Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
19/00407/FUL Mr Chris Loizou Partner CHESLYN HAY MAJOR Construction Limited Councillor Mike Boyle Councillor Steve Hollis
SAD Site 119 Saredon Road Cheslyn Hay
Residential Development (60 dwellings) and public open space, with associated highways and drainage infrastructure, landscaping and other accommodation works and construction of a car park.
1.SITE DESCRIPTION AND PLANNING HISTORY
1.1. Site Description
1.1.1 The application site is located on Saredon Road in Cheslyn Hay. The site consists of 2.78 hectares of agricultural land that is gated along its access point to the south-eastern corner. The site is bound along is southern boundary with a well- established hedgerow, fields and an access road to the west, open fields to the north and residential to the immediate east.
1.1.2 Opposite the application site and across the road situate Cheslyn Hay Primary School, Cheslyn Hay Leisure Centre and Cheslyn Hay Academy. The site lies immediately south of Cheslyn Hay Quarry.
1.2 Site Planning History:
1.2.1 Policy SAD2 identifies this site as part of a site allocated for housing, reference Site 119 – Land at Saredon Road, Cheslyn Hay. The application site forms the majority of the SAD site apart from the western part, which is said to be under separate applicant ownership.
1.2.2 The Councils Site Allocation Document (SAD) was adopted in September 2018. The SAD agrees the principle that a suitable form of development can be located on a particular site.
Neighbouring Site Planning History: 19/00604/FUL: Land to the north east of Saredon Road, Replacement structures and retention of lighting columns on the basis that the consent will last until 12 months after planning permission for the residential development of the land has been granted. Refused 16th November 2011.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
1.3 Pre-application:
1.3.1 Pre-application discussions have taken place.
2. APPLICATION DETAILS
2.1 The Proposal
2.1.1 This full planning application seeks planning permission for 60 units, together with public open space, a car park (up to 30 spaces) and landscaping, along with drainage and highway infrastructure. The car park is a SAD site key requirement.
2.1.2 Originally consent was sought for 90 units and two car parks. However, following lengthy negotiations, the application has been amended. These amendments have resulted in revisions to the site layout with an increased provision of open space (0.72ha) and children’s play area, house types, design, mix and tenure, the re-location of and provision of one car park and general appearance. All consultees have been re-notified of these amendments.
2.1.3 As a gesture of good will, the scheme originally proposed two car parks totalling 65 car spaces (well in excess of the SAD 9 Key Development Policy requirement). These were to be provided within the school grounds adjacent the site. However, following extensive discussions with the school, and Sport England this option was abandoned and amendments submitted.
2.1.4 Of the 60 units, 36 (60%) will be open market and 24 (40%) to be provided as affordable.
The development provides a mix of property types, comprising: 4 no. one bed maisonettes (7%); 5 no. two bed bungalows (8%); 18 no. two bed houses (30%); 26 no. three bed houses (43%) 7 no. four bed houses (12%)
2.1.5 The affordable tenure is to be apportioned as 12 no. social rent and 12no. shared ownership and mix as follows:
4no. 1 bed apartments 8no. 2 bed houses 2no. 2 bed bungalows 8no. 3 bed houses Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
2no. 4 bed houses
2.2 Agents submission
2.2.1 The following supporting documents have been submitted in addition to the proposed plans:
Affordable Housing Statement 31.01.20 Arboricultural Impact Assessment 31.01.20 Archaeological Desk-based Assessment 31.01.20 Area Contribution Plan 31.01.20 Construction Method Statement 31.01.20 CSWM Plan-Code of Practice 31.01.20 Design and Access Statement 31.01.20 Drainage Strategy 31.01.20 Ecological Appraisal -B 31.01.20 External Levels 31.01.20 Flood Risk Assessment Rev 6 31.01.20 Floor plan Plot Schedule 31.01.20 Flow Routes 31.01.20 Heritage Assessment 31.01.20 Landscape Strategy Noise Assessment-31.01.20 Phase 1 Report Final - 31.01.20 Planning Statement 31.01.20 Pre Development STW Response Street Scene Perspective 1-3 Transportation Assessment 31.01.20 Travel Plan
POLICY CONTEXT
3.1. The site is within the development boundary, as defined through the Council’s Site Allocations Document (2018).
3.2 Core Strategy 2012
National Policy 1 – The Presumption in Favour of Sustainable Development Core Policy 1 – The Spatial Strategy for South Staffordshire Core Policy 2 - Protecting and Enhancing the Natural and Historic Environment Core Policy 6 – Housing Delivery Policy GB1 – Development in the Green Belt Policy EQ1 – Protecting, Enhancing and Expanding Natural Assets Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Policy EQ3 – Conservation, Preservation and Protection of Heritage Assets Policy EQ4 – Protecting and Enhancing the Character and Appearance of the Landscape Core Policy 3 – Sustainable Development and Climate Change Policy EQ7 – Water Quality Policy EQ9 – Protecting Residential Amenity Core Policy 4 – Promoting High Quality Design Policy EQ11 – Wider Design Considerations Policy EQ12 – Landscaping Core Policy 5 – Infrastructure Delivery Policy EQ13 – Development Contributions Core Policy 6 – Housing Delivery Policy H1 – Achieving a Balanced Housing Market Policy H2 – Provision of Affordable Housing Policy H4 – Delivering Affordable Housing Policy H5 – Specialist Housing Accommodation Core Policy 11 – Sustainable Transport Policy EV12 – Parking Provision Core Policy 13 – Community Safety Policy CS1 – Designing Out Crime Core Policy 14 – Open Space, Sport and Recreation Policy HWB1 – Protection of Open Space, Sport and Recreation Facilities Policy HWB2 – Green Infrastructure Core Policy 15 – Children and Young People
3.3 Site Allocations Document 2018
Policy SAD2 – The Housing Allocations Policy SAD6 – Green Belt, Open Countryside and Development Boundary Amendments Policy SAD7 – Open Space Standards Policy SAD9 – Key Development Requirements
3.4 National Planning Policy Framework
Section 2 – Achieving sustainable development Section 4 – Decision-making Section 5 – Delivering sufficient supply of homes Section 8 – Promoting healthy and safe communities Section 11 – Making effective use of land Section 12 – Achieving well-designed places Section 13 – Protecting Green Belt land Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Section 15 – Conserving and enhancing the natural environment Section 16 - Conserving and enhancing the historic environment
4. CONSULTATION RESPONSES
Councillor M Boyle (comments received 11.06.2019) I have had discussions with my fellow district councillors for Cheslyn Hay, following which I have concerns around Core Strategy sections EQ9, EQ1 1, Core Policy 5 and EV12 and therefore I formally wish to Call In this application for consideration by the Planning Committee.
Councillor S Hollis (comments received 12.06.2019) My objections to site 119 Saredon Rd Cheslyn Hay… 1st The original application is for 63 Housing….They are now going for 92 Dwellings This is too much. 2nd It was agreed to put a Car park on the site …This has now moved to the school ….again unacceptable.. in accordance with the allocation… 3rd We are having MAJOR problems in the village with the sewers ….Blocking & now weeks of tankers emptying them see Severn Trent…This development will increase the problem….It again is unacceptable. 4th The school is full & Local children cannot be accepted… 5th This will increase Traffic on an already very busy road directly outside a school... This is dangerous & unacceptable ( Health & Safety ) 6th The Parking outside the school is bad enough without the added danger of the work vehicles… 7 We asked for a new Road to replace the old Lodge Lane.. to join up with the Coal Truck Island… This will relieve some of the Traffic through the village… Nothing showing on the drawings… Why not? …..
Cheslyn Hay Parish Council (comments received 19.11.2019) Cheslyn Hay Parish Council discussed this application at a Full Council meeting on the 6th November 2019 and have raised the following objections:-
Green Belt Development The national policy is to protect green belt land, Cheslyn Hay Parish Council object to any development in the green belt.
Mineral Resources Rosemary quarry is adjacent to site 119 and is on the Etruria Formation map 154, Lichfield solid geology, British Geological survey. The Etruria formation is the principal clay resource in Staffordshire and recognised nationally as a premium clay resource, due to the relative scarcity of the resource there is a need to safeguard clays from sterilisation caused by built development.
Excessive number of dwellings The original site allocation documents quoted a minimum dwelling delivery of 63, Cheslyn Hay Parish Council believe that even with the new number of 70 dwellings, Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 this added to the other developments near our boundary, will be excessive for Cheslyn Hay. Cheslyn Hay Parish Council feel that South Staffordshire Council should only take the minimum number of dwellings from the Greater Birmingham Housing Market.
Drainage/Sewerage Issues The area in Cheslyn Hay on Saredon Road is a flood risk. By removing green belt land and adding housing stock would result in the water being unable to soak away, creating flooding issues. The current sewerage system in Cheslyn Hay needs to be addressed before any further development is added to the infrastructure. The current mains sewer system controlled by Severn Trent is not fit-for-purpose and tankers are queuing at the pumping station in Coppice Lane on a regular basis to pump out the excess waste. The Morris Homes development at New Horse Road is still not connected to the main sewer system and they currently have a tanker to remove waste from a cess pit at the front of the estate. Once connected this will add pressure to the main sewer system which is unable to cope with the current demand. Severn Trent need to give a cast-iron guarantee that there is no flood risk at this location and that there are no issues with the capacity for the whole of the village with any further developments.
Traffic/car parking Issues There are currently two schools and a Leisure Centre opposite the proposed development so the road is always busy and car parking at a premium. Parents often park-up an hour in advance of the school opening and closing times to get a premium spot. The proposed front carpark would be used by existing school and leisure centre visitors and policy EQ11 states that provision for parking should, where possible, be within the development. The second car park is located remotely at the rear of the school and it is unclear how this car park will be accessed. Policy EV12 states that adequate and convenient parking provision should be available for the disabled and this remote location does not provide this.
Highway Safety Careful consideration needs to be given to road safety on Saredon Road due to the high number of users frequenting the schools and leisure centre and driving in and out of the village and it is anticipated that the roads need to be widened.
The current HGV's transporting logs to and from the existing unauthorised sawmill on a regular basis are unable to use the proper entrance as this is a track road and they are unable to negotiate the sharp angle on entrance. This is dangerous sited opposite schools and the leisure centre.
A road leading from the proposed estate on Saredon Road to link up with Hawkins Drive should be seriously considered by the developer, Staffordshire County Council and the Highways Agency. This would result in a reduction in the flow of traffic from Saredon Road through the centre of Cheslyn Hay and provide an alternative route for residents when the one-way system is back-logged.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Unauthorised Sawmill operating on Saredon Road adjacent to SAD site 119 This existing sawmill will affect the residential amenity of the dwellings situated on the border with this unauthorised business operation in terms of noise, dust/particles and smoke pollution. The operation of a wood mill will involve potentially toxic and flammable substances causing smoke and fumes. The use of floodlights will also affect the residents on this site.
Solar Panels Cheslyn Hay Parish Council noted that solar panels are not included in the dwellings, this would be a welcome addition at the building stage.
Housing Strategy (latest comments received 25.02.2020) Plans for the development have been amended to now provide 60 units in total. In accordance with Policy H2, the affordable housing requirement is 40% of the development, split 50:50 between social rent and shared ownership. A layout has not been provided which identifies which plots are to be affordable; the following comments are based on the accompanying property schedule that has been submitted although this will need to be conditioned to secure the location of the affordable plots on the site. The property schedule confirms that 24 affordable homes are to be provided, with 12 as social rent and 12 as shared ownership, which complies with Policy H2. The amount and tenure of affordable housing being provided will also be secured via S106 agreement.
The National Design Guide sets out that in well-designed places, social inclusion is promoted by maximising the potential for social integration in the layout, form and appearance of types of development. Where different tenures are provided, they are well integrated and design is tenure-neutral. Features that contribute to segregation should be avoided. The Council’s adopted Affordable Housing and Housing Mix SPD also confirms that affordable housing should be fully integrated into the scheme and not be materially discernible from market housing. It is considered that the affordable homes in this scheme are suitably spread across the site and integrated with the surrounding market housing.
Housing mix
Policy H1 requires new housing development to provide a mixture of property sizes, types and tenures to meet the needs of different groups of the community. The provision of more 2 and 3 bedroom homes across all areas is particularly encouraged in order to better balance the local housing market. Mix should also be informed by local need as identified in the Strategic Housing Market Assessment (SHMA). The 2017 SHMA indicates in this area, in terms of:
Market housing – there is substantial need for 2 and 4 bedroom homes, followed by a smaller need for 3 bedroom properties Affordable housing – there is a need for a range of property sizes (1-4 bedrooms)
This revised market mix is not considered reflective of local need as identified in the SHMA and therefore is not compliant with Policy H1. The applicant has engaged with Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 housing strategy over a number of iterations of the housing mix, during which they have repeatedly been advised that the proportion of 3 bedroom homes should be reduced and the proportion of 4 bedroom properties increased in order to reflect need in this area. The latest amended plans conversely provide an increase to 50% 3 bedroom homes (compared to a SHMA need for 22%) and 14% 4 bedroom homes (compared to a SHMA need for 29%). In order to reach agreement, a compromise position has been offered to the applicant of 30% 3 bedroom homes, and 20% 4 bedroom homes – these amendments would need to be made in order to satisfy the requirements of Policy H1.
The affordable housing mix appropriately reflects the need in both the social rented and shared ownership tenures identified in the SHMA and is therefore considered compliant with Policy H1.
Policy H1 also confirms that new development should include provision of housing to meet the needs of the district’s ageing population. 10% of the properties (both market and affordable housing) to be provided as bungalows is considered a suitable contribution. 3 bungalows are being provided as part of the market housing mix, as well as 2 bungalows and 2 ground floor flats for over 55s as part of the affordable housing mix. Whilst the bungalow provision in the market mix falls slightly below 10%, the site overall delivers in excess of 10% as homes for older people, therefore the proposed contribution to meeting this need is considered acceptable. The allocation of the 2 ground floor flats for over 55s will be secured via the S106 agreement.
Internal Space
The Council has an adopted policy on internal space in Appendix 6 of the Core Strategy. The 2015 Written Ministerial Statement indicates that existing policies relating to internal space should now be interpreted by reference to the nearest equivalent national standard. Therefore the Council expects all new housing developments to meet the nationally described space standards (NDSS). All proposed property types meet the required standard, with the exception of the 2 bedroom house (F133). The house type does not meet the standard for the specific number of bed spaces to be provided, however meets the minimum standard required for this number of bedrooms.
County Highways (latest comments received 03.03.2020) No objections subject to conditions
County Flood Risk Team (latest comments received 27.02.2020) Essentially the points I raised previously do not appear to have been adequately addressed in the latest revision. Specifically:
Severn Trent No objections subject to informative: Severn Trent have stated (04.06.2019, 01.08.2019, 23.10.2019, 23.11.2019): Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Having viewed the submitted drainage plan and the Development Enquiry (SAP 8328815) I can advise we have no objections to the drainage proposals for site.
Foul sewage is to discharge to the public 225mm foul sewer which lies within the site boundary; this was agreed within the Development Enquiry.
And more recently stated (13th February 2020):
‘I can confirm that all the necessary evaluations of the foul sewer network have been undertaken, and as per Dave Hadley’s previous Developer Enquiry response, the proposed 99 properties should not have any adverse effect on the public foul sewer network within this area.
Therefore subject to a Section 106 sewer connection application and approval we cannot foresee any issues on the public sewer foul network’
Flood Risk Assessment (latest comments received 27.02.2020) The FRA identifies that the surface water flood map shows part of the site as being at a medium risk of flooding from the western boundary to the northern boundary, and states that development levels will be designed to direct any overland flows to hardstanding areas which will be positively drained. As per my previous response, the FRA should include specific measures to mitigate this risk including detailed levels and contours to show that exceedance flows from Saredon Road during intense rainfall will be routed safely towards the watercourse.
Drainage Strategy The proposed discharge rate for surface water runoff has increased, despite the reduction in impermeable area for the revised layout. The discharge rate should be based on the QBAR rate applied to the proposed impermeable area rather than the whole site area. Calculations (eg Microdrainage) should be provided to demonstrate the proposed system will meet the required standards. This should include network design table, storage structures, flow controls, and results for critical storm durations for each return period.
School Organisation Team (latest comments received 11.02.2020) Thank you for forwarding us the revised planning application. I would advise that there will be no request for an education contribution.
Conservation Officer (latest comments received 25.02.2020) No objections subject to use of material type clarification prior to determination.
Coal Authority (latest comments received 13.02.2020) No objection, recommends an informative
Ecology (latest comments received 03.03.2020) No objections subject to conditions
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
County Planning (comments received 17.12.2019) No objections
County Planning, Minerals and Waste Team (comments received 12.06.2019) No objections
Environmental Health (comment received 22.11.2019) We have no comment to make in respect of this application following analysis of submitted information.
Historic Environment (comments received 25.05.2020) The application has been supported by a comprehensive Archaeological Desk-based Assessment and Heritage Impact Assessment (ADBAHIA). It is disappointing that this study does not appear to have made use of a formal Staffordshire Historic Environment Record (HER) search- it does mention the HER data, presumably accessed via Heritage Gateway, which is not an up to date version of the HER. As such I have assessed the proposals in light of the information held by the HER (including associated datasets, including the relevant Historic Environment Character Assessment, which does appear to have been utilised by the authors of the study), and I generally support the conclusions reached in the report. Archaeology
The proposal site lies in a landscape which is likely to have been dominated by agriculture for much of its history. There is certainly an absence of any known development in the proposal site which comprises a field (formerly two fields) which was probably enclosed from earlier common and forest land. Little is currently understood about the prehistoric or Roman periods within the wider area, and the proximity of the Roman road, Watling Street, approx. 1.5km to the north of the proposal site, suggests that there is some potential for unknown sites to be encountered in this landscape. The area surrounding the site also bears a number of reminders of historic industrial activity at and around Cheslyn Hay, including a series of 18th and 19th century collieries and their associated infrastructure, and the former site of Rosemary Tilieries immediately to the northeast of the proposal site. This is the site of a tile works and associated clay pit in the late 19th century, which was extended considerably during the early to mid-20th century and which was still in operation in the 1960s. The tile works had been abandoned by the end of the 20th century. It is not apparent from historic mapping whether activities associated with this industry extended across the proposal site.
The Historic Environment Character Assessment (GWHECZ2) attributes a medium evidential value for this particular zone. The author of the ADBAHIA suggests that the lack of historic farmsteads (highlighted in the HECA as something that contributes to this value) within the proposal site, this should be revised to low for the proposal site. This is generally supported, but with the caveat that should evidence of prehistoric or Roman activity be encountered this would certainly be of medium value given the lack of comparable sites in this area. The HECA also notes that there is a low to moderate potential for below ground archaeological remains to survive within the area. The DBAHIA suggests that for the application site this is quite low and that the Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 proposals are considered to have very limited potential archaeological impact. I would suggest that yes it is low, but again with a caveat that the lack of previous development on the site means that Roman or prehistoric features encountered by groundworks may be well preserved and provide an important insight into a period of time of which little is currently understood in this area.
Taking the above and the scale of the proposed development into account it is recommended, should permission be granted, that a staged evaluation, in the form of a geophysical survey followed by trial trenching should be undertaken. The work should be carried out sufficiently in advance of construction so that, should the evaluation results indicate the need for subsequent archaeological mitigation, this can be designed and fully implemented. This approach is supported by NPPF para 189 while any works which stem from the evaluation are supported by NPPF para 199.
All archaeological works must be undertaken by an appropriately experienced archaeological organisation (with suitably experienced personnel) working to the requirements of a brief prepared by this office and/or an approved Written Scheme of Investigation, the Chartered Institute for Archaeologists (CIfA) Code of Conduct and the relevant CIfA Standards and Guidance (2014). This work could be most satisfactorily secured via a condition attached to any planning permission for the scheme. This condition should read:
A) Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (the Scheme) shall be submitted for the written approval of the Local Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-excavation reporting and appropriate publication.
B) The archaeological site work shall thereafter be implemented in full in accordance with the written scheme of archaeological investigation approved under condition (A).
C) The development shall not be occupied until the site investigation and post- excavation assessment has been completed in accordance with the written scheme of archaeological investigation approved under condition (A) and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured. Any subsequent archaeological mitigation must be the focus of a separate WSI produced after the evaluation stage and following detailed discussions with the LPA's archaeological advisor.
Crime Prevention Design Recommends informatives
Tree Officer No objection subject to conditions
Staffordshire Fire No objections subject to informatives Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Cadent Gas Limited Recommends informative
Staffordshire Wildlife Trust No comments
Open Spaces Society No comments
Ramblers Association (comments received 21.02.2020) No objections
CPRE No comments
Badger Conservation Group No comments received
Transco No comments received
Leisure No comments received
Environment Agency (comments received 23.10.2019) The Environment Agency have no comment as the constraints lie outside our remit. We note the submission of Phase 1 and 2 land contamination reports but there is no indication of any risk to Controlled Waters from this source therefore have no concerns.
Natural England (latest comments received 12.02.2020 refer to previous comments submitted 13.12.2020)
The LPA will need to demonstrate, in advance of granting permission for a development management application, that there is sufficient certainty of the required financial commitment to deliver the Cannock Chase SAC Strategic Access Mitigation Measures (SAMM). If such security can be demonstrated the council should complete an HRA ‘screening’ record accordingly. Provided that the Council as competent authority is satisfied the proposal can be screened out of the HRA process, we do not need to be re-consulted.
5 Neighbour comments (received between 29th May and 10th February) -traffic -limited school places -lack of doctors places -its green belt land -impact on wildlife Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
-loss of privacy and sunlight -poor drainage -highway safety
2 Site Notices posted 03.06.219 and expired 24th June 2019
5. APPRAISAL
5.1 The application has been called to Committee by Councillor Boyle who has concerns around Core Strategy sections EQ9, EQ1 1, Core Policy 5 and EV12.
5.2 Key Issues
- Principle of Development - Affordable Housing/Housing Mix - Wider design considerations - Open space, trees & landscaping - Residential Amenity / space about dwellings - Other neighbouring uses - Ecology - Historic environment - Highways/parking - Construction traffic - Drainage - Representations - Cannock Chase SAC - Section 106 agreement
5.3 Principle of Development
5.3.1 The development lies on an area of land identified and allocated for a minimum of 63 dwellings in Policy SAD2 of the 2018 Site Allocations Document. The area of land was removed from the Green Belt in the SAD. The site forms part of the wider development boundary of Cheslyn Hay, which is one of the Main Service Villages in South Staffordshire and is identified for housing growth in Core Policy 1 of the adopted Core Strategy. This application seeks to deliver the allocation proposed in Policy SAD2, by providing for 60 dwellings within the eastern part of the larger allocated site in the development boundary. The proposal delivers housing growth in accordance with Core Policy 1 of the Core Strategy and Policy SAD2 of the Site Allocations Document. Therefore, the principle of 60 dwellings on an allocated site in the development boundary is supported by Site Allocations Document and Core Strategy policies.
5.4 Affordable Housing/Housing Mix
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
5.4.1 Policy SAD9 requires all allocation sites to provide an appropriate housing mix, including affordable housing and specialist housing for the elderly. The housing mix should also reflect the requirements of relevant Core Strategy policies. Policy H1 states the Council will encourage the provision of more 2 and 3 bed homes in all housing market areas and will have regard to the Council’s Housing Market Assessment in setting an appropriate housing mix. Policy H2 also requires, on sites of 10 or more dwellings, for 40% affordable housing to be provided on greenfield sites. The Council’s Affordable Housing and Housing Mix SPD requires a 50/50 split between social rent and intermediate tenures (i.e. shared ownership properties). The agent has submitted a draft heads of terms, which address the need for 40% of the scheme to be provided as affordable housing with a 50/50 split between social rent and shared ownership tenures - as described in section 2 of this report.
5.4.2. The Senior Housing Strategy Officer (SHSO) has reviewed the latest documents and states that the revised market mix is not reflective of local need as identified in the SHMA/compliant with policy H1. On a number of occasions, the SHSO has advised the agent to reduce the number of 3 bedroom homes and to increase the number of 4 bedroom homes in order to reflect the need in this area. Currently the scheme proposes 50% of 3 bedroom homes as opposed to 22% and 14% of 4 bedroom homes instead of 20%.
5.4.3 Whilst the proposed isn’t wholly reflective of policy H1, it must be noted that the scheme will meet the needs of the ageing population by providing 3 market bungalows and 2 bungalows and 2 ground floor flats for over 55s as part of the affordable housing mix. Of the 60 units proposed 36 (60%) will be open market and 24 (40%) are to be provided as affordable. Additionally, with the exception of the 2- bedroom house (F133) all other house types meet the nationally described space standards. Furthermore the agent has submitted a draft heads of terms, which address the need for 40% of the scheme to be provided as affordable housing with a 50/50 split between social rent and shared ownership tenures - as described in section 2 of this report.
5.4.4 In light of the above the scheme is largely policy compliant and in my view the shortfalls in terms of need and the standards described in national guidance are not so severe to warrant refusal. On that basis I consider that the application, on balance, meets the requirements of policies H1, H2 and H4 of the adopted Core Strategy, Policy SAD9 of the Site Allocations Document and would be in accordance with the provisions of the Affordable Housing and Housing Mix SPD.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
5.5 Wider design considerations
5.5.1 Core Strategy Policy EQ11 sets out the policy starting points for considering the design of proposals. This policy emphasises matters such as the need to respect and enhance local character and distinctiveness and to make a positive contribution to the public realm. Equally, Policy SAD9 of the Core Strategy requires allocation sites to respond to the requirements of the latest South Staffordshire Design Guide and to provide safe, secure and legible walking and cycling connections to and from the existing pavement network in the adjacent village.
5.5.2 To support the application, the applicants have produced a Design and Access Statement and street scene illustrative plans. Together, these set out how the scheme has taken cues from the character of the surrounding area in its design. The dwellings propose the use of chimneys, render and varying style windows and frontages. I consider that the proposed design satisfies the requirements of Policy EQ11 of the Core Strategy, Policy SAD9 of the Site Allocations Document and the relevant design criteria of the South Staffordshire Design Guide 2018.
5.6 Open space, trees and landscaping
5.6.1 Following amendments to the scheme, the applicant has demonstrated that 0.72ha of public open space will serve the development together with a Local Equipped Area for Play (LEAP). The proposal complies with the amount of open space required to meet the open space standards in Policy SAD7. Accompanying the application is an indicative landscape strategy which has recently been updated to reflect advice given by the Senior Landscape and Design Officer. The Landscape Strategy includes indicative ornamental shrub planting, further tree planting as well as a footpath link from the car park.
5.6.2 The landscape principles shown I believe are in accordance with the relevant Core Strategy and Site Allocation Document policies. Please note however that detailed landscape will be dealt by planning conditions.
5.7 Residential amenity/space about dwellings
5.7.1 Policy EQ9 of the Core Strategy states that all development proposals should take account the amenity of any nearby residents, particularly with regard to privacy, security, noise and disturbance, pollution, odours and daylight. To assist in achieving this aim, Appendix 6 of the Core Strategy sets out a variety of standards which assist in providing sufficient external space around residential dwellings. The proposed scheme has been designed to comfortably adjoin the neighbouring residential site without contravening these standards.
5.7.2 Within the site itself, the proposed dwellings are generally designed to meet the required space about dwellings standards set out in Appendix 6 of the adopted Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Core Strategy. Whilst the development site is a smaller part of the larger allocated SAD site, the number of dwellings proposed is acceptable and the space about dwellings, density, design and layout is acceptable in planning terms.
5.8 Other neighbouring uses
5.8.1 To the north of the application site lies Cheslyn Hay Quarry and an industrial type premises that has been operating for some time as a Sawmill. In light of these uses the agent undertook an environmental noise assessment. The noise assessment concludes that with the appropriate consideration to noise mitigation a commensurate level of protection can be afforded to future noise sensitive receptors on the site. The report demonstrates that the site is suitable for residential development and has been reviewed by the Environmental Health and Protection officer who has no objections. Furthermore, no objections have been received from the County Planning Officer.
5.8.2 Comments have also been raised about the loss of a potential mineral resource, however this was considered and agreed through the development of the SAD. There were no objections from County Minerals and the Environment Agency against the allocation (or the adoption of the SAD), subject to any application meeting the planning requirements as set out in the SAD. Neither the County Planning Officer or the Environment Agency have raised objections to this application on the grounds of minerals. Therefore, I consider that the scheme meets the SAD policy requirements.
5.8.3 I consider the scheme meets policy of the Core Strategy.
5.9 Ecology
5.9.1 Policy EQ1 of the Core Strategy sets out the relevant development plan requirements, whilst NPPF paragraph 170(d) requires decisions to minimise impacts on and provide gains for biodiversity. The applicants have provided a wide number of surveys addressing the scheme’s impact on protected species and biodiversity that have recently been reviewed by the Counts Ecologist. The Ecologist has confirmed no objections subject to conditions around lighting, bird and bat boxes along with escape ladder/ramps for small animals. Consequently, the proposals meet the requirements of Policy EQ1 of the Core Strategy.
5.10 Highways/parking
5.10.1 Policy EV12 and Appendix 5 of the Core Strategy set out the relevant requirements for car parking spaces. These standards appear to have been met when garage parking spaces are considered, and no objection has been received from County Highways on these grounds. To ensure all parking spaces function as Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 such, a condition is proposed to retain all garages within the development as car parking spaces.
5.10.2 The applicants have also produced a Travel Plan and Transport Statement, which concludes that there will be no material impact on the surrounding highway network from the proposed development, and that the design of the scheme is compliant with Manual for Streets and the relevant Staffordshire highways design guidance.
5.10.3 The County Highways officer has previously raised concerns, which have been rectified in the latest planning layout, and it has subsequently been confirmed that there is no objection to the proposed scheme on highways grounds subject to recommended conditions. The County Highways officer states:
‘ the site is on Saredon Road which is a C road and is subject to a 30mph speed limit and current records show that there was 1 Personal Injury Collision Personal Injury Collisions (PIC) on Saredon Road within 120 metres either side of the proposal for the previous five years. Although all PICs are regrettable, the overall volume of collisions do not suggest there are any existing safety problems that would be exacerbated by the proposed development. The proposals will be using a new site access which is considered suitable for the proposals. Visibility splay details have been provided and are considered suitable for the access. The proposed vehicle parking meets the local authority parking standards’.
5.10.4 Having regard to the above, I consider that the application satisfies the requirements of local and national planning policy with regards to highways impacts and car parking standards.
5.11 Car Park
5.11.1 SAD9 Key Development Policy requirements for this allocated site included ‘approximately a 30-space car park for school and leisure centre to be provided onsite, with safe pedestrian crossing’. In accordance with the Site Allocation requirements such has been provided within the south easterly corner of the site and reviewed by the County Highways officer, as mentioned above.
5.11.2 The agent has agreed that Partner (the developer) will construct the car park with a tarmac finish and white lining to delineate the parking spaces. Pedestrian access will be provided as indicated on the plan. Once completed the car park area will be transferred into the ownership of South Staffordshire District Council who will make the car park available for members of the Leisure Centre only through the use of a barrier control code pad. Once transferred South Staffordshire District Council Street Scene Team will be responsible for maintenance of the car park area. Whilst SAD9 states the car park should be for the school and leisure centre, the school have Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 recently confirmed that they do not wish to use the car park hence it will be solely used in connection with Cheslyn Hay Leisure Centre.
5.11.3 Details regarding land transfer and future management will be secured via the Section 106 agreement and planning conditions.
5.12 Drainage
5.12.1 Policy EQ7 of the Core Strategy and Policy SAD9 of the Site Allocations Document set out the relevant requirements. The application provides for sustainable drainage systems to serve the proposed scheme through the provision of a SUDS basin. The County Flood Team have reviewed the latest amendments and have requested additional details, these being detailed levels and contours to show that exceedance flows from Saredon Road during intense rainfall will be routed safely towards the water course. They have also asked for a revised discharge rate calculation to show the system will meet the required standards. This information has been amended and submitted although the County Flood officer is on leave until 9th March therefore further comments will not be available until the week prior to the Planning Committee meeting.
5.12.2 With regards to foul drainage Councillors and residents have raised concerns. However, having consulted with Severn Trent Water several times, there are no objections raised. Severn Trent have stated (4th June, 1st August, 23rd October, 23rd November 2019):
Having viewed the submitted drainage plan and the Development Enquiry (SAP 8328815) I can advise we have no objections to the drainage proposals for site.
Foul sewage is to discharge to the public 225mm foul sewer which lies within the site boundary; this was agreed within the Development Enquiry.
And more recently stated (13th February 2020):
‘I can confirm that all the necessary evaluations of the foul sewer network have been undertaken, and as per Dave Hadley’s previous Developer Enquiry response, the proposed 99 properties should not have any adverse effect on the public foul sewer network within this area.
Therefore subject to a Section 106 sewer connection application and approval we cannot foresee any issues on the public sewer foul network’
5.12.2 Having regard to the above, I consider that the application satisfies the requirements of Policy EQ7 and Policy SAD9, subject to the sewer connection condition identified above.
5.13 Cannock Chase SAC Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
5.13.1 Natural England have stated that the LPA will need to demonstrate, in advance of granting permission for a development management application, that there is sufficient certainty of the required financial commitment to deliver the Cannock Chase SAC SAMM measures. If such security can be demonstrated the council should complete an HRA ‘screening’ record accordingly.
5.13.2 The development lies within the 0-8kmn zone of payment and a Unilateral Undertaking is in the process of being drafted to secure the payment of £232 per dwelling.
5.14 Section 106 agreement (and Unilateral Undertaking) /proposed conditions
5.14.1 To support the application, the applicants have submitted a draft head of terms, indicating measures they are willing to agree to through a Section 106 agreement with the Council. There is no requirement for an education contribution as confirmed by County Education.
Affordable housing contribution – Policy Compliant 40% delivery on site, Social Rent and Shared Ownership tenure. Affordable bungalows and ground floor apartments only to be restricted in terms of occupancy to over 55s on first and subsequent lettings, in accordance with marketing timescales to be agreed between the Council and the applicant.
Detail of on-site public open space/SUDs – on site open space and suds as per the submitted layout.
Partner would like to utilise an area of the public open space (POS) for a site compound therefore delivery of the POS will be stepped-
Phases one- POS, including the central Local Equipped Play Area by 50% occupation Phase two – remaining POS by 80% occupation. in accordance with any planning conditions, prior to more than **of the dwellings
Car Park delivery by 80% occupation. Partner to construct the car park on site (with a tarmac finish and white lining to delineate parking spaces), once completed it will be transferred into the ownership of South Staffordshire District Council. In the event South Staffordshire District Council cannot take accept the transfer it would be offered to the Parish Council or Management Company upon completion of the necessary works. SSDC Street Scene team will be responsible for maintenance of the car park area once the land is transferred into Council ownership.
Travel Plan – submitted as part of the application
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Contribution towards Cannock Chase Special Area of Conservation also to be included £232 per dwelling @60 = £13,920
5.14.2 Regulation 122 of the Community Infrastructure Regulations 2010 says that a planning obligation may only constitute a reason for granting planning permission for a 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
The planning obligations have been assessed against Regulation 122 and for the reasons given consider they are all necessary to make the development acceptable in planning terms, are directly related to the development and are fairly and reasonably related in scale and kind to the development. Accordingly, they may be a reason to grant planning permission in this case.
5.14.3 All necessary pre-commencement conditions have been agreed with the applicants.
6. CONCLUSIONS
6.1 Whilst the application site is part of the larger SAD site the application would successfully deliver Policy SAD2 of the Site Allocations Document. The site is also acceptable in planning terms for layout, design and space about dwellings standards. The application would make an important contribution to the delivery of the Council’s Site Allocations Document and to the maintenance of its five-year housing land supply. All other detailed design requirements set out in Core Strategy and Site Allocations Document policies are satisfied by the proposal (subject to satisfactory agreement of surface water drainage).
6.2 Therefore, for the reasons set out in this report, I recommend this application be APPROVED, subject to the completion of a Section 106 agreement and a Unilateral Undertaking between the applicants and the Council.
RECOMMENDATION - Delegate APPROVAL to the Team Manager to issue the decision on completion of a satisfactory Section 106 agreement and a Unilateral Undertaking. If this has not been achieved by 21st July 2020 this application will be referred back to the Planning Committee;
Subject to the following condition(s):
1. The development to which this permission relates must be begun not later than the expiration of 3 years beginning with the date on which this permission is granted
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
2. The development shall be carried out in accordance with the approved drawings;
Site Layout 70570 - D1000 Rev Y Floor plan Plot Schedule - 31.01.20 House Type Chestnut 4 bed 70570 - D21 31.01.20 House Type F106 4 bed 70570 - D17 31.01.20 House Types 1A 1 bed 70570 - D10 Rev E 31.01.20 Bungalow Type F136 2 bed 70570 - D22 Bungalow Type 31.01.20 House type F133 70570 - D12 Rev E 31.01.20 House type F113 3 bed 70570 - D13 Rev G 31.01.20 House type F113 3 bed Version 01 70570 D19-31.01.20 House type F131 3 bed Version 1 70570 - D20 31.01.20 Location Plan 70570 - D00 Rev B 31.01.20 Zebra Crossing Works off Site Highway Works Rev A
3. No development shall take place until full details of both hard and soft landscaping works/scheme have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. The scheme shall be in general accordance with the Landscape Strategy Plan 70570 D1002 Rev B and details shall include [ proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc,); proposed and existing functional services above and below ground (e.g. drainage an sewers, power and communication cables, pipelines etc. indicating lines, manholes supports etc.); retained historic landscaping features and proposals for restoration, where relevant.
Soft landscape works shall include [planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation program]. Any plants or trees that are removed or die or become seriously damaged or diseased within a period of 5 years from the date of planting shall be replaced with others of similar size and species in the next planting season, unless the local planning authority gives written consent to any variation.
4 The permission hereby granted does not grant or imply consent for the installation of any means of lighting on the site. Prior to the erection of the first dwelling, a scheme for the lighting of the site shall be submitted to the Local Planning Authority for approval and the development shall be carried out in accordance with the approved scheme. The submitted lighting plan should exclude external lighting for all units with garden bordering the north- eastern boundary (units 13,14, 57-60). The details of street lighting should Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
maintain dark corridors with the Public Open Space to remain unlit. The lighting plan should include a contour diagram showing effects of lighting in habitats in lux. Additional lighting or alterations to the approved scheme shall not be carried out other than with the written approval of the Local Planning Authority. The approved lighting scheme shall be implemented in accordance with the approval.
5 The permission hereby granted does not grant or imply consent to any of the facing materials shown on the approved plans, and no works above damp proof level shall take place until details of the facing materials to be used on the external elevations shall be submitted to the Local Planning Authority for approval. The development shall be carried out in the approved materials.
6 No development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The approved boundary treatment shall be built/erected concurrently with the development and shall thereafter be retained in the approved form and position throughout the life of the development.
7 In accordance with the Ecological Appraisal October 2019 edp4815_r001b submitted 20 no bird boxes and 10no bat boxes shall be installed on new building. Escape Ladders/ramps for small animals, including great crested newts shall be installed in gully pots.
8 The development hereby permitted shall not be brought into use until the access to the site within the limits of the public highway has been completed.
9 During construction works the following measures shall be complied with: All works shall only take place between the hours of 8.00am and 6.00pm Monday to Friday; 8.00am and 4.00pm Saturdays and not at all on Sundays or bank holidays. Deliveries to the site shall not take place between the hours of 8.30am and 9.00am and 2.45pm and 3.45pm Monday to Friday during school term time only, and before 8.00am on Saturdays and not at all on Sundays or bank holidays
10 The garages indicated on the approved plan shall be retained for the parking of motor vehicles and cycles. They shall at no time be converted to living accommodation without the prior express permission of the Local Planning Authority.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
11 The development hereby permitted shall not be brought into use until the parking areas have been provided in accordance with the approved plans and thereafter retained for the lifetime of the development.
12 Prior to first occupation of the new dwellings covered and secure cycle storage shall be provided and maintained in accordance with details first to be submitted to and approved in writing by the Local Planning Authority.
13 The development hereby permitted shall not be brought into use until the following off-site highway works have been constructed in accordance with the approved plans:
1. Bellmouth access on Saredon Road 2. New Controlled Pedestrian Crossing on Saredon Road 3. Removal of approximately 20m of existing echelon parking bays on Saredon Road across the proposed junction and the resentment of this area to footway. 4. Drop crossing points on View Lodge 5. Revoke any existing traffic orders affected by the scheme and amendments to existing orders.
14 Prior to commencement of development a Construction Vehicle Management Plan including details of site compound, site hours, types of vehicles, provision for parking of vehicles for site operatives and visitors, loading and unloading of plant and materials, and storage of plant and materials used in constructing the development has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall thereafter be implemented prior to any works commencing on site.
15 The development hereby permitted shall not be brought into use until the following details have been submitted and approved in writing by the Local Planning Authority. • internal junction visibility splays • forward vehicle visibility splays within the site • highway adoption areas
16 Prior to the commencement of the development hereby permitted, a written scheme of archaeological investigation (the Scheme) shall be submitted for the written approval of the Local Planning Authority. The Scheme shall provide details of the programme of archaeological works to be carried out within the site, including post-excavation reporting and appropriate publication. Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
The development shall not be occupied until the site investigation and post- excavation assessment has been completed in accordance with the written scheme of archaeological investigation approved under this condition and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured. Any subsequent archaeological mitigation must be the focus of a separate WSI produced after the evaluation stage and following detailed discussions with the LPA's archaeological advisor.
17 The archaeological site work shall thereafter be implemented in full in accordance with the written scheme of archaeological investigation approved under condition (16).
18 In this condition ‘retained tree’ means an existing tree, which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use.
(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard BS 3998:2010 Tree Work.
(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.
(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Reasons:
1. The reason for the imposition of these time limits is to comply with the requirements of Section 91 of the Town and Country Planning Act 1990.
2. In order to define the permission and to avoid doubt.
3. To safeguard the amenity of the area in accordance with policy EQ11 and EQ12 of the adopted Core Strategy.
4. In order to protect any protected species on the site in accordance with EQ1 of the adopted Core Strategy.
5. To safeguard the amenity of the area in accordance with policy EQ9 of the adopted Core Strategy.
6. To safeguard the amenity of the area in accordance with policy EQ9 and EQ11 of the adopted Core Strategy.
7. In order to protect any protected species on the site in accordance with EQ1 of the adopted Core Strategy.
8. In the interest of highway safety. To comply with the principles set out in the National Planning Policy Framework.
9. To ensure that the use of the premises does not detract from the reasonable enjoyment of surrounding residential properties in accordance with policy EQ9 of the adopted Core Strategy and to ensure that the development meets the requirements of Policy EQ1 of the adopted Core Strategy.
10 to 15. In the interest of highway safety. To comply with the principles set out in the National Planning Policy Framework.
16 and 17. In order to protect the historic environment in accordance with EQ1 of the adopted Core Strategy.
18. To safeguard the amenity of the area in accordance with policy EQ11 and EQ12 of the adopted Core Strategy.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Proactive Statement In dealing with the planning application the Local Planning Authority has worked in a positive and proactive manner by agreeing amendments to the application and in accordance with paragraph 38 of the National Planning Policy Framework 2018.
Highways Informative This consent will require approval under Section 7 of the Staffordshire Act 1983 and will require a Section 38 of the Highways Act 1980.Please contact Staffordshire County Council to ensure that all approvals and agreements are secured before commencement of works. https://www.staffordshire.gov.uk/Highways/highwayscontrol/HighwaysWorkAgree ments.aspx
As part of this work a Traffic Regulation Order will need to be implemented to protect the proposed junction. The conditions requiring off-site highway works shall require a Highway Works Agreement with Staffordshire County Council. The applicant is requested to contact Staffordshire County Council in order to secure the Agreement. The link below is to the Highway Works Information Pack including an application form. Please complete and send to the address indicated on the application form or email to ([email protected]). The applicant is advised to begin this process well in advance of any works taking place in order to meet any potential timescales. https://www.staffordshire.gov.uk/Highways/highwayscontrol/HighwaysWorkAgree ments.aspx
Notes to Planning Officer It is recommended that the developers contact the local waste/recycle service as an indemnity agreement may be required prior to refuse/recycle vehicles entering a private road by the proposed flats.
Coal Authority The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.
Further information is also available on the Coal Authority website at: www.gov.uk/coalauthority
Crime Prevention Team Entrance to the Development
I recommend that a rumble strip or change of road surface be incorporated at the road entrance of the site in order to create a psychological barrier; this gives the impression that the area beyond the 'barrier' is private to the community.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Footpaths into the development should be wide, clear of hiding places, well lit, and follow a direct route, it would be advantageous if the hedge either side of the pedestrian entrance was angled to a lower level to enhance pedestrians view.
Landscaping
All shrubs and hedges specified adjacent buildings should have a maximum growth height of 1 metre, whilst all tree branches should be pruned up to a minimum height of 2.5 metres, thereby maintaining a clear field of vision around the site.
Trees when mature shouldn't mask lighting columns or become climbing aids to scale boundary treatments.
Lighting
Wherever possible Secured by Design encourages the use of the most environmentally friendly light source. Moreover, the Institute of Lighting
Professionals (ILP) currently favours the use of good quality LED lighting and other energy effective light sources advising against the use of fluorescent lighting which is environmentally unsustainable for a variety of reasons; good lighting design promotes the feeling safety in the environment and reduces the fear of crime.
All street lighting for adopted highways and footpaths, private estate roads, footpaths and car parks must comply with BS 5489-1:2013.
It should be noted that 'bollard' lighting is not compliant with BS5489:2013 because it does not project sufficient light at the right height making it difficult to recognise facial features and as a result causes an increase in the fear of crime.
Trees may restrict the performance of street lighting by blocking light or causing damage through collision with branches so should not be located within 5 metres of a lighting source. Account must be taken of the effects of seasonal variations on planting when designing such schemes, both lighting and landscaping schemes should be well maintained as part of a maintenance schedule to mitigate the effects of seasonal variations.
LEAP
Play areas are vulnerable to crime and being damaged, the result of this abuse is that the investment in a play area, its use, and contribution to the quality of life in the community can be seriously eroded. Play areas must be overlooked by adjacent dwellings and landscaping maintained at a low level to enhance natural surveillance and increase child safety.
If the intention is to provide play equipment an evaluation of the needs of the community should be addressed prior to implementation of this area and it is important when carrying out a post implementation evaluation of crime or anti- Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 social behaviour (ASB) of this facility to separate incidents around the play area i.e. roads, parking areas, drinking in the street, dwelling frontages, etc. from those which actually occur within it, part of any ASB evaluation should include how many perceived ASB incidents are attributed to estate families and incidents attributed to non-resident families.
I use the word "perceived" because when an area is being used for play or otherwise engage a young person in physical activity this usually generates a certain amount of noise, this by itself is not anti-social - its noise.
The following recommendations highlight design and management features which need to be included in the planning of any proposed play area, its design and construction which will help to block the opportunity for crime and anti-social behaviour.
Community Planning;
Be able to show clear intended use related to age group, this should be considered relative to other local play facilities or youth clubs for other age groups within the community - it is important in avoiding potential abuse that all age groups are recognised with appropriate facilities included in a positive way.
Provide adequate space for the proposed activity within the play area complete with a buffer zone between the activity and adjacent dwellings or other occupied buildings.
Relate intended playing area use to immediate infrastructure e.g. allow adequate road, cycle/footpath access and secure parking or cycle storage nearby.
Locate the play area for young and very young children within the protection of the built community to ensure good natural surveillance and supervision.
Ensure that ownership and management of the proposed facility is in place with adequate resource available for maintenance and any improvements should they be required.
Play Area Design;
Boundaries should be clearly defined with features to prevent unauthorised motor vehicle/cycle access.
Boundary fences and landscaping should allow natural surveillance across the play area from public areas, roads and footpaths.
Lighting should be appropriate to facilitate natural surveillance at night and reduce fear of crime.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
There should be controlled informal access to the play area to prevent dog fouling and littering from public areas.
No structure or landscape features should compromise natural surveillance
Areas used for "adventure play" should have clear natural surveillance without creating potential "hiding" places or places for litter to collect, bullying to occur or encourage rough sleeping.
Consider installing a youth shelter to avoid gathering in adjacent streets rear parking courts etc.
Management
Regular maintenance routines should be "designed in" to prevent the facility becoming un-usable.
The facility should be regularly monitored and the community involved in any potential expansion.
Crime and anti-social behaviour patterns recorded and any appropriate action considered.
Any improvements or changes to prevent crime and encourage use should involve community consultation.
Dwelling Boundaries
All rear gardens should be secured with a robust fence or wall, without footholds, to a minimum height of either 2000mm or 1800mm with trellis. The rails of any timber fence should face into the garden to prevent climbing access, the topography of the land should be taken into account when installation takes place to ensure that the height of the fence is maintained.
Timber fencing panels should be secured to the fence posts to prevent offenders lifting them to gain access to adjacent gardens.
An 1800mm high gate, with anti-lift hinges and a lock, should be erected as close to the front elevation as possible of dwellings sharing an alleyway; plots 6-7,12-13,28- 46,38-39,40-41 & 51-52, this removes a narrow, dark, alley between dwellings in which an offender can hide and helps prevent unauthorized persons gaining access to the rear of properties where most burglaries take place.
"Smart" utility meters should be installed to prevent bogus caller sneak-in burglaries.
Car-park
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
To prevent the proposed car-park becoming a place to generate vehicle related anti- social behaviour I recommend that it be gated and locked in the evening if the intention is that it is to be used by parents collecting children from school.
Bike Storage
Cyclists should be encouraged to lock the wheels and the crossbar rather than just the crossbar and therefore the design of the cycle stand that enables this method is recommended. The minimum requirements for such equipment are;
Galvanised steel bar construction minimum thickness 3mm Minimum foundation depth of 300mm with welded "anchor bar" Further information can be found at www.bikeoff.org/design resource
Doors
The minimum Association of British Insurers (ABI) and Police door security standard is that doors should be manufactured to a design that has been shown to meet the security requirements of PAS 24:2016 or designed and manufactured in accordance with Appendix B, Doc Q building Regs 2015
Door-sets satisfying other standards that provide similar or better performance are also acceptable, these standards include;
LPS 1175 Issue 7.2 2010 Security Rating 2 or: STS 202 Issue 3 2011 Burglary Rating 2 or: LPS 2081 Issue 1 2015 Security Rating B
Letter plates, where provided, should have a maximum aperture of 260mm x 40mm. and incorporate a flap designed to hinder attempts to remove keys with sticks or rods and/or to restrict hand or arm entry.
Note; Letter plates meeting the requirements of the Door and Hardware Federation's (DHF's) technical specification TS008:2012 have been shown to protect against attacks mentioned above.
Door Limitation and caller identification
The main doors for entering a dwelling (usually the front door) should have a door viewer unless other means exist to see callers, such as clear glass within the door or a window next to the door-set. The same door-set should also have a door chain or door limiter installed.
Note; in some situations a door chain or limiter is not appropriate, e.g. where a warden may need emergency access to residents in sheltered housing. Alternative caller identification measures, such as electronic audio visual visitor door entry system, can be used to identify visitors.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Door-sets shall also be certificated to the following relevant material specific standards: BS 7412:2007 (PVC-U) BS 4873:2016 (Aluminium) BS 6510:2010 (Steel) BS 644:2012 (Timber) BS 8529: 2010 (Composite)
Doors should be secured with the relevant lock type:
BS 3621: 2011 thief resistant mortise lock. BS 8621:2011 thief resistant mortise lock with keyless egress BS 10621:2011 as above but with keyless external deadlock BS EN 1303:2005 Minimum standard for cylinder locks LPS 1242 Issue 1.2 2005 Cylinder lock requirements DHFTS 621:2011 Electro-mechanical lock.
If glazed panels/windows adjacent to doors are installed as an integral part of the door frame then they must be shown to be part of the manufacturer's certificated range of door sets. Alternatively, where they are manufactured separately from the door frame, they must be certificated to:
PAS 24:2016, or STS 204 Issue 3:2012, or LPS 2081 Issue 1:2014
Door frames should be mechanically fixed to the structure of the building in accordance with the manufacturer's installation instructions.
Lightweight framed walls should incorporate a resilient layer to reduce the risk of anyone breaking through the wall and accessing the locking system, the resilient layer should be timber sheathing at least 9mm thick, expanded metal or a similar resilient material the full height of the door and 600mm either side of the door.
A third party test pass certificate will be required to certify the doors meet SBD requirements.
Windows
The minimum Association of British Insurers (ABI) and Police window security standard is that ground floor and other easily accessible windows (including easily accessible roof lights) windows should be secure windows in accordance with paragraphs 2.2 -2.3, Doc Q Building Regs 2015.
(Easily accessible - A window that is within 2m vertically of an accessible level surface such as ground/basement level or access balcony, or a window within 2m of a flat or sloping roof with a pitch of less than 45 degrees that is within 3.5m of ground level).
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Windows should be made to a design which has been shown by test to meet the requirements of British Standards Publication PAS 24:2016. Note: windows demonstrating compliance with the police 'Secured by Design' initiative will also meet the provisions of this Approved Document.
Windows satisfying other standards that provide similar or better performance are also acceptable, these standards include;
STS 204 Issue 3: 2012, or LPS 1175 Issue 7:2010 Security Rating 1, or LPS 2081 Issue 1:2015 Security Rating A
Windows must also be fit for purpose and shall be certificated to the relevant material standard i.e.:
BS EN14351 BS 4873: 2004 (Aluminium) BS 7412: 2007 (PVC-U) BS 644: 2003 (Timber) BS 6510: 2005 (Steel)
Installation and fixing of secure windows
Frames should be mechanically fixed to the structure of the building in accordance with the manufacturer's installation instructions. (Secure window - A window proven to resist criminal attack or a bespoke window incorporating proven crime reduction construction features).
A third party test pass certificate will be required to certify the windows meet SBD requirements.
Party Wall Construction and Sound Insulation All party walls will resist intrusion with the components, such as:
Timber sheathing, minimum 9mm thick ; or Expanded metal
The following 'Robust Details' are acceptable:
E-WT-2 (timber wall construction) E-WT-3 (light steel construction) E-WT-20 (masonry wall construction)
Alternatively walls meeting the following standards are also acceptable:
LPS 1175 Issue 7:2010 Security Rating 1, or STS 202 Issue 3:2011 Burglary Rating 1
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Intruder Alarms
A 13 amp non switched fused spur, suitable for an alarm system, should be installed within each dwelling. If the full alarm system is installed it shall comply with one of the following standards:
BS EN 50131 and PD6662 (wired system) BS 6799 (wire free system)
All installations should be in accordance with the current regulations for electrical installations.
Further information on Secured by Design and accredited security products can be found at www.securedbydesign.com and www.soldsecure.com
I trust the constructive observations I have made will be useful to the Planning Committee in considering the application. I would appreciate being informed as to the outcome of this application.
Staffordshire Fire
VEHICLE ACCESS Appropriate supplies of water for fire fighting and vehicle access should be provided at the site, as indicated in Approved Document B Volume 1 requirement B5, section 11.
I would remind you that the roads and drives upon which appliances would have to travel in order to proceed to within 45 metres of any point within the property, should be capable of withstanding the weight of a Staffordshire firefighting appliance (G.V.W. of 17800 Kg).
AUTOMATIC WATER SUPPRESSION SYSTEMS (SPRINKLERS) I wish to draw to your attention Staffordshire Fire and Rescue Service's stance regarding sprinklers.
DOMESTIC SPRINKLERS In the interest of preventing deaths and injuries from fires within domestic dwellings Staffordshire Fire and Rescue Service strongly recommend the provision of a sprinkler system to a relevant standard.
Early consultation with the Fire Service when designing buildings which incorporate sprinklers may have a significant impact on reducing fire deaths and injuries in domestic premises and financial implications for all stakeholders.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
Further information can be found at www.bafsa.org.uk - the website of the British Automatic Fire Sprinklers Association Ltd.
If you require any further advice or assistance regarding the above please do not hesitate to contact me.
Cadent Gas PLEASE NOTE - the below information is related to Low and Medium Pressure Assets. You may be contacted separately by our engineers regarding High/Intermediate Pressure Pipelines.
Considerations in relation to gas pipeline/s identified on site:
Cadent have identified operational gas apparatus within the application site boundary. This may include a legal interest (easements or wayleaves) in the land which restricts activity in proximity to Cadent assets in private land. The Applicant must ensure that proposed works do not infringe on Cadent's legal rights and any details of such restrictions should be obtained from the landowner in the first instance.
If buildings or structures are proposed directly above the gas apparatus then development should only take place following a diversion of this apparatus. The Applicant should contact Cadent's Plant Protection Team at the earliest opportunity to discuss proposed diversions of apparatus to avoid any unnecessary delays.
If any construction traffic is likely to cross a Cadent pipeline then the Applicant must contact Cadent's Plant Protection Team to see if any protection measures are required.
All developers are required to contact Cadent's Plant Protection Team for approval before carrying out any works on site and ensuring requirements are adhered to.
STW Foul sewage is to discharge to the public 225mm foul sewer which lies within the site boundary; this was agreed within the Development Enquiry.
Surface water is proposed to be discharged to a nearby watercourse; we would have no comment to make on this and would advise this proposal is discussed with the LLFA.
Please note for the use or reuse of sewer connections either direct or indirect to the public sewerage system the applicant will be required to make a formal application Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020 to the Company under Section 106 of the Water Industry Act 1991. They may obtain copies of our current guidance notes and application form from either our website (www.stwater.co.uk) or by contact our Development Services Team (Tel: 0800 707 6600). Please provide a copy of this email when making your application.
Sarah Plant – Assistant Team Manager: Planning Committee 17/03/2020
SAD Site 119, Saredon Road, Cheslyn Hay