, non-institutional and community facilities), open
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spaces and parkland, associated facilities and infrastructure (comprising utilities gas, electricity and water, sewerage and telecommunications, and diversion to existing utilities where necessary) and a reserve corridor for the Isham-Wellingborough improvement. In accordance with the provisions in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, an environmental impact assessment has been submitted with the application.
BACKGROUND: The outline planning permission for this application was initially granted by the Secretary of State for Communities and Local Government (SSCLG) in 2010 following a public inquiry the previous summer (Ref: WP/2008/0150/OEIA). The time limit for the commencement of the development was extended in January 2013 by the Committee under application ref: WP/2012/0525/XEIA. The applicants claim that economic conditions have not allowed commencement of development until now, however deals have been lined up with potential developers, and the changes which are sought in this application will facilitate the submission of reserved matters applications by end of the year.
THE APPLICATION PROPOSAL: The application is made pursuant to Section 73 of the Town and Country Planning Act 1990 (as amended), which allows applications to be made for permission to develop land without complying with a condition(s) previously imposed on a planning permission.
There are currently 37 conditions attached to the extant permission. It is proposed to amend three of these conditions and remove three of these conditions. It is proposed to amend conditions 1, 2 and 2A and remove conditions 34, 35 and 36.
Conditions 1, 2 and 2a Condition 1 stipulates that approval of all the reserved matters of the application in respect of Phase 1 shall be made no later than the expiration of 2 years from the date of this permission. It also goes on to state that Phase 1 of the development shall commence before the later of a period of 5 years from the date of the permission or the expiration of 2 years from the date of the final approval of the details of the last reserved matter given by the local planning authority.
Following discussions with officers, it is proposed to change the condition to create a new smaller area, labelled Phase 1A on Drawing Number BBD008/017.01/K, which is submitted with this application. This reduces the area of the first phase to be developed in carving phase 1a from the remainder of phase 1. Unless the condition is amended to a smaller area, which is more deliverable, there is a risk that the permission may remain unimplemented. This would have a detrimental effect on the Council's ability to meet its Housing Land Supply (HLS) targets.
In the light of the foregoing, it is therefore proposed that condition 1 be amended to read:
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1. The applications for approval of all of the reserved matters in respect of Phase 1a (as defined by Parameter Plan H-Drawing Number BBD008/017.01/K) shall be made no later than the expiration of 2 years from the date of this permission, and the development to which this permission relates in respect of Phase 1a shall commence before the later of: (a) The expiration of a period of 5 years from the date of this permission; or (b) The expiration of 2 years from the date of the final approval of the details of the last reserved matter given by the local planning authority or, in the case of approval on different dates, the final approval of the last such matter to be approved. The amendments must be made verbatim as above to ensure this condition is varied as requested. The variation of this condition will subsequently affect the wording and structure of conditions 2 and 2A, which also relate to timescales within the approval of reserved matters and the delivery of this residential development.
As a consequence of the above, condition 2 is proposed to be amended as follows, to include a reference to the remainder of Phase 1a:
The applications for approval of the reserved matters in respect of the remainder of Phase 1 and Phases 2 and 3 (as defined by Parameter Plans H, I and J - Drawing Numbers BBD008/017.01/K,BBD008/017.02/J and BBD008/017.03/J) shall be made no later than the expiration of 10 years from the date of this permission, and the development to which this permission relates in respect of the remainder of Phase 1 and Phases 2 and 3 shall commence before the later of: (a) The expiration of a period of 12 years from the date of this permission; or (b) The expiration of 5 years from the date of the final approval of the details of the last reserved matter (for phases 2 and 3) given by the local planning authority or, in the case of approval on different dates, the final approval of the last such matter to be approved.
And the amendment of condition 2A, as follows: Notwithstanding conditions 2 and 5A of this permission, no development shall commence within Phases 2 and 3 (as defined by Parameter Plans I and J - Drawing Numbers 88D008/017.02/J and 88D008/017.03/J) until development has commenced in any part of Phase 1 pursuant to condition 1 of this permission.
Conditions 34, 35 and 36 Conditions 34, 35 and 36 are duplicates of conditions 17, 18 and 19 respectively, therefore should be removed. Condition 34 states that development should not commence until a scheme modelling the watercourse of Harrowden Brook is submitted to and approved by the local planning authority. Condition 17 also states this in very similar wording, so similar that condition 34 duplicates this condition, therefore condition 34 should be removed. Conditions 35 and 36 provide almost exact duplicates (as with condition 34 of condition 17) of conditions 18 and 19 respectively, therefore also should be removed.
SUMMARY OF REPLIES TO CONSULTATION: 1. Environment Agency - no objection.
2. Natural England - no objection.
3. Northamptonshire Police - no objection.
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4. 3 individual representations from local residents raising issues that have been raised at the time of the original application viz: inappropriate development; noise, amenity impact; highway issues; ecology/wildlife; air quality; and planning policy
ASSESSMENT: The reason for proposing the removal and amendment of these conditions is that the conditions are considered to be potentially prohibitive as they stand, and are likely to hinder the delivery of this site. There are significant benefits in the variation and removal of these conditions for the Council. The principal driver behind the changes is that of delivery and assuring the site will contribute to the Council's housing targets. These changes are fully in accordance with those agreed in the discussions with officers, with the aim of delivering housing at this site, and removing the risk of the permission falling away.
Section 38(6) of the Planning & Compulsory Purchase Act 2004 replaces section 54(A) of the Town & Country Planning Act 1990 and states that if regard is to be had to the development plan for the purpose of any determination under the Planning Act, the determination must be made in accordance with the plan, unless material considerations indicate otherwise. There are no material changes in circumstances by way of changes in panning policy or other material considerations that would warrant this application from being considered in a favourable light.
Conclusion: In the light of the foregoing, it is recommended that permission be granted for the removal and variation of the conditions.
RECOMMENDATION: Approve.
INFORMATIVE/S: 1. In accordance with the provisions in the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012 and pursuant to paragraphs 186 and 187 of the National Planning Policy Framework, where possible and feasible, either through discussions, negotiations or in the consideration and assessment of this application and the accompanying proposals, the Council as the local planning authority endeavoured to work with the applicant/developer in a positive and proactive way to ensure that the approved development is consistent with the relevant provisions in The Framework.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
COUNTY MATTER
Report of the Head of Planning and Local Development
Case Officer Mr Alan Chapman WP/14/00625/EXT
Date received Date valid Overall Expiry Ward Parish 18 September 2014 18 September 2014 9 October 2014 Redwell East Wellingborough
Applicant Mr Martin Hewins
Agent Mark Laurenson
Location Redwell Infant and Junior School Barnwell Road Wellingborough Northamptonshire NN8 5LQ
Proposal Variation of Conditions 2 and 16 of Planning Permission 13/00100/CCDFUL to change the appearance, external layout and lighting of the building
PLANNING HISTORY: WP/14/00625/EXT Determination pending. Variation of Conditions 2 and 16 of Planning Permission 13/00100/CCDFUL to change the appearance, external layout and lighting of the building BW/1984/0490 05.07.1984 Construction of roads and sewers BW/1984/0125 15.03.1984 Construction of roads and sewers WP/2013/0236 19.06.2013 Installation of double mobile classroom. WP/2013/0623 19.12.2013 New Two Storey teaching and main hall extension and internal alterations to Redwell Infants and Junior School. BW/1984/0784 23.04.1985 280 place junior school BW/1977/0984 07.03.1978 Erection of temporary building to be used as a meeting hall BW/1975/0924 Primary school BW/1975/0769 Erection of 240 place infants school and erection of mobile
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16
11
15 46
23
32 59
CLOSE
52 7 ROAD
BRAMPTON
BARNWELL
6
2 56
Redwell Leisure Centre
31 1
39 40
El
Sub Sta 13
1
2
1
CLOSE 19
NASEBY
42 14
13
21
N Redwell Infant
School
27 Waterworks Lane
22
52
82
35
30
78
80
74 76
31
19
17 Waterworks Lane 11
44 47
15
CHURCHILL AVENUE
31 43 40 7
11 17
8 27
16 10 12
CHURCHILL AVENUE
CRAWLEY AVENUE CRAWLEY AVENUE 7
Blaydon 43
5
11
41
6 8
18
38 20
Site Location Plan 22 1 : 1250 6
2
WP/14/00625/EXT 31 1 North
pedestrian gate
main vehicular access 01 STORE
23 STORE
01 21 13 22 STORE STORE BARNWELL ROAD STORE CLASSROOM 19 year 4 IWB IWB 10 CLASSROOM 11 year 4 STORE Redwell Leisure Centre car park CLASSROOM 08 25 IWB year 3 IWB (used for drop-off/collection parking) pedestrian gate CLASSROOM STORE year 3
24
18 QUIET ROOM 17 PRACTICAL AREA 05 CLNR 15 PRACTICAL AREA 16 WC-FP 901 WC-MP ICT area PLANT ROOM 14 03 04 ICT STORE decked terrace OFFICE 71 cloaks existing car park area CORRIDOR HEAD 73 (20no. designated spaces) 26 RAMP LOBBY cloaks roller shutter 02 ENTRANCE 01 67 ENTRANCE CORRIDOR 28 66 MUSIC ROOM STORE
30
PE LIBRARY furniture 65 comms COURT 59 S-SUPERVIS OFFICE60 YARD STORE 27 STORE 58 STORE HALL photocopier 13 900 33 PLANT FFL +0.00 STAFF ROOM male staff wc 03 female staff wc STORE bins 74 61 roller shutter 31 store and hatch RAMP 02 HSM2 KITCHEN 01 cloaks LOBBY STORE 902 STORE 32 PLANT ROOM Extended area ICT CORRIDOR area 36 64 cloaks 40 LOBBY of building WC-FP 69 31 CTKR 41 store 38 68 STORE 56 ICT 49 SENCO STORE HEADS OFFICE 57 900 area 46 PRACTICAL AREA STORE ST patio area roller shutter ELEC STWC-DIS-S/UNI 37 45 PLANT ROOM 48 WC-MP staff PRACTICAL AREA 47 work CORRIDOR 36 WC-FP area 32 roller shutter CLNR 40 CORR. STORE DIS-WC-UNI 55
1 staff wc STUDYROOM 42 38 OFFICE 41 ELEC STORE IWB 43 IWB CLASSROOM 30 staff year 5 wc 50 CLASSROOM IWB year 5 MEETING/STAFF ROOM IWB 42 34 CLASSROOM 53 year 6 33 STORE STORE CLASSROOM kitchenette WAITING year 6 45 tarmac playground 03 52 STORE STORE (basketball court) 47 STORE 01 STORE ENTRANCE IWB 54 09 STORE
CLASSROOM 07 year 2 01 IWB HSM2 CLASSROOM year 2
02 IWB HALL st 06 st st Extended area
GARDEN STORE WC-MPst 19 store 01 FFL +1200 approx. of building 04 11 PRACTICAL AREA CLASSROOM year 1
13 14 PLAY AREA WC-FP
27 cloaks LIBRARY first Group room aid
store
IWB 43 25 COVERED AREA WC-FP24 st KILN 15
PRACTICAL AREA 22
CLASSROOM
adventure playground reception 42
cloaks store
46 17 COVERED PLAY WC-MP
cloaks
st 20
CLASSROOM reception st 18
CLASSROOM tarmac playground year 1 IWB
IWB adventure playground
temporary P2 Red and blue line revised 05.11.13/OB footpaths by P1 New footpath added to red line 10.10.13/OB tarmac playground NCC Rev. Date/Checked
The Old Rectory Rectory Lane Milton Malsor 27 short length football pitch N O R T H A M P T O N N N 7 3 A Q 01 SHED ppH t: +44 (0)1604 858916 f: +44 (0)1604 859123 www.peter-haddon.com architects
Northamptonshire County Council (Lend Lease Consulting) adventure playground
01 SHED Extensions and Alterations proposed location for temporary Redwell Infant and Junior School, Wellingborough
double mobile installed by NCC
52 35 Site Location Plan and Block Plan grass 31 3 Status Preliminary Drawn JCL Checked OB Date 05/13/13 emergency vehicle access pedestrian gate 01 GAS METER 4052 A001 P2 Block Plan WATERWORKS LANE 19 Scale@ A1 As indicated 1 : 500 17
Copyright reserved. Dimensions to be checked on site. Discrepancies to be reported before proceeding.
classroom for 40 places (Application superseded by BW/75/924) WP/1997/0403 30.10.1997 15m lattice frame tower, one equipment cabin and development ancillary thereto BW/1974/0144 14.08.1975 Residential development of 12 dwellings per acre
This application is referred to the Planning Committee for comment because it is a County Council application (NCC Reference: 14/00059/CCDVOC). The purpose of this report is to inform Members of the application's existence and to provide the Members with the opportunity to minute any concerns they may have that can then be reported to NCC via the official minutes of the Planning Committee.
PROPOSAL AND DESCRIPTION OF SITE: As described as above.
This is an application being determined by the County Council and the site is located between Barnwell Road and Waterworks Lane in the Redwell East Ward of Wellingborough.
This latest application proposes to vary conditions nos. 2 (appearance, layout) and 16 (external lighting) of the earlier consented scheme 13/00100/CCDFUL which was presented to the 18 December 20132 Planning Committee under the reference number WP/2013/0623/C.
Condition 2 - Following a value engineering exercise by the applicant to enable the project to go ahead, a number of changes to the appearance and external layout of the building have had to be made, which although very subtle have made a positive impact to the financial viability of the project.
Condition 16 - As part of a value engineering exercise by the applicant the external lighting scheme has been scaled back to predominantly lights mounted to the face of the building, which has a positive impact to the financial viability of the project.
The proposed works at Redwell Infant and Junior school are felt to have fully responded to the client, end user, local community and other consulted parties' requirements. All consultations conducted by the applicant to assess the impact and acceptability of the proposed variations to the scheme are reported to have been fully recorded and the design response has been demonstrated in the supporting documents submitted with the planning application. Layout, appearance, scale and landscaping have all been carefully considered with the proximity to existing buildings on and off the site and its natural context being of particular importance. The extensions are not only providing new facilities but they are also physically connecting the two schools. It is paramount that the design creates a coherent architectural language across the whole site so the buildings read as one but with clear definition to arrival areas.
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LOCAL PLANNING POLICY: BCW Local Plan: Policy L7 - Important Amenity Area
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Borough Council is a consultee only on this 'County Matter' and therefore no consultations have been carried out on this application by the Borough.
No representations were received at the time of writing this report.
ASSESSMENT: The proposed variations to the consented scheme will represent a valued investment in local (educational) services which is considered to be a sustainable development approach and of benefit to the local community.
The enhanced design proposals are considered to be in accord with the general provisions of the NPPF and not in conflict with Local Plan Policy L7.
Conclusion The scheme is seen as a welcome investment in the educational facilities for the local community and the Borough.
RECOMMENDATION: That the County Council be advised that no objections are raised to this proposal.
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BOROUGH COUNCIL OF WELLINGBOROUGH
Planning Committee 29 October 2014
FOR INFORMATION
Report of the Head of Planning and Local Development
Case Officer Mr Alan Chapman WP/2014/0025
Date received Date valid Overall Expiry 23 January 2014 23 January 2014 13 February 2014
Applicant Mr John Skinner
Agent Stephen Rice
Location Land opposite sports ground Grendon Road Earls Barton Northampton Northamptonshire
Proposal Extraction of minerals together with new inland waterways marina, access road, parking, facilities building and improved landscaping scheme.
PLANNING HISTORY: WP/2014/0025 08.04.2014 Extraction of minerals together with new inland waterways marina, access road, parking, facilities building and improved landscaping scheme. WR/1957/0079 High voltage lines SCO/2013/0002 18.07.2013 Scoping Opinon Request - Consultation with Wellingborough Council. New Marina Development. WR/1959/0024 23.03.1959 Erection of high voltage electricity lines WR/1961/0167 16.02.1962 High voltage electricity lines erected upon wood poles BW/1975/0078 High voltage overhead electric lines
NOTE: Approved by Northamptonshire County Council on 11th September 2014 subject to the following condition/s:-
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WP/2014/0025/C
Appletons Place 338
1 to 3
323 7 to 9
11 15 to 29
344 Depot Track
341
Fairacre 47.5m
Club
STATION ROAD
Sports Ground
Tennis Court
Drain _ _
Pond _ _
Drain
FB 48.8m
MoPs A River Nene Lock
Drain A G Weir
Sluice
G 47.5m
Pond Towing Path
River Nene A G River Nene STATION ROAD 47.5m G
Weir
Water
Planning & Local The Stables Development © Crown Copyright and database right 2014. Scale: Ordnance Survey 100018694. Legend This map is accurate 1:2,500 Cities Revealed to the scale specified Aerial Photography copyright: when reproduced at A4 WP/2014/0025/C - Land Opposite Sports Gound, Grendon Road, Earls Barton ± GetMapping PLC 1999
Commencement of Development 1. The development hereby permitted shall be begun before the expiration of THREE YEARS from the date of this permission. Written notification of the date of commencement shall be sent to the Mineral Planning Authority within 7 days of such commencement.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
Scope of Permission 2. Unless otherwise agreed in writing by the Mineral Planning Authority and except as otherwise required by conditions attached to this planning permission the development hereby permitted shall be carried out in accordance with the following approved documents:
Planning Documents - Application Forms dated 7 January 2014; - Planning Statement dated December 2013; - Design & Access Statement dated December 2013;
Drawings - SkinWM-001 Site Location Plan - SkinWM-002 Regional Context Plan - SkinWM-003 Proposed Visibility Splay To New Road Entrance - SkinWM-005D Proposed Marina Site Plan - SkinWM-006 Indicative Plan Showing Area of Proposed Lowered Ground - SkinWM-007 Rev A Site for Soil Disposal - SRL.26.10 Level Survey - 6108-03 Rev B Proposed Facilities Building - Plans & Elevations - 6108-05 Proposed Site Sections
Technical Reports in Environmental Statement - David Tucker Associates - Transport Statement dated November 2013; - lnfluence-CLA Ltd. - Landscape and Visual Impact Assessment dated December 2013; - Abington Consulting Engineers - Flood Risk Assessment Revision A dated 26 April 2014; - Abington Consulting Engineers - Addendum to Flood Risk Assessment dated 20 May 2014; - Hafren Water - Hydrogeological Risk Assessment dated December 2013; - SBRice Consulting Ltd. - Sequential Test for a Proposed Marina dated December 2013; - Northamptonshire Archaeology - Archaeological Desk-Based Assessment dated October 2013; - Phoenix Consulting - Archaeological Evaluation Trial Trenching & Test Pitting Report dated 18th July 2014; - RSK Environmental Ltd. - Ecological Appraisal/Scoping Report dated July 2013; - RSK Environmental Ltd. - Habitat Regulations Assessment - Statement to Inform an Appropriate Assessment dated February 2013; - RSK Environmental Ltd. - Otter and Water Vole Survey Report dated November 2013; - SBRice Consulting Ltd. - Arboricultural Method Statement (Tree & Hedgerow Survey)
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dated December 2013; - SBRice Consulting Ltd. - Waste Management Statement dated December 2013; - SBRice Consulting Ltd. - Proposed Swing Bridge Crossing - Design Criteria and Appearance dated December 2013; - SBRice Consulting Ltd. - Addendum to Planning Application dated April 2014; - Environmental Stewardship Agreement - Reedbed Only - Agreement ref. AG00533552;
Reason: To define the scope of the permission and in the interest of clarity.
Hours of Working 3. Unless otherwise approved in writing by the Minerals Planning Authority, the mineral extraction and construction phases of the development shall only be carried out during the following times: 08:30 to 17:00 hours Monday to Friday 09:00 to 13:00 hours Saturdays and at no other times or on Sundays, Bank or Public Holidays.
Reason: To ensure that operations are carried out within reasonable hours so as to minimise amenity disturbance in accordance with Policy CS 14 of the Northamptonshire MWDF Core Strategy DPD (May 2010).
4. No waste shall be imported to the site.
Reason: To specify working methods to protect amenity, natural assets, landscape character and highway safety having regard to Policy CS 14 of the Northamptonshire MWDF Core Strategy DPD (May 2010) and Policies CMD7 and CMD8 of the Control and Management of Development DPD (June 2011).
5. Prior to the commencement of soil tipping operations on the area shown identified on Drawing No. SkinWM-007 Revision A, full details of the proposed operations including location, quantity, methodology and restoration shall be submitted to the Mineral Planning Authority for approval in writing. The details as approved shall thereafter be implemented.
Reason: To ensure the restored land is suitable for agricultural use having regard to Policies CS 13 of the Northamptonshire MWDF Core Strategy DPD (May 2010).
Access 6. Prior to the winning and working of mineral, the vehicular access and the visibility splays shall be constructed as shown on Drawing No. SKINWM-003. The access and visibility splays shall be maintained in accordance with approved details for the lifetime of the development and shall be the sole access for vehicles entering or exiting the site in association with this development. The vehicular access shall be maintained in a good state of repair and kept clean and free of potholes, mud and other debris at all times for the lifetime of the development hereby permitted.
Reason: In the interests of highway safety and amenity having regard to Policy CS14 of the Northamptonshire MWDF Core Strategy DPD (May 2010).
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Warning Signs 7. Prior to the commencement of the mineral extraction and construction phases of the development, the applicant shall provide and erect adequate warning signs to alert users of the Public Highway about the site access. The signs and their location shall be submitted to the Mineral Planning Authority for approval in writing prior to their installation.
Reason: In the interests of highway safety having regard to Policy CS14 of the MWDF Core Strategy DPD (May 2010).
Traffic Management Plan 8. All vehicles in connection with the soil tipping operations shall be routed in accordance with the submitted Drawing No. SkinWM-007 Revision A.
Reason: In the interests of highway safety and safeguarding local amenity having regard to Policy CS14 of the MWDF Core Strategy DPD (2010).
PRoW 9. Prior to the occupation and use of the development, full details of new kissing gates shall be submitted to the Mineral Planning Authority for approval in writing. The details as approved shall thereafter be implemented.
Reason: In the interests of local amenity having regard to Policy CS14 of the MWDF Core Strategy DPD (May 2010).
Sheeting Vehicles 10. All operational vehicles arriving at and leaving the site shall be sheeted to prevent material spillage, wind blow and dust nuisance.
Reason: In the interests of highway safety and safeguarding local amenity having regard to Policy CS14 of the MWDF Core Strategy DPD (May 2010).
Prevention of Mud and Debris on Highway 11. All operational vehicles leaving the site shall be cleansed of mud and other debris to ensure that no mud or debris is deposited on the public highway. Reason: In the interests of amenity protection and highway safety having regard to Policy CS 14 of the Northamptonshire MWDF Core Strategy DPD (May 2010).
Noise 12. Except as otherwise may be agreed in writing by the Minerals Planning Authority: i. All plant, equipment and machinery used on site; including vehicular traffic, shall be designed and maintained to reduce noise levels to a minimum and be operated in accordance with manufacturer's instructions. ii. All plant, equipment and machinery, including vehicles shall, where capable, be fitted with silencers, baffles, cladding or rubber linings, and be maintained so as to reduce noise to a minimum and operated in accordance with manufacturer's instructions. iii. All mobile plant/vehicles operating on the site shall be fitted with white noise audible reversing alarms. iv. The site shall be worked in accordance with the measures set out in Part 1, Section
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5 of the British Standard 5228: 1997 'Noise Control on Construction and Open Sites'. The equivalent sound level (LAeq), measured over any 1 hour time period, attributable to the normal operations on site, as measured free field shall not exceed 55 dBA ( 1 hrLAeq).
Reason: To safeguard local amenity having regard to Policy CS14 of the MWDF Core Strategy (May 2010).
13. Temporary Works such as soil stripping, bund construction and piling on the site shall be worked in accordance with the measures set out in Part 1, Section 5 of the British Standard 5228: 1997 "Noise Control on Construction and Open Site". The equivalent sound level (LAeq), measured over any 1 hour time period, attributable to Temporary Works on site, as measured free field shall not exceed 70 dBA (1 hrLAeq). The Minerals Planning Authority shall be informed in writing in advance of any Temporary Works carried out under these provisions.
Reason: To safeguard local amenity having regard to Policy CS14 of the MWDF Core Strategy (May 2010).
Dust 14. No development shall take place until a scheme detailing measures for the suppression of dust, have been submitted to and approved in writing by the Minerals Planning Authority. The approved scheme shall be implemented and adhered to at all times.
Reason: To reduce the amenity impacts of dust disturbance from the site on the local environment having regard to policy CS 14 of MWDF Core Strategy DPD (May 2010).
Complaints 15. In the event that complaints regarding noise or dust nuisance are received by the Mineral Planning Authority and thereafter notified to the operator, an assessment of the complaint shall be undertaken by the operator. A report on the findings, with proposals for removing, reducing or mitigating identified adverse effects resulting from the operation, and a programme for the implementation of remedial measures (if necessary) to be undertaken shall be submitted to the Mineral Planning Authority no later than five working days from notification of the complaint to the operator, unless a later date is otherwise agreed in writing by the Mineral Planning Authority. These measures shall thereafter be maintained.
Reason: To safeguard amenity having regard to Policy CS14 of the MWDF Core Strategy DPD (May 2010).
Flood Risk 16. The development permitted by this planning permission shall be carried out in accordance with the approved FRA dated 8 April 2014, revision A and associated addendum dated 20 May 2014, First Issue, both prepared by Abington Consulting Engineers and following the mitigation measures detailed within the FRA: i. Access to the river bank to be provided as shown on drawing SKINWMWM-005 revision D, 20 May 2014.
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ii. Provision of compensatory flood storage as set out in the FRA and the FRA addendum and as shown indicatively within the area shown in green on drawing SKINWM-006, 20 May 2014. Final details of the reduction in levels within the area shown on this drawing to achieve the additional compensatory flood capacity shall be submitted to the Mineral Planning Authority for agreement in writing, within 1 month of completion of the mineral extraction operations. The final land levels shall be in accordance with the details as greed in writing. iii. Top of marina bank levels to be set at 48m above Ordnance Datum (AOD). iv. Floating pontoons and jetties to be capable of floating up to the 1 % (1 in 100) probability flood level including climate change of 48.21 m AOD. v. Finished floor levels are set no lower than 48.21 m AOD.
The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Mineral Planning Authority.
Reason: In the interests of flood risk having regard to Policy CS14 of MWDF Core Strategy DPD (May 2010).
Construction Environmental Management Plan (Biodiversity) 17. No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Mineral Planning Authority. The CEMP (Biodiversity) shall include the following: a) Risk assessment of potentially damaging construction activities. b) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements). c) The location and timing of sensitive works to avoid harm to biodiversity features. d) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. e) Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Mineral Planning Authority.
Reason: In the interests of biodiversity having regard to Policy CS14 of the Northamptonshire MWDF Core Strategy and Policy CMD7 of the Northamptonshire MWDF Control and Management of Development DPD.
Landscape & Ecology 18. Within 12 months of the date of this perm1ss1on, a detailed scheme of landscaping incorporating native species and ecological enhancements shall be submitted to the Mineral Planning Authority for approval in writing. Once approved, the scheme shall be fully implemented during the first available planting season following the completion of development. Any trees, shrubs or hedges planted in accordance with the approved scheme shall be maintained and any plants which within five years of planting either die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the Mineral Planning Authority.
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Reason: To ensure that the development is adequately landscaped and in the interests of its visual amenity having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
Protected Species 19. Prior to the commencement of development, a badger survey shall be submitted to and approved in writing by the Mineral Planning Authority. The development shall only proceed in accordance with any mitigation measures approved by the Mineral Planning Authority.
Reason: In the interests of landscape and biodiversity having regard to Policies CS13 and CS14 of the Northamptonshire MWDF Core Strategy DPD (May 2010) and Policy CMD? of the Northamptonshire MWDF Control and Management of Development DPD (June 2011).
Habitat Management Plan 20. No development shall take place until a habitat creation/restoration scheme has been submitted to and approved in writing by the Mineral Planning Authority. The scheme shall include details covering:
a) The purpose, aims and objectives for the scheme; b) A review of the site's ecological potential and any constraints; c) Description of target habitats and range of species appropriate for the site; d) Selection of appropriate strategies for creating/restoring target habitats or introducing target species; e) Selection of specific techniques and practices for establishing vegetation; f) Sources of habitat materials [e.g. plant stock] or species individuals; g) Method statement for site preparation and establishment of target features; h) Extent and location of proposed works; i) Aftercare, monitoring, long term management and reporting; j) The personnel responsible for the work; k) Timing of the works; I) Disposal of wastes arising from the works; m) Site Interpretation & visitor management proposals.
All habitat creation and restoration works shall be carried out in accordance with the approved scheme, unless otherwise agreed in writing by the Mineral Planning Authority. The development shall be implemented in accordance with the approved scheme, including aftercare, monitoring and long term management.
Reason: To make appropriate provision for the management of natural habitat relating to the approved development in the interests of biodiversity having regard to Policies CS13 and CS14 of the Northamptonshire MWDF Core Strategy and Policy CMD8 of the Northamptonshire MWDF Control and Management of Development DPD.
Protection of Existing Hedgerow/Trees 21. Prior to the commencement of development, a detailed scheme shall be submitted for approval in writing showing how all trees and hedgerows that are to be retained shall be protected from any development, including the storage of earth and materials, by means of appropriate fencing in accordance with the provisions of the British Standard
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BS5837:2012 Trees in relation to design, demolition and construction - Recommendations. The approved scheme shall be implemented and maintained throughout the mineral extraction and construction phases.
Reason: To ensure that retained trees and hedgerows are protected from damage in the interests of visual amenity and biodiversity, having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
Archaeology 22. Prior to the commencement of the development hereby permitted the applicant, or their agents or successors in title, shall secure the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Mineral Planning Authority.
Reason: To ensure that features of archaeological interest are properly examined and recorded having regard to Policy CMD9 of the MWDF Control and Management of Development DPD (June 2011).
Materials 23. The materials to be used in the construction of the external surfaces of the marina facilities building hereby permitted shall match those detailed in the application, and shall be in accordance with details/samples of materials submitted to and approved in writing by the Minerals Planning Authority, prior to works commencing on the site.
Reason: To ensure that the proposed development does not prejudice the appearance of the locality having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
External Lighting 24. No external lighting shall be erected or installed until a scheme has been submitted in writing and approved by the Minerals Planning Authority. The scheme shall include a layout plan that covers all new proposed external lighting and details the proposed beam orientation and schedule of equipment in the design, including luminaire type, mounting height, aiming angles and luminaire profiles. In addition a lighting contour map shall be submitted along with detail of the proposed operating hours for the lighting and how these would be controlled. The approved scheme shall be installed, maintained and operated in accordance with the approved details for the lifetime of the development.
Reason: In the interests of amenity, ecology, site security and sustainability having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
Berths for Holiday Use Only 25. With the exception of the site manager's berth, the marina berths hereby permitted shall be occupied for holiday purposes only and shall not be occupied as a sole or main place of residence.
Reason: To ensure that the development is restricted to short term holiday use only and that berths are not used for residential purposes having regard to Saved Policy H4 of
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the Borough of Wellingborough Local Plan (2004).
26. The operators of the marina shall keep an up to date register on site to record and monitor the occupation of the berths hereby approved. Any such register shall be made available for inspection by the Local Planning Authority at any time when so requested and shall contain details of those persons occupying boats on the site, their names, main permanent address, date of arrival and date of departure.
Reason: The site lies in the open countryside where there is generally a presumption against new residential development. This condition is imposed to prevent unauthorised permanent residential occupation of boats on the approved development by requiring the keeping of a register and enabling the Local Planning Authority the opportunity investigating alleged breaches of Condition 25 having regard to Saved Policy H4 of the Borough of Wellingborough Local Plan (2004).
Flood Evacuation Management Plan 27. Prior to the occupation and use of the marina development, details of a flood evacuation plan shall be submitted to and agreed in writing by the Minerals Planning Authority. The evacuation plan shall thereafter be maintained in accordance with the approved details.
Reason: To ensure that a safe passage from the site is maintained during any periods of flooding having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
Cycle Parking 28. Prior to the occupation and use of the marina development, details of secure and covered cycle parking facilities for the users of the development hereby approved have been submitted to and approved in writing by the Minerals Planning Authority. These facilities shall be fully implemented and made available for use prior to the occupation of the development hereby permitted and shall thereafter be retained for use at all times.
Reason: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than private motor vehicles having regard to Policy 13 of the North Northamptonshire Core Spatial Strategy (2008).
Restoration 29. The site shall be restored to a marina in accordance with the approved drawings 6108-01 Revision D, 6108-03 Revision 8 and 6108-05 within TWO YEARS of the development hereby permitted commencing.
Reason: To ensure that the development is satisfactorily restored in accordance with the submitted scheme within a reasonable timescale, or to an alternative acceptable restoration form, in the interests of visual amenity, landscape and green infrastructure having regard to Policy CS13 of the Northamptonshire MWDF Core Strategy and Policies 5 and 13 of the North Northamptonshire Core Spatial Strategy (2008).
30. In the event of use of the site as an operational marina not commencing within FOUR YEARS of the development hereby permitted an alternative restoration scheme shall be submitted to the Minerals Planning Authority for agreement in writing. The
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scheme as permitted shall thereafter be implemented. Reason: To ensure that the development is satisfactorily restored in accordance with the submitted scheme within a reasonable timescale, or to an alternative acceptable restoration form, in the interests of visual amenity, landscape and green infrastructure having regard to Policy CS 13 of the Northamptonshire MWDF Core Strategy and Policies 5 and 13 of the North Northamptonshire Core Spatial Strategy (2008).
REASONS FOR APPROVAL The application has been made on the basis that its primary objective is to construct a marina and that the proposed mineral extraction is secondary to this objective. The considerations relating to the determination of this appl!cation for the construction of a marina are balanced due in particular to the fact that it involves several forms of operational development, which require a wide range of Development Plan and National Planning policies to be taken into account.
In respect of the mineral extraction, the site is identified for sand and gravel working in MWDF Locations for Minerals Development DPD and the NPPF paragraph 144 gives great weight to the benefits of mineral extraction and therefore the mineral extraction is acceptable in principle. The marina development is permanent which would increase the recreational and tourism infrastructure as part of the overall green infrastructure in the River Nene Sub-Regional Corridor. Policy 5 of the North Northamptonshire Core Spatial Strategy generally supports new green infrastructure subject to the development also being acceptable in terms of its overall environmental and amenity impact.
Policy CS14 of the MWDF Core Strategy and Policy 13 of the North Northamptonshire Core Spatial Strategy provide criteria against which to assess the environmental, amenity and highway safety impacts and this has been undertaken in the report. The application is also subject to Environmental Impact Assessment and an Environmental Statement and supporting technical assessments have been submitted and are taken into consideration.
The Highway Authority has no objection to the development and it is considered that there are no highway safety reasons to justify refusal of the application having regard to Policies CS9 and CS 14 of the MWDF Core Strategy and Policy 13 of the North Northamptonshire Core Spatial Strategy. The amenity impacts in terms of noise and dust can be controlled by planning condition in the mineral extraction phase and marina construction, and the marina development will not cause significant amenity disturbance once it becomes operational. The marina development will result in permanent development in the open countryside with some negative impacts on landscape and visual amenity. However, the site is well screened other than from the PRoW and the existing Grendon Road (and nearby properties) and these immediate impacts are not considered to be of such significance to justify refusal of the application when balanced against the factors in support of the development of a new recreational tourism facility.
Impacts on ecology, flood risk, soils and agricultural land, archaeology and cultural heritage have also been assessed and subject to conditions there are considered to be no overriding reasons to refuse the application. The design and appearance of the marina and new facilities building are considered acceptable having regard to Policy CS 14 of the MWDF Core Strategy and Policy 13 of the North Northamptonshire Core Spatial Strategy.
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The applicant has made an assessment of alternative possible locations for a marina, and whilst this isn't the only possible site in the Nene Valley it is the only one owned by the applicant and has therefore been put forward for this type of development.
The development involves a very small 20,000 tonne mineral deposit and the potential cumulative impact of this development with two other dormant large permissions has been taken into consideration. If one or both of the other permissions were to commence next year there would be some cumulative impacts but given the small scale of the marina application these are not considered to be so significant to justify refusal of the application.
The application has been subject to Environmental Impact Assessment and the development has been assessed in relation to the Development Plan policies listed in paragraph 6.1 which relate to: landscape and visual impact, ecology, flood risk, amenity (noise and dust), highway safety, traffic, archaeology, it is considered that these can be mitigated and controlled by planning conditions. Accordingly on balance there are no justifiable reasons to refuse the application.
POSITIVE AND PROACTIVE MANNER STATEMENT In determining this planning application, the Mineral Planning Authority has worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application by liaising with consultees, respondents and the applicant/agent and discussing changes to the proposal where considered appropriate or necessary. This approach has been taken in accordance with the requirement in the NPPF, as set out in the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012.
Informative(s) 1. Prior to the commencement of any site works, all occupiers of potentially sensitive properties surrounding the site should be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom enquiries/complaints should be directed. 2. The applicant's attention is drawn to the protection given to breeding birds under the Wildlife and Countryside Act 1981. To avoid contravening the relevant provisions of the Act it would be advisable to avoid carrying out any work that might damage an active nest during the bird breeding season (March to September inclusive) or to ensure that an appropriate inspection is undertaken by a competent person to ensure that no breeding birds will be adversely affected. 3. Under the terms of the Water Resources Act 1991, and the Anglian Region Land Drainage and Sea Defence Byelaws, prior written consent of the Environment Agency is required for any proposed works or structures, in, under, over or within 9 metres of the toe of the bank of the River Nene, designated a 'main river'. As set out in our letter of 12 December 2012, the 9m byelaw distance is measured from the landward toe of the river bank. This is around the existing 46. 75m AOD contour. The Flood Defence Consent application will need to address (but should not be limited to) the following points: - Provision of the geotechnical calculations referred to in section 10.2 of the FRA to our satisfaction. This should include consideration of piling and ground lowering. - Demonstrate that the power supply to White Mills Lock is not disrupted as a result of
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the works. - Details of access track - Details of the marina entrance and bridge over - Details of any alterations to the roadside ditch connection to the River Nene - Method statements for all aspects of the work 4. Under the terms of the Land Drainage Act 1991, any culvert or works that may impede the flow of water on any ordinary watercourse will require a Flood Defence Consent. As of 6th April 2012, powers to consent such works have been transferred from the Environment Agency to the Lead Local Flood Authority- in this case the Bedford Group of Drainage Boards will be consenting on behalf of Northamptonshire County Council who can be contacted on the following details: Post: Bedford Group of Internal Drainage Boards, Vale House, Broadmead Road, Stewartby, Bedfordshire, MK43 9ND Email: [email protected] Telephone: 01234 767995 Fax: 01234 768582 Website: http://www.idbs.org.uk/ 5. With respect to construction works to be carried out in close proximity to and using Public Rights of Way as access, please note the following standard requirements:- i. The routes must be kept clear, unobstructed, safe for users, and no structures or material placed on the right of way at all times, it is an offence to obstruct the highway under s137 HA 1980. ii. There must be no interference or damage to the surface of the right of way as a result of construction. Any damage to the surface of the path must be made good by the applicant to the specification of the Local Highway Authority. iii. If as a result of the development the Right of Way needs to be closed by applying for a Temporary Traffic Regulation Order. An Application form for such an order is available from Northamptonshire County Council website, a fee is payable for this service and a period of six weeks notice is required. Please follow the link below: iv. http://www. northamptonshire. gov.uk/en/councilservices/transport/row/pages/temptros.aspx v. Any new path furniture (e.g. gates preferred over stile) needs to be approved in advance with the Access development Officer, standard examples can be provided. Please do not rely on the position of features on site for an accurate position of the public rights of way. This must be taken only from the Definitive Map and Statement 2010.
Previous officers report (26th March 2014)
PROPOSAL AND DESCRIPTION OF SITE: As described as above.
This is an application being dealt with by the County Council and the site is located immediately to the north of the River Nene, approximately 1.5 km to the south of Earls Barton and approximately 2.5 km to the north of Grendon. It is situated immediately to the west of Station Road, opposite the recreation sports ground due south of the A45 and is within the parish of Earls Barton.
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The application seeks consent under the Town and Country Planning Act 1990 for the construction and operation of a new inland waterways marina with associated access road, parking facilities and improved landscaping as well as the ancillary extraction of minerals.
The planning application is accompanied by the following documents:
- Planning Statement - Design and Access Statement - Environmental Statement - Sequential Test - Waste Management Facility Strategy
Although it lies within the district of the Borough Council of Wellingborough, the planning application has been submitted to Northamptonshire County Council as the proposal involves the extraction of a small amount of minerals.
The marina will be located in a grass field immediately adjacent to the River Nene on its northern bank. The field is level and bounded on the eastern boundary with a mature hedge, the southern boundary by the river, on the western boundary a stock proof fence and on the northern boundary a mixture of semi mature trees and steel palisade fence surrounding the adjacent commercial site.
The proposed development comprises a marina basin attached to the River Nene providing 141 berths for recreational river craft. The construction of the marina basin involves the extraction of approximately 20,000 tonnes of minerals all of which would be exported off site in an unprocessed state.
The marina basin will be formed using steel piles to minimise the volume of the development within identified flood plain.
A new highways access would be constructed to provide access to the marina and facilities building.
The moorings would be provided through the installation of floating walkways and jetties which would rise and fall with the river level and provide safe access and egress to the boats even during flood events.
The development will incorporate renewable energy generation in the form of a water source heat pump for the provision of heat and solar photovoltaic panels for the generation of electricity.
In order to minimise any possible environmental effects of this proposed development a thorough assessment of site suitability including a scoping consultation exercise and iterative design and assessment process has been undertaken. The process has advised the applicant and their advisers on the most suitable design for the marina in order to accommodate a number of constraints and to mitigate where possible any significant adverse effects identified during the EIA process.
At an early stage in the scoping it was identified that the site lies within Flood Zone 3. The scheme has therefore been designed to ensure that this water compatible
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development has as little impact as possible on the identified flood zone.
The applicants and their agents also undertook a significant amount of correspondence and negotiation with the Environment Agency to ensure that all of their concerns were incorporated within the scheme design.
The scoping also identified that the site lies in close proximity to the Upper Nene Valley Gravel Pits (Special Protection Area).
The applicants and their agents undertook a detailed scoping exercise with Northamptonshire County Council, Natural England and the RSPB to identify the extent of the Ecological Assessment that would have to be undertaken to advise the design of the proposed development to ensure that it, wherever possible, minimised the adverse impact and provided ecological enhancement.
These were the two primary areas that were considered in great detail by the applicants however the Environmental Impact Assessment also included extensive assessments on other criteria. Summary and Conclusions The proposed marina at White Mills helps to address the shortfall in mooring provision on the River Nene between Peterborough and Northampton.
The development provides not only safe secure offline moorings for river craft using the River Nene but also associated infrastructure including chemical toilet disposal, refuse disposal, pump out, water, electric and refuelling.
The design of the marina provides a facility that combines the functionality of berths, parking and associated facilities with enhanced habitats for biodiversity action plan species and will complement mitigation enhancements that are also planned for adjacent mineral extraction developments.
Although the development is located within identified Flood Zone 3 it is designated as water compatible development, furthermore the marina has been designed to ensure that there is no net loss of operational flood plain.
Approximately 1 hectare of land surrounding the marina basin, car parking and facilities building will be used for the creation of a reed bed which will provide a significant and valuable ecological enhancement to the area.
A thorough Ecological Assessment has been carried out and concludes that the development will not have an adverse impact on the Upper Nene Valley Gravel Pits Special Protection Area.
The development will provide a valuable recreational facility within the region and will help to deliver some of the 1,000 additional berths that have been identified by the River Nene Regional Park as required on the River Nene between Peterborough and Northampton.
The development will require the creation of at least one permanent full time and two part time jobs and will create the opportunity for other service businesses in the area to benefit from an increase in visitor and tourist numbers.
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Hire boats will be provided as part of the development which will allow customers to enjoy the River Nene without having to own their own boat.
The operation of the marina will contribute to the farm income for the landowner and help to sustain the family farm through the creation of another diversification project that does not rely on agricultural income for its economic viability.
The construction of the marina will require the extraction of minerals to prevent their sterilisation. The amount of mineral to be extracted is small in relative terms when compared to the total tonnage of mineral to be extracted from the region from identified mineral deposit sites.
The mineral extraction phase will be completed within nine months.
The minerals will be transported offsite in an unprocessed state to a nearby processing plant. The temporary nature of the construction period means that the environmental impacts will be short lived. There will be no aspects of the project that will have a significant adverse impact on local residents, highways network or the natural ecological and archaeological environments.
The construction and operation of the marina with associated mineral extraction comply with planning policy.
RELEVANT PLANNING HISTORY: BW/1975/0078 Land opposite Sports Ground Grendon Road Earls Barton - high voltage overhead electric lines - DEEM AAPROVE SCO/2013/0002 Land Opposite Sports Ground Grendon Road Earls Barton -Scoping Opinion Request - Consultation with Wellingborough Council - new marina development - NO COMMENT WR/1957/0079 Land Opposite Sports Ground Grendon Road Earls Barton - high voltage lines - DEEM AAPROVE WR/1959/0024 Land opposite Sports Ground Grendon Road Earls Barton - erection of high voltage electricity lines - AC WR/1961/0167 Land opposite Sports Ground Grendon Road Earls Barton - high voltage electricity lines erected upon wood poles - DEEM AAPROVE.
LOCAL PLANNING POLICY: Wellingborough Local Plan Policy G6 - Development in Open Countryside
SUMMARY OF REPLIES TO CONSULTATIONS/REPRESENTATIONS RECEIVED: Wellingborough Borough Council is a consultee only on this 'County Matter' and therefore no consultations have been carried out on this application by the Borough.
Representations received directly by BCW (NB: These have been forwarded to NCC for comment/action):
Planning Committee 116 of 118 29 October 2014
From 200 Station Road - - I am concerned over a couple of issues associated with this planning application. - In the event of any granting of planning permission, could BWC please seek to secure a condition such as will ensure that this marina cannot ever become the permanent residential quarters of an inland waterways boating community. - You will perhaps understand my reason for concern in the light of extracts (see below) taken from the applicant's Design and Access Statement December 2013. - 6.6 - - The purpose of the development is to provide off-line moorings to accommodate narrow boats and cruisers on the River Nene. - By providing such a facility the development will decrease problems with congestion and bank side erosion associated with on-line moorings. - The moorings will be supported by an amenities building housing a reception area, toilets, showers and laundry facilities. - The marina also features a designated service dock allowing for refuelling and sewage pump-out. - 6.7 - - The berths will be for those who wish to keep their boats at the marina, short term visiting boaters and day/week hire boat users. - Previous cold winters where the canals and rivers have been iced for several weeks have resulted in an increase of boaters looking for safe secure and comfortable on- shore facilities. - 6.8 - - The facilities building will house a small chandlery selling the bare essentials needed for boaters and also a small lounge area for the enjoyment and social enhancement of moorers. - In essence, my concern re. the above is for the additional strain that would be placed on Earls Barton's already overstretched schools and health facilities by virtue of having a residential 'boating community ' of this size (up to 141 moorings) right on its doorstep.
- Secondly, I am tempted to ask "... is the developer prepared to reimburse the costs incurred by the emergency services in carrying out the inevitable rescue/salvage operations which WILL be required on a regular basis?" - Is he also willing to pay in full, all expenses associated with having to temporarily re- locate/support the marina's patrons during these regular and often lengthy flooding events?
Earls Barton Parish Council -
With regards application WP/2014/0025. I have some concerns over the wording of the Planning Statement submitted with the application.
In paragraph 4.5.26, it details a meeting held with Earls Barton Parish Council and the outcome of this meeting. Although it is true that a site meeting was held between Mr and Mrs Skinner, their consultant Mr Rice and members of the Parish Council, Mr Rice was told before hand that the Parish Council would not be able to comment on whether they could support the scheme until the full Planning Application had been submitted. This was reiterated during the meeting. When pressed, a member of the Parish Council commented that, in principle, there "could" (not "would") be benefits to the local community. This was a personal opinion from a member in attendance and was not the view of Earls Barton Parish Council as a whole. Again, I repeat, it was stressed that
Planning Committee 117 of 118 29 October 2014
EBPC would not be able to comment until the full Planning Application had been submitted for consultation.
Unfortunately, this has been picked up by the Northants Telegraph who have reported it as being supported by Earls Barton Parish Council. I am unhappy with this situation as we have been very clear that we will not make a decision about whether to support the application prior to the formal consultation process. This gives local residents the chance to make their views clear to the Parish Council, and for the Parish Council to take on board these views prior to making a final decision.
I can confirm that EBPC will be discussing this application at our meeting scheduled to be held on Monday 10 February, and we will contact you further after this date. In the meantime, please could you make sure that a copy of this email is included with the Planning Documents so that we can ensure all of the correct information is available to the general public.
Third party objection from 130a Naming Road, Wilby:-
RECOMMENDATION: That the County Council be advised that the points of representation thus far received be given full consideration prior to a decision being made, and that the County Council can ensure that the proposed development will not conflict with the Borough Council of Wellingborough's Local Plan Policy G6 'Development in the Open Countryside' which states:
POLICY G6
DEVELOPMENT IN THE OPEN COUNTRYSIDE WILL NOT BE GRANTED PLANNING PERMISSION UNLESS:
1. IT CANNOT BE ACCOMMODATED OTHER THAN IN THE OPEN COUNTRYSIDE; 2. IT INVOLVES NO MORE THAN A LIMITED NUMBER OF BUILDINGS OR STRUCTURES AND THESE ARE SMALL SCALE; 3. IT INCLUDES LANDSCAPE SCREENING, AS APPROPRIATE, AND ALL BUILDINGS AND STRUCTURES ARE DESIGNED, SITED AND OF MATERIALS TO MINIMISE ADVERSE IMPACT UPON THE INTRINSIC CHARACTER OF THE COUNTRYSIDE; 4. IT WILL NEITHER INDIVIDUALLY NOR CUMULATIVELY WITH EXISTING OR PROPOSED DEVELOPMENT, RESULT IN A LOCAL PROLIFERATION OF NEW BUILDINGS OR STRUCTURES.
Planning Committee 118 of 118 29 October 2014
PLANNING COMMITTEE - 29 October 2014
The following applications dealt with under the terms of the Head of Planning and Local Developments delegated powers.
WP/14/00243/REM Applicant Miss Lisa Clements, Barratt Northampton
Location Phase 2B, Land east off, Eastfield Road, Wellingborough. Proposal Proposed residential development of 157 no. dwellings. NEW AND AMENDED PLANS AND FURTHER INFORMATION Decision Application Permitted
WP/14/00388/FUL Applicant Mrs Elaine Snell, Sir Christopher Hatton Academy
Location Sir Christopher Hatton Academy, The Pyghtle, Wellingborough, Northamptonshire. Proposal Permission is sought to continue to use two temporary mobile classrooms on site Decision Application Permitted
WP/14/00405/LBC Applicant Mr Samuel Petko, Private English Class Limited
Location Wellingborough Driving Academy, 45 Broad Green, Wellingborough, Northamptonshire. Proposal Display of a sign on the outside wall above the ground floor window Decision Application Permitted
WP/14/00473/LDE Applicant Goddard Warehousing Limited
Location Land Adjacent Bobtail Lodge, Finedon Sidings, Furnace Lane, Little Harrowden. Proposal Application for a lawful development certificate for an existing use or operation for land for storage and maintenance of vehicles Decision Application Permitted
WP/14/00479/PNX Applicant Mrs B Patel
Location 29 Appleby Close, Wellingborough, Northamptonshire, NN9 5YN. Proposal Prior approval of a proposed larger home extension for erection of a single storey ground floor rear extension Decision Prior Approval Not Required
WP/14/00492/LBC Applicant Mrs Elise Northfield
Location 26 Broad Green, Wellingborough, Northamptonshire, NN8 4LN. Proposal Replace existing wooden framed doors due to wear and tear, improve noise reduction, and to improve the heat efficiency of the property. Decision Application Permitted
WP/14/00504/LBC Applicant Mr Stephen Casey-Green
Location Annex To 28 London Road, Wollaston, Wellingborough, Northamptonshire. Proposal Installation of 3 mini piles to the rear of the two storey annex, associated structural strengthening and repairs Decision Application Refused
WP/14/00514/OUT Applicant Mr D Garrard
Location Land Adjacent 153, Bradshaw Way, Irchester, Wellingborough. Proposal Outline application to determine layout and scale for the construction of one two storey detached house and associated works Decision Application Permitted
WP/14/00515/FUL Applicant Mr Jignesh Patel
Location 4 Knox Road, Wellingborough, Northamptonshire, NN8 1HW. Proposal Change of use from Hotel (C1) to Sui Generis (Home in Multiple Occupation), and a loft conversion which includes two new dormer windows. Decision Application Permitted
WP/14/00516/FUL Applicant Mr Mark Woods
Location 26 Roman Way, Irchester, Wellingborough, Northamptonshire. Proposal Erection of a two storey front extension incorporating a porch. Decision Application Permitted
WP/14/00518/FUL Applicant Mrs K Binns
Location 18 Beech Crescent, Irchester, Wellingborough, Northamptonshire. Proposal Erection of a side extension Decision Application Permitted
WP/14/00519/FUL Applicant Mrs S Roberts
Location 3 Burton Road, Finedon, Wellingborough, Northamptonshire. Proposal New vehicular access Decision Application Permitted
WP/14/00521/LBC Applicant Mr Richard Merrington
Location 11 Church Way, Grendon, Northampton, Northamptonshire. Proposal Reinstatement of window in original opening on entrance elevation Decision Application Permitted
WP/14/00523/FUL Applicant Hamun Shah
Location 5 Cambridge Street, Wellingborough, Northamptonshire, NN8 1DJ. Proposal New shop front and restoration of front elevation Decision Application Permitted
WP/14/00524/LBC Applicant Hamun Shah
Location 5 Cambridge Street, Wellingborough, Northamptonshire, NN8 1DJ. Proposal New shop front and restoration of front elevation Decision Application Permitted
WP/14/00529/LBC Applicant Mr Lee Marshall
Location 1 Laws Lane, Finedon, Wellingborough, Northamptonshire. Proposal Retrospective consent for change of windows at Star Hall House Decision Application Permitted
WP/14/00534/FUL Applicant Mr and Mrs Ray
Location 56 Hayden Avenue, Finedon, Wellingborough, Northamptonshire. Proposal Two storey side and rear extension lean-to single storey rear extension. Decision Application Permitted
WP/14/00539/LBC Applicant Peter Allen
Location Dairy Barn, 10 Lammas Close, Orlingbury, Kettering. Proposal Insertion of a window in a storage room annex to the garage and within the boundaries of the property. Decision Application Permitted
WP/14/00543/FUL Applicant Mr Anthony Etheridge, A E Services Limited
Location 38 Main Road, Earls Barton, Northampton, Northamptonshire. Proposal The building of a new store and workshop at the rear of the existing premises. The new building to consist of a portal frame shed with plastic coated metal cladding and roofing materials - re-submission following withdrawn application WP/2013/0677/F Decision Application Permitted
WP/14/00545/LBC Applicant Mr Ian Todd
Location Town Farm, 6 Dychurch Lane, Bozeat, Wellingborough. Proposal Replacement of aluminium framed patio doors in the sunroom at rear of cottage, to be replaced with wooden framed doors more in keeping with the cottage. Decision Application Permitted
WP/14/00549/FUL Applicant Mr T Kennelly
Location 31 Malham Court, Wellingborough, Northamptonshire, NN8 5QH Proposal Erection of a detached garage Decision Application Permitted
WP/14/00553/FUL Applicant Mr T Booker
Location 22 Pytchley Road, Orlingbury, Kettering, Northamptonshire. Proposal Erection of a two-storey front extension Decision Application Permitted
WP/14/00555/FUL Applicant Mr and Mrs M Jennings
Location 59 Woodlands Road, Irchester, Wellingborough, Northamptonshire. Proposal Proposed rear and side extensions - re-submission following approval of WP/14/00129/FUL Decision Application Permitted
WP/14/00556/TCA Applicant Mr Tom Waterworth
Location Oldways, 92 Castle Road, Wellingborough, Northamptonshire. Proposal T1 pollarded Lime causing damage to boundary wall; Section fell to ground level. Grind out stump. T2 Malus in rear garden; Section fell to ground level. Grind out stump. Decision Application Permitted
WP/14/00557/ADV Applicant McDonald's Restaurant Limited
Location 45 - 51 London Road, Wellingborough, Northamptonshire, NN8 2DP. Proposal Display of various internally illuminated site signage including 1 no. height restrictor (gateway), 9 no. freestanding signs and 6 no. informative signs - re-submission Decision Application Permitted
WP/14/00558/ADV Applicant McDonald's Restaurant Limited
Location 45 - 51 London Road, Wellingborough, Northamptonshire, NN8 2DP. Proposal Display of 9 no. internally illuminated fascia signs - re-submission Decision Application Permitted
WP/14/00559/ADV Applicant McDonald's Restaurant Limited
Location 45 - 51 London Road, Wellingborough, Northamptonshire, NN8 2DP. Proposal The installation of an internally illuminated freestanding 12m totem sign - re-submission. AMENDED PROPOSAL - FREESTANDING 10M TOTEM SIGN Decision Application Permitted
WP/14/00564/LBC Applicant Miss Veronica O'Rourke
Location 84 High Street, Ecton, Northampton, Northamptonshire. Proposal Replacement windows Decision Application Permitted
WP/14/00568/TPO Applicant Mr Barney Willbrook Management Limited
Location 8 Wilby Park, Main Road, Wilby, Wellingborough. Proposal T1 - Large Beech tree - remove lowest limb and 1 large limb over building T2 - Ash tree - reduce lower canopy over rear garden of number 9 Decision Application Permitted
WP/14/00572/LDP Applicant Mr M Green
Location 4 Parsons Close, Grendon, Northampton, Northamptonshire. Proposal Conversion of the existing garage into a habitable room with minor front and rear elevation changes Decision Application Permitted
WP/14/00575/FUL Applicant Mr Tim Harrison
Location 63 Wilby Road, Mears Ashby, Northampton, Northamptonshire. Proposal Construction of garage building. AMENDED PLANS Decision Application Permitted
WP/14/00576/FUL Applicant Miss Joanne Kirby
Location Flat 1, 34 Havelock Street, Wellingborough, Northamptonshire. Proposal To externally insulate the external walls with external wall insulation using 90 mm boards to be finished in same as existing materials Decision Application Permitted
WP/14/00577/FUL Applicant Miss Joanne Kirby
Location Flat 2, 34 Havelock Street, Wellingborough, Northamptonshire. Proposal To externally insulate the external walls with external wall insulation using 90 mm boards to be finished in same as existing materials Decision Application Permitted
WP/14/00578/FUL Applicant Mr and Mrs Roemer
Location 78 The Pyghtle, Wellingborough, Northamptonshire, NN8 4RS. Proposal Erection of a single storey rear extension. Decision Application Permitted
WP/14/00579/FUL Applicant Mrs Margaret Bierton
Location 113 Stanwell Way, Wellingborough, Northamptonshire, NN8 3DL. Proposal Proposed construction of room in roof with dormers to front and rear elevations - re-submission following the refusal of WP/14/00263/FUL Decision Application Permitted
WP/14/00581/TCA Applicant Mr Paul Jamieson
Location 9 Wellingborough Road, Mears Ashby, Northampton, Northamptonshire. Proposal 2 large cherry trees require removal of dead branches and also the spread of the trees need to be reduced as they are growing out into the road and are constantly hit by large passing vehicles such as buses. No large branches will be removed they will simply be pruned to reduce the length. Decision Application Permitted
WP/14/00582/FUL Applicant Mr Stuart Docker
Location 5E Dychurch Lane, Bozeat, Wellingborough, Northamptonshire. Proposal Erection of a shed Decision Application Permitted
WP/14/00585/FUL Applicant Ms Maggie Yim
Location 5 Covington Grove, Wellingborough, Northamptonshire, NN8 4ED. Proposal Erection of a two storey side extension. AMENDED PLANS. Decision Application Permitted
WP/14/00592/FUL Applicant Mr Mark Edwards
Location 16 Pytchley Road, Orlingbury, Kettering, Northamptonshire. Proposal Extension to form an additional garage with room over and storage facilities in existing garage. Extension of roof with hipped gable and additional dormer window to match existing dormers Decision Application Permitted
WP/14/00599/TCA Applicant Ms Sylvia Gibbard
Location Gatehouse, 31 Station Road, Finedon, Wellingborough. Proposal T1, T2, T3 Silver Birch; Section fell as close to ground level as possible. Too close to existing rural boundary hedge. Decision Application Permitted
WP/14/00600/FUL Applicant Mrs Annette Bridgeford
Location 14 Gipsy Lane, Irchester, Wellingborough, Northamptonshire. Proposal Extension to vehicular access Decision Application Permitted
WP/14/00608/FUL Applicant Mr Jason Redding
Location 47 Mears Ashby Road, Earls Barton, Northampton, Northamptonshire. Proposal Proposed alterations and extension to provide 3 new dormers and a single storey extension to the side to extend garage. Decision Application Permitted
WP/14/00612/AMD Applicant Mr G Morris, St Modwen Developments Limited
Location Knapp Toolmaking Limited, 45 - 51 London Road, Wellingborough, Northamptonshire. Proposal Application for non-material minor amendment to planning permission WP/2014/0085/HM for the development of a retail scheme. Decision Application Permitted
WP/14/00617/AMD Applicant Mr R Whittaker, Wellingborough Homes
Location Meadowlands, Hardwick Road, Little Harrowden, Wellingborough. Proposal Non material amendment to planning permission ref WP/2013/0284/FM for the alteration of the external material "composite timber cladding with natural finish" to "timber cladding with cedar finish" Decision Application Permitted
WP/14/00618/AMD Applicant Mr John Harmon, Seagrave Developments Limited
Location Garages (Block B), Buckwell Place, Buckwell End, Wellingborough. Proposal Non material amendment to planning permission WP/2010/0545/FM to reduce the footprint of the approved building with changes to the elevations and roof profile, internal layout and dwelling mix Decision Application Permitted
WP/14/00623/AMD Applicant Mr John Avery
Location 58 Main Road, Grendon, Northampton, Northamptonshire. Proposal Non material amendment to Listed Building Consent WP/2013/0110/LB to change stone built to other bricks Decision Application Permitted
WP/14/00631/AMD Applicant S.Midlands Developments, Zoe Alexander & Andrew Wainwright
Location 20-22 Olympic Way, Wellingborough, Northamptonshire, NN8 3EP. Proposal Non material amendment to planning permission ref: WP/2013/0607/FM for nominal increase in depth of the units to accommodate use of timber frame and to achieve minimum floor area standards of Orbit Housing Association Decision Application Permitted
WP/14/00664/AMD Applicant Miss Michelle Pitt Redrow Homes South Midlands
Location Land rear of 1 to 73, Compton Way, Earls Barton, Northampton. Proposal Non material amendment to planning permission ref: WP/2012/0443/RMM to allow a PV panel to be added to the front elevation of Plot 56 (Oxford) Decision Application Permitted
BACKGROUND PAPERS
The background papers for the planning and building applications contained in this report form part of the relevant files appertaining to individual applications as referenced.
Borough Council of Wellingborough, Planning and Local Development, Swanspool House, Doddington Road, Wellingborough.
PLANNING COMMITTEE – BUILDING REGULATION DECISION ISSUED 23 Sep – 13 Oct 2014
Application No. FP/2014/3689 Proposal: Convert Garden Room to part of dwelling Location: 22 Vicarage Farm Road Wellingborough Northamptonshire NN8 5BY Decision: Approve conditions BCW Decision issued: 24 September 2014
Application No. FP/2014/0761/B Proposal: New dwelling Location: 40 Mears Ashby Road Wilby Wellingborough Northamptonshire NN8 2UQ Decision: Plans Rejected Decision issued: 30 September 2014
Application No. DI/2014/4226 Proposal: Conversion of bathroom into a shower room Location: 20 London End Irchester Wellingborough Northamptonshire NN29 7BH Decision: Accepted Decision issued: 24 September 2014
Application No. BN/2014/4270 Proposal: Extend the kitchen into the study and cloakroom area. Removal of one load bearing wall, one non loading wall and one return. Location: 21 Denford Way Wellingborough Northamptonshire NN8 5UB Decision: Accepted Decision issued: 24 September 2014
Application No. DI/2014/4272 Proposal: Single storey bedroom / wetroom extension Location: 14 Hewletts Close Bozeat Wellingborough Northamptonshire NN29 7JX Decision: Accepted Decision issued: 25 September 2014
Application No. BN/2014/4383 Proposal: Wall removal Location: 1 Third Avenue Wellingborough Northamptonshire NN8 3ND Decision: Accepted Decision issued: 29 September 2014
Application No. FP/2014/4385 Proposal: Single storey flat roof infill Location: 14 Brookside Bozeat Wellingborough Northamptonshire NN29 7NJ Decision: Approved Decision issued: 9 October 2014
1 Council Offices, Swanspool House, Doddington Road, Wellingborough, NN8 1BP Tel: 01933 229777 www.wellingborough.gov.uk
Application No. BN/2014/4386 Proposal: Re-roof, like for like Location: 78 Doddington Road Earls Barton Northampton NN6 0NQ Decision: Accepted Decision issued: 30 September 2014
Application No. BN/2014/4387 Proposal: Chimney breast removal, replacement window and new floor Location: The Chestnuts 1 Poplar Street Wellingborough NN8 4PL Decision: Accepted Decision issued: 30 September 2014
Application No. FP/2014/0308/C Proposal: Re development of site and erection of 28 houses (3 types) and 20 flats Location: 200 Doddington Road Wellingborough Northamptonshire NN8 2NX Decision: Withdrawn Decision issued: 29 September 2014
Application No. BN/2014/4388 Proposal: 5 no. Windows, 2 no. Bays and front door with 2 no. Side windows Location: 9 Norman Way Wellingborough Northamptonshire NN8 3PA Decision: Accepted Decision issued: 1 October 2014
Application No. FP/2014/0308/D Proposal: Re development of site and erection of 28 houses (3 types) and 20 flats Location: 200 Doddington Road Wellingborough Northamptonshire NN8 2NX Decision: Approve conditions BCW Decision issued: 1 October 2014
Application No. BN/2014/4391 Proposal: Removal of chimney in bedroom Location: 115 Northampton Road Wellingborough Northamptonshire NN8 3PL Decision: Accepted Decision issued: 2 October 2014
Application No. BN/2014/4483 Proposal: Remove two internal walls and install supporting steel work Location: 15 Malham Court Wellingborough Northamptonshire NN8 5QH Decision: Accepted Decision issued: 9 October 2014
BC INDEX
2 Council Offices, Swanspool House, Doddington Road, Wellingborough, NN8 1BP Tel: 01933 229777 www.wellingborough.gov.uk