20/00566/FULL
Land To The South, Preston Road, Kingston Upon Hull, ,
A hybrid planning application comprising:-, 1) Full planning application for residential development (242) dwellings, public and private access roads, public and private landscaping, recreational facilities and associated drainage works., 2) Outline planning application for residential development (all matters reserved except for access). c/o Strata Homes Ltd
SUMMARY
- Hybrid application for housing and associated development.
- Objections received. Including holding objection from Highways England.
- Recommended for conditional approval. Deferred to Head of Planning following withdrawal of Highways England objection. – Subject to a legal agreement to secure off-site tree planting
- The Head of Planning has requested a Committee decision and site visit due to significance of the application.
SITE
The Site is located to the south of Preston Road, Archbishop Sentamu Academy and other facilities to the north off this double width roadway. Marfleet Lane running to Flinton Grove to the east. The southern boundary incorporates the properties to the south of St John’s Grove up to the junction of Hilton Grove and then follows an irregular line northward to Wansford Grove around properties to be retained. The western boundary is defined by Holderness Drain.
The Site extends to approximately 16.08ha of brownfield (previously developed) scrubland.
The site once formed part of wider residential development on the Preston Road Estate but has been cleared except for four properties, which are still occupied by their owners.
It is understood that HCC is going through the Compulsory Purchase Order (“CPO”) process to acquire these last houses on the Site.
Former and remaining properties were/are a non-traditional property types.
There are a number of trees on the site.
As groups of houses have been vacated, they have been demolished and clearance works undertaken, including capping off utility services such as gas, water and electricity.
PROPOSAL
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A hybrid planning application comprising:-
1) Full planning application for residential development (242) dwellings, public and private access roads, public and private landscaping, recreational facilities and associated drainage works.
This is the eastern side of the site.
The application consist of 11 house types, 4 types (167 units) for private sale, 5 types (50 units) for private rental sector, and 2 types (25 units) for affordable homes.
The proposed space standards and car parking provision would be:-
2 Bed 3 person, 1 type – 74.9sqm – 9 units – 7/9=2 off-street car parking spaces (CPS), 2/9=1 CPS [Local plan parking guide = 2 CPS]
2 Bed 4person, 1 type - 61sqm – 17 units - 5/17= 2 CPS, 12/17= 1 CPS [Local plan parking guide = 2 CPS]
3 Bed 4 person, 3 types – 67sqm, 86.7sqm, 85.8sqm. – 31 units - 31/31= 2 CPS [Local plan parking guide = 2 CPS]
3 Bed 5 person, 2 types – 82.5sqm, 73.1sqm – 33 units - 33/33= 2 CPS [Local plan parking guide = 2 CPS]
3 Bed 6 person, 1 type – 110sqm – 80 units - 80/80= 2 CPS [Local plan parking guide = 2 CPS]
4 Bed 6 person, 1 type – 113.1sqm - 18 units – 18/18= 3 CPS [Local plan parking guide = 3 CPS]
4 Bed 7 person, 2 types – 126sqm, 102sqm - 54 units - 50/54= 3 CPS, 4/54= 2 CPS [Local plan parking guide = 3 CPS]
The housing types would mainly be terraced but with a number of semi-detached units and also some large detached properties on corners. The density would be 33 dwellings per hectare.
A proposed bus route is identified off Marfleet Lane and through the south of the site via Wansford Grove. There would also be 2 road junctions off Preston Road. One existing road access off Marfleet Lane is proposed to be closed.
Almost all dwellings would have at least 2 off-street car parking spaces and a number would also have a garage space as well. A small number (14 mid terraced units) would only have 1 space.
The outer boundaries would have existing verges retained with new verges also proposed.
A number of trees, near the western Preston Road entrance point are shown for removal and there is an indicative (mainly perimeter) tree planting plan.
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The proposed building materials would be in three palettes, Priory Weathered Red with red pantile roof, Priory Weathered Red with dark grey pantile roof, Hardwick Minster Cream brick with dark grey pantile roof. Revisions have secured string courses and deeper window reveals.
2) Outline planning application for residential development (all matters reserved except for access).
This is the western side of the site bounding onto Holderness Drain. The indicative plan identifies a similar form of development to the eastern side with 249 units indicated. This area also includes 2 areas of open space, one including a children’s play area. The access is shown at 2 points off Preston Road (as existing) with 2 Preston Road accesses being shown as closed. The proposed bus route off Wansford Grove is shown continuing along the southern side of this route to join St John’s Grove.
PLANNING HISTORY
None relevant
REPRESENTATIONS – Highways England
Recommend that planning permission not be granted for a specified period
Highways England recommends that planning permission not be granted until January 29 2021.
Reason(s) for the recommendation above:
To ensure that the A1033 Trunk Road at Marfleet Roundabout and Southcoates Roundabout continues to serve its purpose as part of a national system of routes for through traffic in accordance with Section 10(2) of the Highways Act 1980 by minimising disruption of the trunk road network and in the interests of road safety.
Local Plan - Open Space
Regarding the above application, this site is an allocated housing site and as such it will be liable to an on-site open space requirement, as per Table 12.5 in the Local Plan (On-site open space requirements for housing allocations). In that table, the requirement for this allocation is to provide 2.75ha of public open space, to include a park, children’s play equipment, and landscaping/buffering along Holderness Drain.
Local Plan - Housing
The application is accompanied by a Planning Report (April 2020) and Affordable Housing Statement/ Financial Viability Appraisal (April 2020) that propose and justify not meeting local plan requirements for affordable housing and space standards.
Policy 5 Affordable Housing – The documents set out in detail why it is not viable to provide affordable housing on this site. The 10% policy would result in a requirement for 24
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affordable units on this development. As an alternative, the developer proposes making provision for 25 affordable units to be provided through grant funding from Homes England.
Policy 6 Housing Space Standards – The documents set out in detail why it is not viable to meet the minimum space standard in all the dwellings. Of the 242 total, 181 units (75%) do meet or exceed the standard – including all units proposed as affordable housing. The remaining 61 units (25%) would provide 10-20% less space than the national standard. The policy does recognise that in some areas of the city (including HMVZ2 where this development is located) it may not be viable to meet the standard; that the development can meet the standard in three-quarters of the dwellings could therefore be viewed as positive.
Urban Design
Original comments raised a significant number of design issues which were passed on to the applicant and a number of revisions and meetings were held to discuss these matters.-
Latest comments:-
Following the initial urban design appraisal and comments submitted 23/06/20 the developer and design team have engaged in a dialogue to address the concerns raised. Overall this has been a positive endeavour and has resulted in improvements to the overall urban design of the proposed development from that submitted. In particular concerns around legibility and the visual impact of parking have receded as a result of design revisions. Urban Design believes the design and detailing of some of the standard house types could still be better, but overall the proposal is appraised more positively and the original BfL12 assessment has been rescored and now achieves 9 greens.
It is recommended that in order to safeguard the design improvements achieved all revised drawings are captured in any permission granted.
• Developer/designer response to legibility, landmarks, corner plots etc. comments “The overuse of the Bologna house type meant that it was the focal point within every street scene, rather than being celebrated at key locations within the site. Previously, the site contained 26 No. Bologna. This has now been reduced to 18 No. Rather than plotting the Bologna on every corner, we have run semi-detached/terrace plots with gable windows up to corners. This accentuates the Bologna house type where it is now used in only prominent positions within the site”. As well as reducing the number of Bologna within the site, we have uplifted the external spec for the house type in six key locations within the heart of the Strata parcel. This option is stone built with a stone surround around the door, a stone string course and stone heads & cills”. Urban Design accepts this response has led to an improvement that is overall satisfactory. The revisions to plotting of house types and the introduction of a new type to the layout helps with the all-important legibility.
The reconstituted stone built houses (six in total) are not in keeping with the local vernacular (brick) but do provide some much needed variety. Traditionally designed stone built houses tend to look out-of-context in Hull and the proposed stone built houses have more likely been designed with the West Yorkshire market in mind. This is not a straightforward matter as while greater variety and legibility is achieved, it is done so in a way that is not generally comfortable with the local vernacular. On further investigation, the same developer has had
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similar reconstituted stone built houses approved on the Francis Brady Way development to the north west of this application site, off Maybury Road.
Given this local precedent and previous decision by the LPA, and the fact the stone material will bring some much needed variety into the development, on balance Urban Design is minded to support the limited use of stone within a scheme that is predominantly brick built.
• Developer/designer response boundary treatments comments/objection “Comments had been made relating to the overuse of the 1800mm high brick boundary wall. A new wall type has been introduced to add variation; the brick pier and panel wall. We also have stone masonry walls plotted within the site in 6 locations adjacent to the stone Bologna house types. Landscaping has also been utilised in key locations, to soften and break up boundaries.” Having reviewed the changes and revisions Urban Design accepts this response addresses the initial concerns and has led to an improvement that is overall satisfactory.
• Developer/designer response to car parking comments “To combat the long runs of front parking, we have broken up the street scene with the use of trees within front gardens & have increased the amount of side parked plots”. Having reviewed the changes and revisions Urban Design accepts this response addresses the initial concerns and has led to an improvement that is overall satisfactory.
“Circa. 10 more trees can be located within the site in the front gardens of plots. This is enabled due to the reduction in frontage parking”. Relates to changes in the layout to help better integrate parking - Urban Design supports this revision.
• Developer/designer response to comments on building design, facades and detailing etc.
“The window depth on the first floor of the Geneva house type has been increased from 1200mm to 1350mm. This has been increased following comments on the solid to void ratio which has now been addressed.” Comments regarding solid to void ratio and the need for larger windows applied to all the standard house types. Although the enhancement to this particular Geneva typology is welcome there is still a deficit in design quality between the ‘enhanced’ houses and the ‘standard’ houses.
Following subsequent discussion over façade detailing, all house types are now proposed to include a stretcher bond projecting sill detail as standard. This sill projects 20mm which produces a shadow line underneath the course, and will accentuate the depth of the reveal which is already recessed in the façade. Adding this detail to all house types does have a positive impact as it helps bring some more articulation to facades and prevent flat elevations.
“A string course has been incorporated on all plots facing Preston Road, Marfleet Lane & the new bus route. This adds character to the plots & also creates unity within a street scene that contains varied house type elevations”. Urban Design supports this revision.
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Revisions to facades and detailing have led to an uplift in overall design quality. However from an urban design perspective there is scope to further improve the design of the proposed house types. In particular the standard typologies would benefit through enhanced detailing such as window size, and the size and quality of sills and lintels. This is reflected in the amber score against BfL12 principle 5.Character.
BfL12 (revised BfL12 assessment)
1. Connections: GREEN 2. Facilities and services: GREEN 3. Public transport: GREEN 4. Meeting local housing requirements: AMBER (see original comments) 5. Character: AMBER (see main comments and addendum comments) 6. Working with the site and its context: GREEN 7. Creating well-defined streets and spaces: GREEN 8. Easy to find your way around: GREEN 9. Streets for all: GREEN 10. Parking: GREEN 11. Public and private spaces: GREEN 12. External storage and amenity space: AMBER (applicant has refused to upgrade recycling and waste bin storage from the basic hard standing within gardens)
Overall score GREEN 9/12 AMBER 3/12
For information previous score was Green 7/12, Amber 5/12
HCC Ecologist
Has issued an Appropriate Assessment for the above application concluding:-
Subject to the recommended mitigation measures above being secured the Council as the Competent Authority ascertains that the proposal will not adversely affect the integrity of the European Site either alone or in combination with other plans or projects and the project may be authorised subject to the recommended conditions.
Environmental Protection
I have reviewed the gas addendum supplied by the client in relation to the above application and can confirm that I am in agreement with the findings of the report.
Advise contamination and construction conditions.
Urban Forestry
I have read through the documentation and visited the site to assess the impact of the proposals on the existing treescape and offer the following comments:
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The JCA arboricultural report has identified 4 trees for removal due to their condition; these are G9 a group of Leylandii, T13 & T18, both Wild Cherries that are in a declining condition and T24, a common Lime. Whilst G9 is within the development footprint and has already been removed both T13 & T18 are located within the Preston Road central reservation and are therefore under HCC jurisdiction, I do not think that either represents an immediate issue for the development and they will continue to be managed by HCC. T24 has major stem wound extending from the base to the crown union.
In addition to the above trees there are a further 4 trees and a group of trees identified in the arboricultural impact report for removal to facilitate the development
The scheme would benefit from retaining the trees at the Hilston Grove junction, their strength lies in the group context and as a group they provide an excellent visual appeal in framing one of the main access roads into the estate, in addition they also provide a sense of character and maturity that new plantings cannot. I would advocate that this group of trees as well as T14 & T15 are retained as part of the Highway tree population and continue to be managed by HCC.
T23 – An early-mature Silver Birch in the rear garden of a property, exhibits good shape and form and a full and balanced canopy and merits retention within the new scheme.
T24 – An early-mature Lime tree should be removed and replaced due to damage it has suffered.
In accord with policy 45 in the Local Plan, any new development will attract a tree planting premium which amounts to 3 new trees per new unit, in addition 3 new trees are to be planted for every tree removed, this will amount to 726 new trees planted as part of the unit premium within the site or within the locale if constraints prevent the full total of trees being planted on site. The number of additional trees to be planted for those to be removed will need to be calculated when a decision has been taken on retention numbers.
Overall the tree planting proposals appear acceptable, although the POS would benefit from the larger ‘parkland’ type tree species especially around the perimeter where there are no spatial constraints and this would be a good opportunity to incorporate specimen tree species into the design.
All arboricultural work should be undertaken in accord with BS3998:2010 Tree Work – Recommendations and should be undertaken by qualified and experienced personnel that possess the relevant public liability insurance, all trees to be retained should be protected from development work in accord with BS 5837: 2012 – Trees in relation to design, demolition and construction – Recommendations.
Yorkshire Water Services Ltd
If planning permission is to be granted, conditions should be attached in order to protect the local aquatic environment and Yorkshire Water infrastructure.
Humber Archaeology Partnership
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The Historic Environment Record has now been checked and the application does not appear to affect any known archaeological sites.
Housing Investment and Renewal
Consults expired 01.07.2020
Natural England
No Objection
Based on the plans submitted, Natural England considers that the proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes.
Police Architectural Liaison Officer
Just a few minor issues, SBD requires lockable side gates near the front of the building line, So would require gates in instances such as plot 17, 31/32, 39/40, 50/51, 62/63, 68/69 - these gates may just have been missed from the plans?
Instances such as S133,132 and S66,67 where there is a recessed garage between fencing may benefit from an additional lockable gate to remove access to the recess that is created in an area of low surveillance - that removes some access to rear fencing/garage door out of surveillance.
There is a need to try to ensure surveillance over parking areas via at least one window of active surveillance overlooking parking when parking occurs at the side between plots, for the majority of occurrences
The applicant has indicated compliance with SBD Homes 2019 - so I would assume the physical security(PAS 24 doors (PIA glazing) Windows PAS24 PIA and lighting (for all properties - not just the affordable homes) is in line with this guidance - Is that correct? Please could we ensure the lighting meets with SBD standards, including the green spaces/paths through.
I would require that the applicant complete an application to be emailed across to me to commence the SBD
Developer's Award process please. https://www.securedbydesign.com/images/downloads/HOMES APPLICATION FORM 2019 interactive.pdf
Passed on to agent and comments received in response (see below)
Humber Local Nature Partnership
Consults expired 01.07.2020
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Access Officer
Consults expired 01.07.2020
Flood Team
The Lead Local Flood Authority do not wish to raise any issues with this application provided any development is in accordance with the Drainage Impact Assessment which accompanies the application and takes note of the paragraph which states “SuDS to be explored at the detailed design stage”.
Highways Development Control
No comments received.
Environment Agency
No objections subject to flood risk conditions.
3 emails/letters raising the following issues:-
My concerns are regarding Wansford Grove. It appears that this is the only Grove that will have access to and from Marfleet Lane. This Grove is already very busy with traffic and I wondered if the road was going to be widened to ease traffic flow? I also noticed that it is going to be a bus route. Are measures going to be put in place for busy times when cars are bumper to bumper down Wansford and Bingham Groves. These include school start and finishing times and when Hull Kingston Rovers have a home game or a concert is on at the grounds?
It also appears that there is going to be a new road running off Wansford Grove into the new estate at the Marfleet Lane end. This is adding an extra hazard to this already frequently used small Grove.
Public Rights to Access Documentation and Attend Planning Committee Meetings
Due to the current Covid-19 situation and associated Government advice, members of the public have not been given the usual opportunities to review the documentation and attend Planning Committee Meetings without possible risks to health.
Due to the size and impact of such a major development, it is especially important that everyone has access to all the information and have the means to submit comments should they decide to do so.
The country remains in lockdown, with many people self-isolating, shielding, or restricting their movements.
Lack of public awareness in the area is therefore likely. In addition, for those without internet access, it is not possible to view the documents via the normal means with both the Wilson Centre and public libraries being closed.
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The current situation offers an unfair advantage to the applicant by affecting the number and nature of comments perhaps it would normally have received. This application should therefore be suspended until all restrictions are lifted.
Conflict of Interest
There is a potential conflict of interest in regard to this particular application since Hull City Council are in partnership with the developers and it is therefore in the Council's own interests that the application is approved and progressed at the earliest opportunity. The application should therefore be reviewed by an independent body.
APPLICANT’S CASE
The applicant has submitted the following reports to support the application:-
Affordable Housing Statement:-
Summary
Planning policy at both the national and local levels seeks affordable housing provision on- site as part of major residential development proposals with the objective of creating mixed communities in mind.
However, this requirement is subject to the proviso that the overall financial viability (and therefore the deliverability) of the development is not compromised to such an extent that there is no incentive for a housebuilder to deliver it.
The detailed proposals for the Site have been assessed in this context and it has been shown through the preparation of an independent financial viability appraisal that they cannot support the provision of affordable homes.
Notwithstanding this, the Applicants are committed to delivering genuine and accessible transformational change at the Site. They are therefore showing the provision of 10% affordable homes (25 no. out of 242 new homes), which will be funded by accessing Homes England grant funding, as part of the full planning application.
In combination with the proposed homes for market sale and private rent, these affordable homes will secure the creation of a mixed and balanced community on this first phase of development at the Site.
Through the use of appropriately worded planning conditions, HCC can ensure that as future phases come forwards an appropriate level of affordable homes is similarly provided.
Planning Report:-
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Conclusion
The Site is allocated for up to 500 new homes in the DP. As such, both the principle and quantum of development are acceptable in planning terms and there is a clear, plan-led presumption in favour of development. In line with paragraph 11 of the NPPF, development proposals that accord with an up-to-date development plan should be approved without delay.
The Applicants are HCC’s City-Wide Developer Partners and have committed to providing 4,000 homes in Hull over the next 13 years. Their track record of delivering high-quality communities and successful regeneration of deprived parts of the City has already been proven through the delivery of new homes at (inter alia) Exeter Grove, Ganstead Grove, Portobello Street, Maybury Road and Alexander Gardens as part of the Council’s ambitious regeneration proposals for East Hull.
The proposals represent a highly appropriate and sustainable (economic, social and environmental) form of development. They will engender genuine, transformational change and an important opportunity for aspirational living in this part of Hull.
The type and mix of new homes directly responds to local need and, despite clear viability challenges, the Applicants are committed to seeking opportunities which will enable the delivery of affordable homes and, in the case of the detailed proposals, have sought to maximise the provision of house types which meet NDSS. The holistic approach to development will also ensure high quality development and creation of a neighbourhood which the community are proud to call “home”.
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Given that the Site has largely been cleared (resulting in it being an unsightly “blot” on the landscape) and HCC’s own housing land supply position assumes the delivery of 500 homes at Site between 2021 and 2032, it is critical that development is brought forward now to maintain the City’s housing land supply and avoid further decline of the local area.
The application is accompanied by a suite of technical documents which demonstrate that there will be no adverse impacts or impacts that cannot be mitigated to an acceptable level, and a wide range of benefits to the local area beyond housing delivery.
The properties comply with Building Regulation M4(2)
In summary, this development is much wanted and much needed by the local community and other stakeholder alike. Planning permission should be granted without delay.
Arboricultural Impact Assessment and Report:-
We are informed that there is no Tree Preservation Order (TPO) in force and that the site is not within a Conservation Area.
Some tree works were recommended during the original survey, irrespective of the development proposals. This is to manage potential risks or for general maintenance purposes.
T10, T14, T15, G16 and T23 require removal and G2, G3 and G4 require pruning works in order to facilitate the proposed development.
All development work carried out in close proximity to trees should be done so in a manner sympathetic to their needs. Otherwise the condition of the trees may deteriorate in the months and years following the development, leading to a loss of amenity and potentially hazardous trees.
Design and Access Statement:-
Including
Introduction
Site context
Design process
Outline application
Detailed proposal
Landscape design
Access statement
Summary
Preliminary Ecological Appraisal:-
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Recommendations are made with regards to the ecological features present on Site and the presence or potential for protected species. In the context of relevant wildlife legislation, appropriate mitigation, compensation and avoidance measures are provided to help to achieve an overall net gain in biodiversity as a result of the proposals in line with the NPPF (2019) and the Hull Local Plan 2016 to 2032 (Local Plan).
Stage 1/2 Road Safety Audit:-
The applicant has carried out a Road Safety Audit with the sole purpose of identifying any feature of the design which could be removed or modified to improve the safety of the highway environment within the extent of the scheme. The problems that we have identified have been noted in this report together with suggestions for improvement, which we recommend should be studied for implementation.
Transport Assessment:-
The scope of this report has been agreed with the local highway authority (Hull City Council - HCC) and Highways England (HE) and is produced in accordance with the relevant local and national guidance.
A Travel Plan that provides a strategy for encouraging sustainable travel at the proposed development site has been produced in conjunction with this TA as a separate document.
The development is to be served via several existing connections with Preston Road to the north via Flinton Grove, Hilston Grove and Holmpton Grove, Marfleet Lane to the east via Wansford Grove and Bilsdale Grove via St Johns Grove to the south-west. Footways will be provided on both sides of the internal access roads to tie-in with the existing pedestrian infrastructure in the local area namely on Preston Road, Bilsdale Grove and Marfleet Lane.
The site is in an accessible location with pedestrian routes to local amenities, bus stops accommodating frequent services to various key destinations, with a large number of areas/facilities accessible within a reasonable cycle ride.
Analysis of the 67 local Personal Injury Collisions (PICs) has not revealed any identifiable existing collision issues associated with the expected movements of the development, therefore it is considered that there are no pertinent road safety issues for the proposals.
Trip generation and modal split data for the development has been projected using the industry-standard TRICS database. The traffic projections indicate that when fully built, the proposed development is expected to generate up to 273 two-way vehicle trip movements during the AM peak hour and up to 277 during the PM peak hour.
The distribution and assignment of traffic associated with the proposed development has been predicted utilising a gravity model based upon commuting patterns of existing residents in the local area.
Junction capacity assessments have been undertaken using the industry-standard Junctions 9 and LinSig v3 modelling software. The results demonstrate that the proposed development would not be expected to have a severe impact on the local highway network or Strategic Road Network (SRN).
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As part of the approved Yorkshire Energy Park development, the Marfleet and Southcoates Roundabouts are set to be upgraded.
This TA demonstrates that the proposed development would not be expected to have a severe impact in terms of sustainable travel, traffic impact and road safety. As the impact of the proposals is not expected to be severe, the proposals are therefore considered to be in accordance with the National Planning Policy Framework (NPPF).
Plus updates from August 2020 providing additional information.
Travel Plan:-
Including monitoring & evaluation strategy.
Plus updates from August 2020 providing additional information.
Drainage Impact Assessment:-
The surface water drainage for the development should be installed to ensure the development does not increase the risk of flooding to other parties.
Surface water will be discharged to the existing Yorkshire Water combined sewers, at a restricted discharge rate to be agreed with the LLFA and Yorkshire Water, with excess surface water flows attenuated on site.
Foul water will be discharged to the existing Yorkshire Water combined sewers adjacent to the site at a rate of approximately 23 litres per second via a pump station.
The private drainage will be designed and constructed to meet the requirements of the Building Regulations, with the adoptable drainage designed to the approval of Yorkshire Water Services.
The supporting calculations and indicative drawings provide a robust case for justifying the proposed means of disposal of surface water and to prove that the site can be suitably drained.
Overall, the report demonstrates that the foul and surface water drainage network for the new development can be designed and constructed to meet the requirements of Local planning policies
Suitably worded conditions can be applied to the grant of planning permission to control the delivery of the development in the usual manner.
Geoenvironmental Appraisal:-
Made Ground across the majority of Areas A & B is considered suitable to remain in gardens beneath a nominal clean cover of 300mm.
Assuming a founding depth of 1.0m, preliminary calculations suggest, at this stage a shallow founding solution is considered unlikely to be viable here and piles will almost certainly be required.
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Including Gas Risk Assessment as requested by Environmental Health.
Flood Risk Assessment:-
The site falls in Flood Zone 3a (high flood risk) on the Environment Agency maps and in an area subject to flooding 0.3m ta 1.2m on the latest Hull SFRA maps, The proposals are considered to be 'More Vulnerable' development in terms of risk vulnerability.
The primary risk to the site is from tidal flooding from the River Humber resulting from the river defences being breached or overtopped during an external flood event.
The primary focus for risk assessment is to protect life, and then consideration should be given to buildings, contents, operation and re-use.
As the scheme is progressed the design should consider exceedance and routing of flows away from the buildings.
Mitigation works are proposed which we consider will reduce the risk to the development from flooding down to an acceptable level.
This report has considered other potential sources of flooding to the site, including groundwater, surface water, existing sewers, water mains and other artificial sources.
Overall, this report demonstrates that the flood risk to the development is reasonable and acceptable.
It is our opinion that the development is fully compliant with the updated Hull SFRA 2016 Standing Advice,
Revisions/Comments following Urban Design Discussions:-
• Comments on the previous revision of the site layout referred to long runs of front parking & the overuse of the Bologna house type on corners, which led to homogeneity within the site. To combat the long runs of front parking, we have broken up the street scene with the use of trees within front gardens & have increased the amount of side parked plots.
• The overuse of the Bologna house type meant that it was the focal point within every street scene, rather than being celebrated at key locations within the site. Previously, the site contained 26 No. Bologna. This has now been reduced to 18 No. Rather than plotting the Bologna on every corner, we have run semi-detached/terrace plots with gable windows up to corners. This accentuates the Bologna house type where it is now used in only prominent positions within the site.
• As well as reducing the number of Bologna within the site, we have uplifted the external spec for the house type in six key locations within the heart of the Strata parcel. This option is stone built with a stone surround around the door, a stone string course and stone heads & cills.
• Comments had been made relating to the overuse of the 1800mm high brick boundary wall. A new wall type has been introduced to add variation; the brick pier and panel wall. We also have stone masonry walls plotted within the site in 6 locations adjacent to the
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stone Bologna house types. Landscaping has also been utilised in key locations, to soften and break up boundaries.
• The window depth on the first floor of the Geneva house type has been increased from 1200mm to 1350mm. This has been increased following comments on the solid to void ratio which has now been addressed.
• A string course has been incorporated on all plots facing Preston Road, Marfleet Lane & the new bus route. This adds character to the plots & also creates unity within a street scene that contains varied house type elevations.
• Circa. 10 more trees can be located within the site in the front gardens of plots. This is enabled due to the reduction in frontage parking.
• The landscape masterplan has been updated in line with the latest site layout, however, the principles have stayed the same.
• Strata are striving to reach the Secured by Design Gold Award. This has meant that we have had to incorporate all points raised within the document in our design work.
• All house types now receive a stretcher bond projecting sill as standard, as agreed verbally during our meeting on 27th July. The sill projects 20mm which produces a shadow line underneath the course. The course also gives the impression that window reveal depths look greater.
Highways England update at 25/8/20:-
The highways consultant has spoken to Highways England (HE) and HE sent the Supplementary Transport Assessment and updated Travel Plan reports through to their agents for review and stressed that HE aren’t opposed to the development. He said that they are aware of the pressing timescales in relation to this application so we should expect to receive an updated response in the next week or so (quicker than the usual 21-day turnaround response from their consultants!).
PLANNING FRAMEWORK
Hull Local Plan 2016 to 2032:
This is an identified housing site, No. 336 which includes on-site open space.
Strategic Priority 2 - Allocate land to meet the future need for the right type and quantity of homes.
Strategic Priority 9 - Protect and enhance the city’s natural assets.
Strategic Priority 11 - Make Hull more attractive to residents, businesses and tourists.
Policy 3 - Housing requirement and site allocations
Policy 4 - Housing regeneration and brownfield land
Policy 5 - Type and mix of housing
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Policy 6 - Housing space standards
Policy 14 - Design
Policy 17 - Energy efficient design
Policy 21 - Designing for housing
Policy 26 - Location and layout of development
Policy 27 - Transport appraisals
Policy 32 - Parking standards
Policy 38 - Surface Water Storage and Drainage
Policy 39 - Sustainable Drainage
Policy 40 - Addressing Flood Risk in Planning Applications
Policy 41 - Groundwater Protection
Policy 42 - Open Space
Policy 43 - Green Infrastructure/ green network
Policy 44 - Biodiversity and wildlife
Policy 45 - Trees
Policy 47 - Atmospheric Pollution
Policy 48 - Land Affected by Contamination
Area Action Plans
Holderness Road Corridor Area Action Plan (March 2011)
HRC2: Design i) Holderness Road Corridor Design Guide; ii) meet at least 14 of the Building for Life design criteria iii) have different tenures
HRC7: Key Green Spaces and The Green Network / Parks & Public Open Space
HRC11: Parking
PR3: Green Space and Transformational Project
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19.5 ha of accessible, safe, high quality open space will be provided and / or improved in the focus area, as shown on the proposals map and detailed in Schedule PR3.
Other Material Considerations:-
SPD 2 - Heritage and Archaeology
SPD 3 – Environmental Quality
SPD 4 – Living with Water
SPD 7 – Hull Residential Design Guide
SPD 10 – Trees
SDP 11 - Open Space
SPD 12 - Ecology and Biodiversity
SPD 15 – Affordable Housing
National Planning Policy Framework
NPPF1 Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The NPPF is a material consideration in planning decisions (para 2).
NPPF3 The presumption in favour of sustainable development does not change the statutory status of the development plan as the starting point for decision making. Where a planning application conflicts with an up-to-date development plan (including any neighbourhood plans that form part of the development plan), permission should not usually be granted. Local planning authorities may take decisions that depart from an up-to-date development plan, but only if material considerations in a particular case indicate that the plan should not be followed. (para 12).
NPPF4 Decision Making (paras 38 to 58).
NPPF5 Delivering a sufficient supply of homes (paras 59 to 79).
NPPF12 Achieving well-designed places (paras 124 to 132).
NPPF14 Meeting the challenge of climate change, flooding and coastal change (paras 148 to 169).
NPPF15 Conserving and enhancing the natural environment (paras 170 to 183).
PLANNING APPRAISAL
Principle:-
This is an allocated larger housing Site Ref 336, and within table 5.10 of the Hull Local Plan, it identifies the potential to deliver 500 dwellings with 2.75 ha of POS to include a park,
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children's play equipment, and landscaping / buffering along Holderness Drain. (This includes provision for sites 20 and 21.) (Policy 42, Table2.75 ha of POS to include a park, children's play equipment, and landscaping / buffering along Holderness Drain. (This includes provision for sites 20 and 21.). Therefore the principle of developing this site for housing and open space is acceptable and would be compliant with Local Plan Policies 3 and 42. The detailed material considerations are the key to determining the acceptability of the proposal and these are considered below.
Design / Layout / Scale / Appearance / Access / Landscaping / Amenity:-
The housing layout, both detailed and outline is arranged in a ‘slip grid’ pattern. This would provide a legible layout and whilst in layout plan form it might appear too regimented, on the ground it would appear less formal and would provide a sense of place and navigability through vista stops, termination points, housing types and design.
The materials proposed (in the full application) are considered to be appropriate providing a suitable palette of surface, brick and roof styles without creating a jumble of colours.
As can be seen above the Hull City Council Urban Design Officer has considered the proposal and worked extensively with the applicants to secure improvements in accordance with the principles and details in SPD 7 – Hull Residential Design Guide. The overall design and approach is now supported.
The revised details have been considered against the Building for Life criteria and it has been assessed as scoring 9/12, see urban design comments above. This would comply with Local Plan policy 21.
The form, architecture and layout of the site is considered to be acceptable complying with Local Plan policies 14 and 21. The proposed house designs are considered acceptable.
The designs of the proposed houses would be of an acceptable standard and in combination with proposed layout would provide a residential environment that creates a positive sense of place.
The properties proposed fit into the established block pattern in the area and would be consistent with the urban grain of the area whilst offering an improved quality of housing within the area.
The use of open spaces, verges and tree planting within the site and on the boundary would provide a suitable level of natural amenity. This would provide an additional level of quality that would be expected for a new residential development seeking to provide improvements to the area as envisaged in the Holderness Road Corridor Area Action Plan and the Local Plan.
The relationship within and without the site would not introduce any amenity issues for new or existing residents, complying with Local Plan policy 21.
The outline part of the site only seeks approval for details of access, all other matters are reserved and would be considered through a subsequent reserved matters application to enable the development of this part of the site. The access is considered acceptable.
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Heritage/Conservation:-
The site is not within a Conservation Area and there are no heritage assets nearby.
Parking/Highways:-
Almost all dwellings would have at least 2 off-street car parking spaces and a number would also have a garage space as well. A small number (14 mid terraced units) would only have 1 space. Whilst there are a number of parking spaces directly to the front of some properties, the overall impact is considered acceptable. The level of frontage parking has been reduced since submission to seek to improve the Streetscene through additional planting and reduction of hard surfaces. A condition can be imposed to prevent these areas of front garden being converted into car parking spaces.
At the time of writing HDC comment have not been received, but it is anticipated that these will be provided. Conditions have been recommended that address the typical highway requirements for housing schemes of this type.
The application is accompanied by a Travel Plan, this should be conditioned.
The biggest issue is the holding objections from Highways England. Their concern is disruption of the trunk road network through additional traffic. The applicant has provided additional information to Highways England and given that this is an allocated housing site it is anticipated that the objection will be addressed and lifted, hopefully by the Committee date. If not it is recommended that the application be delegated for approval to the Head of Planning for approval once the objection is removed.
Objections have highlighted the potential congestion associated with peak hours and school drop off times. It is considered that these issues are not so significant to warrant refusal or revisions.
Archaeology/Ground Conditions:-
Humber Archaeology Partnership have raised no objections.
In common with other similar applications, given the sensitive end use contamination reports are considered necessary.
Noise:-
Noise pollution for the existing and prospective residents should be within normal residential levels.
Construction methods should be controlled by conditions to protect the amenity of the surrounding residents.
Landscaping/Ecology/Open Space:-
Urban Forestry have highlighted that some tree felling is not supported. The extent of tree felling is considered necessary to provide suitable access visibility lines etc.
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The applicant has confirmed that the balance of the required level of tree planting can be provided off-site via a financial contribution (legal agreement). The proposed landscaping scheme is considered to offer suitable coverage and variety to enhance the site complying with Local Plan policies 42, 45 and 52.
Phase 2 is only indicative at this time but shows the western side of the site and an enhanced open space adjacent to Holderness Drain, another open space including play area, and other green areas. Those areas would also meet the Local Plan requirements and again the provision can be secured by condition.
Suitable triggers should be included in any conditions to ensure that open space and play space is provided to meet the needs of residents at suitable stages of development.
Drain safety would be addressed by other legislation but for the avoidance of doubt a condition should be imposed to secure details of such provision/measures.
As highlighted above the open space proposed (and indicated in Phase 2) would comply with the Holderness Road Corridor Area Action Plan policy HRC7 and the provision is also considered to comply with Local Plan policy 42.
Biodiversity:-
Given the characteristics of the site and the potential for protected species an ecological assessment has been carried out and the HCC Ecologist has considered this information adequate. An Appropriate Assessment has also been issued to address Habitat Assessment requirements, Natural England also consider these details adequate.
Open space/playspace/Community Infrastructure Levy (CIL)/Trees
This development proposes three areas of open space, in phase 2. Covering a total area of 2.8 Ha. The larger area located adjacent to Holderness Drain. The total area of open space proposed within the site exceeds the requirement set by the Local Plan (2.7Ha). The proposed provision meets the requirements of Local Plan Policy 42. Given that the proposed open space in the outline phase of the application the details cannot be secured at this time. It is also possible that the outline phase may never be implemented, in which case the open space would not be delivered. This is not considered likely and it is considered that a trigger point on housing delivery linking to open space delivery is reasonable and necessary. A suitable trigger point is before the occupation of any dwelling within phase 2.
There would not be 3 new trees per dwelling on site as highlighted by Policy 45. However given the excess of greenspace over the Local Plan guidelines and the provision of other forms of planting such as the proposed verges this deficiency is considered acceptable in this case, subject to the balance of tree planting being secured off-site by a legal agreement. The proposed landscaping scheme is considered to offer suitable coverage and variety to enhance the site complying with Local Plan policies 42, 45 and 52.
Large allocated sites should also provide open space on site, Policy 42. This can be achieved.
The site is located within housing market value zone 2 and is therefore not liable to CIL.
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Space Standards
Policy 5 highlights the need for housing of certain types as outlined below:-
On sites of 100 or more dwellings outside the city centre, at least 60% of new market housing should contain 3 or more bedrooms
Of the 217 market houses proposed 150 are 3 bedrooms or more, well in excess of the 60% required.
In Housing Market Value Zones 1, 2, 3 and 4, 10% on sites of 15 or more dwellings should be affordable.
25 of the 242 homes is proposed to be affordable, this meets the 10% requirement. This can be conditioned. In this case the applicant has highlighted funding impacts if a legal agreement is imposed.
Affordable housing should be provided on-site and is. Ideally the affordable homes should be ‘pepper potted’ around the site but in this case they are located at the southern side only. This is not ideal but is not considered to be a reason for refusal.
The affordable units would be of a similar design to the market dwellings.
Policy 6 relates to space standards
“In Housing Market Value Zone 2, housing development should meet the national minimum internal space standards, unless a detailed assessment of viability is provided by the developer and demonstrates that it is not viable to meet these standards”.
In this case some of the units, 61 of the 242 house types, fall below the minimum standards providing 10-20% less space than the national. The applicant has submitted viability information which identifies abnormal costs; low land values and the focus on providing affordable housing over 100% space standard compliance. They also identify that they need to secure government grant funding to assist the funding. It is considered that, on balance, that given that most of the units meet the space standards and most come close to the space standards, that approval is appropriate and the viability submission is accepted to justify the discrepancy. This viability information has been independently assessed and found to be sound.
Policy 2 identifies that:-
Housing development should provide accessible and adaptable dwellings that meet Building Regulation M4(2) standard in at least 25% of market housing and at least 50% of affordable housing. The applicant has confirmed that properties comply with Building Regulation M4(2).
Objections:-
There have been objections from the public relating to the principle, impact on amenity and flooding. These matters have been considered elsewhere. The timing of the application in light of the Covid 19 lockdown is not considered an issue to delay the determination of the
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application and the one of the objectors has been provided with the information on a memory stick due to the concerns about library access and self isolation.
Equalities:-
Under the Equality Act 2010 S149, the Council has a duty to consider equality issues. A Public Authority must, in the exercise of its functions have due regard to (a) eliminate discrimination, harassment, victimisation and any other conduct that is prohibited under the Act: (b) advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it; and (c) foster good relations between people who share a relevant characteristic and persons who do not.
This proposal has been considered against the duty of the Council to consider equality issues. This development is considered to comply with these requirements because suitable access to most properties is possible and the open space is also accessible. .
Refuse
Suitable refuse storage areas have been identified and the layout provides a suitable arrangements for refuse collections.
Crime and Disorder
Designing out crime and designing in community safety should be central to the planning and delivery of new development. Section 17 of the Crime and Disorder Act 1998 requires all local authorities to exercise their functions with due regard to their likely effect on crime and disorder, and to do all they reasonably can to prevent crime and disorder. Secure By design for a scheme such as this is encouraged, but not obligatory. Humberside Police have also identified some other issues regarding side windows, types of fencing and hedges. The applicant has revised the scheme to provide better boundary treatments and different fences.
The applicant has stated that they intend to seek the Secured by Design Gold Award and the scheme revision have been influenced by the Humberside Police comments.
Flood Risk/Drainage
The applicant has submitted a suitable FRA and the Environment Agency have raised no objections, subject to conditions.
Yorkshire Water have raised no objections, subject to conditions relating to flow rates.
Energy efficiency and renewables
The National Planning Policy Framework support the transition to a low carbon future in a changing climate for example, by the development of renewable energy. Sustainable development is also supported by Local Plan policy 17, given the scale of the proposal it is considered that conditions should be imposed to secure energy efficiency.
Conclusion
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It is considered that this revised proposal would provide an acceptable standard of residential development on an allocated site complying with Local Plan policies 3, 4, 5, 14, and 21 plus SPD 7 – Hull Residential Design Guide.
DMPO Article 35 Statement
The local planning authority have 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 in the following way(s):
Engaging in pre-application discussions with the applicants; and
Discussing potential solutions with the applicants during the processing of the application.
RECOMMENDATION
The application be approved subject to a legal agreement to ensure the provision of tree planting off-site via financial contribution (which, except in exceptional circumstances, if not signed within 1 month of the date of the date of this resolution the Head of Planning be authorised to refuse the application),
The application be approved subject to the following conditions: -
1) The development of: 242 dwellings, public and private access roads, public and private landscaping, recreational facilities and associated drainage works (identified as Phase 1) shall be begun within three years of the date of this permission (to comply with the provisions of Section 51 of the Planning and Compulsory Purchase Act 2004).
2) Applications for the approval of reserved matters for that part of the site subject to the outline permission (identified as Phase 2) hereby approved shall be made to the Local Planning Authority within three years of the date of this permission and the development hereby permitted shall be begun within 2 years of the date of the last of the reserved matters to be approved, (to comply with the provisions of Section 51 of the Planning and Compulsory Purchase Act 2004).
3) Before the development of that part of the site subject to the outline permission (phase 2) hereby approved begins approval of the reserved matters, i.e.
(a) layout,
(b) scale,
(c) appearance,
(e) landscaping,
shall be obtained in writing from the Local Planning Authority, and the development shall be carried out as approved (in order that the Local Planning Authority may be satisfied as to the details of the development and to comply with policy BE1 of the Local Plan).
4) Det 1D (Development to accord with approved plans)
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[Site location Plan 01721_S_03 Rev A, Revised Geneva Sections drawing (Drawing No: 01721_H_03_3 Rev A)Single Garage Plans & Elevations (Drawing No: 01721 _G_01 1 Rev: C), Double Garage Plans & Elevations (Drawing No: 01721 _G_02_1 Rev: C), Double Garage Elevation Variations (Drawing No: 01721 _G_02_2 Rev: C), MY-24-V1-3: Geneva Plans and Elevations (Drawing No: 01721 _H_03_ 1 Rev: D); MY-24-V1-3: Geneva Elevation Variations (Drawing No: 01721 _H_03_2 Rev: D), MY-04-V10-4: Bologna Plans and Elevations (Drawing No: 01721 _H_04_ 1 Rev: D), MY-04-V10-4: Bologna Elevation Variations (Drawing No: 01721 _H_04_2 Rev: D), HT657 Plans and Elevations (Drawing No: 01721 _H_07 _ 1 Rev: C), HT 721 Plans and Elevations (Drawing No: 01721 _H_0B_ 1 Rev: C), HT787 Plans and Elevations (Drawing No: 01721 _H_09_ 1 Rev: C),HT CFT-933 Plans and Elevations (Drawing No: 01721 _H_10_1 Rev: C), HT 1098 Plans and Elevations (Drawing No: 01721 _H_11_1 Rev: C), MY-A-251: T1 Plans and Elevations (Drawing No: 01721 H 12_1 Rev: C), MY-A-352: T2 Plans and Elevations (Drawing No: 01721 H 13_ 1 Rev: C), MY-13-V1-4: Oporto Plans and Elevations (Drawing No: 01721 H 16_ 1 Rev: D), MY-13-V1-4: Oporto Elevation Variations (Drawing No: 01721 H 16_2 Rev: D), MY-28-V1-3: Sofia Plans and Elevations (Drawing No: 01721 _H_17_1 Rev: C), Site Layout (Drawing No: 01721 8_04 Rev: G), Surface Materials Layout Detailed Application Area (Drawing No: 01721_S_14 Rev: C), Illustrative Site Layout (Drawing No: 01721 _ S_05 Rev: D), Site Layout Strata (Drawing No: 01721 _ S_08 Rev: F), Boundary Treatments Detailed Application Area (Drawing No: 01721 _8_15 Rev: D), Materials Layout Detailed Application Area (Drawing No: 01721_S_16 Rev: F), Street Elevation Boulevard (Drawing No: 01721 SE_01 Rev: C), Street Elevation Marfleet Lane (Drawing No: 01721 SE_02 Rev: C), Site Street Sections (Drawing No: 01721 _SX_01 Rev: C), Street Elevations Crescent (Drawing No: 01721_SE_01 Rev: D), Illustrative Masterplan Strata (Drawing No: 01721_S_13 Rev: C), Landscape Proposals - Plot Planting (sheet 1 of 7) (Drawing No: 13702_LD_01), Landscape Proposals - Plot Planting (sheet 2 of 7) (Drawing No: 13702_LD_02), Landscape Proposals - Plot Planting (sheet 3 of 7) (Drawing No: 13702_LD_03), Landscape Proposals - Plot Planting (sheet 4 of 7) (Drawing No: 13702_LD_04), Landscape Proposals - Plot Planting (sheet 5 of 7) (Drawing No: 13702_LD_05), Landscape Proposals - Plot Planting (sheet 6 of 7) (Drawing No: 13702_LD_06), Landscape Proposals - Plot Planting (sheet 7 of 7) (Drawing No: 13702_LD_07), Landscape Proposals - Outline Specification and Maintenance Schedule (Drawing No: 13702_LD_08), Drainage Impact Assessment]
5) No development shall commence until details of the surface materials of all roads, footpaths and hard landscaped areas in the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved. A pre-commencement condition is necessary) to ensure the materials to be used are in the interests of visual amenity and comply with policy 14 of the Local Plan.
6) No meter boxes shall be located on the front elevation of the any semi-detached or detached dwelling without the prior written approval of their location by the Local Planning Authority (in the interests of visual amenity and to comply with policy 14 of the Local Plan).
7) There shall be no piped discharge of surface water from the development prior to the completion of surface water drainage works , details of which will have been submitted to
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and approved by the Local Planning Authority in writing. If discharge to public sewer is proposed , the information shall include , but not be exclusive to:-
a) evidence to demonstrate that surface water disposal via infiltration or watercourse are not reasonably practical ;
b) evidence of existing positive drainage to public sewer and the current points of connection;
c) the means of restricting the discharge to public sewer to the existing rate less a minimum 50% (fifty percent) reduction, based on the existing peak discharge rate during a 1 in 1 year storm event, to allow for climate change ; and
d) if the above cannot be provided , the means of restricting the discharge to public sewer at a rate agreed by the Local Planning Authority in consultation with the statutory sewerage undertaker .
To ensure that proper provision is made for the disposal of surface water, and to comply with policies 38 and 39 of the Local Plan.
8) There shall be no piped discharge of surface water from the development prior to the completion of surface water drainage works, details of which will have been submitted to and approved by the Local Planning Authority. If discharge to public sewer is proposed, the information shall include, but not be exclusive to the means by which the discharge rate shall be restricted to a maximum rate of 4 litres per second. To ensure that proper provision is made for the disposal of foul water, and to comply with policies 38 and 39 of the Local Plan.
9) The site shall be developed with separate systems of drainage for foul and surface water on and off site. Surface water shall be drained via Sustainable Systems (SUDS). Drainage details shall be submitted to the Local Planning Authority for approval prior to the commencement of development and shall be carried out as approved unless otherwise agreed in writing by the Local Planning Authority. A pre-commencement condition is necessary to ensure the site can be adequately drained, and to comply with policy 39 of the Local Plan.
10) No development shall commence until details of the proposed means of disposal of foul water from the site have been submitted to and approved in writing by the Local Planning Authority. No buildings shall be brought into use prior to completion of the approved works. A pre-commencement condition is required to ensure that proper provision is made for the disposal of foul water, and to comply with policies 38 and 39 of the Local Plan.
11) No development shall commence until details of construction methods (including the methods of piling), and measures to minimise the emission of noise and dust from the site have been submitted to and approved in writing by the Local Planning Authority and shall be carried out in accordance with those approved details. Construction works that are audible at the boundary of the site shall not take place outside 07.30 to 19.30 hours on Monday to Fridays, 08.00 to 12.30 hours on Saturdays nor at any time on Sundays or Bank and National Holidays. No open burning of any waste material shall be permitted within the site, except for the burning solely for the control of dry rot, for which prior
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permission from the Environmental Regulation department is required. A pre- commencement condition is required in the interests of amenity and to comply with Local Plan policies 47 and 49.
12) Part 3. Implementation of Approved Remediation Scheme
The approved remediation scheme must be carried out in accordance with its stated. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.
Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors (in accordance with policy 48 of the Local Plan).
13) CLC2B Reporting of Unexpected Contamination
14) CLC4C Submission Of Test Certificates For Imported Soil
15) No dwelling shall be occupied until a scheme for the provision of at least 10% of the units as affordable housing as part of the development within the site (unless the developers have previously entered into a binding agreement with the Council to secure the provision of all or part of the requirement elsewhere) has been submitted to and approved in writing by the Local Planning Authority.
The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future guidance that replaces it. The scheme shall include:
a. Confirmation of dwellings to be provided as affordable housing; and
b. The arrangements for the management of the affordable housing to ensure it is affordable for both first and subsequent occupiers of the affordable housing.
In order to secure the provision of affordable housing in accordance with policy 5 of the Local Plan.
16) Prior to occupation of the first dwelling details of the Travel Plan Framework shall be submitted to and approved by the Local Planning Authority, in order to reduce air quality issues and promote public transport.
The Travel Plan Framework shall include:
a. mode shift targets;
b. details of public transport infrastructure provision and services available to serve the development;
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c. introduction of proposed measures and action plan to meet targets;
d. how the Travel Plan will be implemented and the method of monitoring the effectiveness of the Travel Plan.
The Travel Plan will be produced and implemented in accordance with the Travel Plan Framework (in the interests of air quality and to comply with policy 47of the Local Plan).
17) The proposal will be undertaken in accordance with the details listed within section 4 of the Preliminary Ecological Appraisal (PEA) Preston Road, Hull (ECUS, April 2020) and as detailed within the Landscape Proposals - Plot Planting Preston Road, Hull sheets 1-7 (ref. 13702-LD-01 to 13702-LD-14) as submitted in support of this application unless agreed otherwise in writing with the Local Planning Authority. Details should include the production of a Construction Environment Management Plan (CEMP) and a Landscape and Ecology Management Plan. Features should be retained in perpetuity.
To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2017 and to comply with the National Planning Policy Framework (NPPF), the Natural Environment and Rural Communities Act (NERC) and policy 42 and 44 of the Hull Local Plan.
18) The development hereby approved shall only be carried out in accordance with the Drainage Impact Assessment which accompanies the application (Alan Wood and Partners JAG/JP/42656-RP002 November 2019). To ensure the site can be adequately drained, and to comply with policy 39 of the Local Plan.
19) H1B (Access before building/use)[a][c]
20) H2A (Access and parking for housing layouts)
21) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), no hard surfaces or permeable surfaces shall be installed for parking purposes to the front of any dwelling, which would involve the removal of the grassed and landscaped areas as shown on the approved plans (in the interests of residential amenity and to comply with policy 14 of the Local Plan).
22) No development shall commence until a programme for the completion of the access road and footpaths to an adoptable standard, including the timescales for any interim surface treatments, shall be submitted to and approved by the Local Planning Authority. No building shall be occupied until that part of the estate road and footpaths serving it have been constructed up to and including base course level between the dwelling and the public highway and been adequately lit. Street lighting shall be to the standard specified in Hull City Council’s Street Lighting Design Guide and Specification for New Developers. The wearing course of the estate road and footpath shall then be completed in accordance with the approved programme. To ensure the early completion of the access road and an adequate standard of access to occupied buildings and to comply with policy 26 of the Local Plan. A pre-commencement condition is required to ensure an appropriate timetable for completion of the road is agreed.
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23) No dwelling shall be occupied until details of the estate road and the junction between the proposed road and the existing public highway, including visibility splays, have been approved in writing by the Local Planning Authority. To ensure suitable access to the development from the public highway and to comply with policy 26 of the Local Plan.
24) The building shall not be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with the approved plans. The access shall thereafter be retained (to ensure suitable access is available to enable and encourage pedestrian and cycle access and to comply with policies 25 and 26 of the Local Plan).
25) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 1995 or any subsequent revocation or re-enactment of that Order, no development shall take place within any service strip adjacent to any A4 shared surface road and any planting or landscaping within the service strip shall be of species agreed in writing by the Local Planning Authority prior to planting (to protect the services within the service strips and to comply with policy 26 of the Local Plan).
26) A scheme for the protection during the period of construction of all those trees and hedgerows which are to be retained shall be submitted to and approved by the Local Planning Authority before any materials, machinery or buildings are brought onto the site, or any building or engineering operations commence on the site. The scheme shall include:
(a) a plan showing the location of and allocating a reference number to each existing tree on the site which has a stem with a diameter exceeding 75mm measured over the bark at a point 1.5 metres above ground level, showing which trees are to be retained and the crown spread of each retained tree;
(b) details of the species, diameter (measured in accordance with paragraph (a) above), and the approximate height, and an assessment of the general state of health and stability of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply;
(c) details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site;
(d) details of any proposed alterations in existing ground levels, and of the position of any proposed excavation within the crown spread of any retained tree or of any tree on land adjacent to the site;
(e) details of the specification and position of fencing and of any other measures to be taken for the protection of any retained tree from damage before or during the course of development.
No retained tree shall be cut down, uprooted, destroyed, topped or lopped unless approved in advance by the Local Planning Authority. 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.
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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. The fencing shall be retained 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. In the interests of environmental protection and to comply with policies 43 and 44 of the Local Plan. A pre-commencement condition is required to ensure that agreed measures are in place before works commence in order to prevent damage to trees on the site.
27) The building(s) hereby approved shall not be occupied until the hard landscaping works have been carried out in accordance with the approved details. All planting, seeding or turfing comprised in the approved details of the landscaping shall be carried out in the first planting season following the commencement of the development unless an alternative phasing scheme has been approved by the Local Planning Authority. Any trees or plants which die, are removed or become seriously damaged or diseased within a period of 5 years from the implementation of the landscaping scheme, shall be replaced in the next planting season with others of similar size and species. ((e) A pre- commencement condition is necessary) To ensure the landscaping details are in the interests of environmental improvement and to comply with policy 43 of the Local Plan.
28) Prior to commencement of the construction of the 50th dwelling a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than domestic gardens, shall be submitted to and approved by the Local Planning Authority. The landscape management plan shall be carried out as approved. To ensure management plans are agreed at an early stage in order to ensure landscaped areas are maintained to a suitable standard, and to comply with policy 43 of the Local Plan.
29) Prior to commencement of the construction of the 50th dwelling a schedule of landscape maintenance for a minimum period of 10 years shall be submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for its implementation. Maintenance shall be carried out in accordance with the approved schedule, to ensure maintenance is agreed at an early stage in order to ensure landscaped areas are maintained to a suitable standard, and to comply with policy 43 of the Local Plan.
30) The means of enclosure detailed on the approved plans shall be provided before the occupation of the dwelling for which the means of enclosure is proposed (in the interests of visual and residential amenity, and to comply with policy 14 of the Local Plan).
31) The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (Ref: JAG/AD/JF/42656-RP001 , dated 31st January 2020) and the following mitigation measures detailed within the FRA:
a. Finished floor levels of dwellings situated in 'Parcel A' shall be set no lower than 3.09m above Ordnance Datum (AOD).
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b. Finished floor levels of dwellings situated in 'Parcel B' shall be set no lower than 3.13m AOD.
c. Finished floor levels of dwellings situated in 'Parcel C' shall be set no lower than 3.10m AOD
d. Finished floor levels of dwellings situated in 'Parcel D' shall be set no lower than 3.18m AOD.
e. Finished floor levels of dwellings situated in 'Parcel E' shall be set no lower than 3.17m AOD
f. Finished floor levels of dwellings situated in 'Parcel F' shall be set no lower than 3.10m AOD.
g. Flood resilience measures as detailed in section 7.2.2 of the approved FRA must be implemented to a minimum of 300mm above finished floor levels.
h. An internally accessible place of safety shall be provided above 4.0m AOD for each dwelling.
i. No sleeping accommodation shall be provided on the ground floor.
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 local planning authority (To protect the development against existing and future flood risk and to comply with Local Plan Policy 40).
32) No development shall take place within the phase 2 outline area unless it is generally in accordance with the Illustrative Site Layout (Drawing No: 01721 _ S_05 Rev: D) (in order that the Local Planning Authority may be satisfied as to the details of the development and to comply with policy 3 of the Local Plan).
33) Urban greenspace and children's playspace within the outline application area (phase 2) shall be laid out and provided with play equipment (as appropriate) in accordance with details which have been submitted to and approved in writing by the Local Planning Authority prior to the occupation of any of the dwellings in phase 2. They shall be made available for use in accordance with a phased scheme of provision, approved in advance by the Local Planning Authority. To ensure adequate provision of open space and children's playspace, and to comply with policies 3 and 42 of the Local Plan.
34) The means of enclosure detailed in the approved plans for phase 1 shall be provided before the occupation of the dwelling for which the means of enclosure is proposed (in the interests of visual and residential amenity, and to comply with policy 3 of the Local Plan).
35) Before any area identified as open space adjacent to Holderness Drain is open to the public, details of water safety measures shall be submitted to the Local Planning Authority for written approval. These details shall include measures to protect/identify potential dangers associated with access to Holderness Drain, the approved details shall
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be implemented and maintained in accordance with the approved details (in the interests of public safety and to comply with policies 3 and 42 of the Local Plan)
36) Prior to development commencing details shall be provided for written approval detailing how the proposal will seek to reduce energy and water use and mitigate flooding, pollution and over-heating. This should include details relating to the consideration of the siting, form, orientation, layout and construction materials of buildings. The principles of passive solar design should be followed to minimise the need for mechanical heating and cooling. The approved details shall be implemented as approved, unless otherwise agreed in writing beforehand. A pre-commencement condition is required to secure energy efficient design in accordance with Local Plan Policy 17.
37) Each dwelling shall be provided with provision of electric charging points or other alternative fuel sources in accordance with written details to be provided to the Local Planning Authority prior to their installation and shall thereafter be retained and available for use. Unless otherwise agreed beforehand in writing with the Local Planning Authority, to secure improved sustainable transport facilities in accordance with Local Plan Policy 26.
+ any additional Highways conditions – TBC
Notes for the Developer from YW: i) if the developer is looking to have new sewers included in a sewer adoption agreement with Yorkshire Water (under Section 104 of the Water Industry Act 1991), he should contact our Developer Services Team (telephone 0345 120 84 82, email: [email protected]) at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with the WRc publication 'Sewers for Adoption - a design and construction guide for developers' 6 th Edition as supplemented by Yorkshire Water's requirements. ii) an off-site foul and surface water sewer may be required which may be provided by the developer and considered for adoption under Section 104 of the Water Industry Act 1991. Please telephone 0345 120 84 82 for advice on sewer adoptions. Alternatively, the developer may in certain circumstances be able to requisition off-site sewers under Section 98 of the Water Industry Act 1991 for which an application must be made in writing.
CINF2 - Crime informative 2
Hull City Council seeks to encourage Secured by Design accreditation where appropriate. This is a national police initiative that is supported by the Home Office Crime Reduction & Community Safety Unit and the Planning Section of the ODPM. It is designed to encourage the building industry to adopt crime prevention measures to assist in reducing the
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opportunity for crime and the fear of crime, creating safer, more secure and sustainable environments. It is recommended that the applicant apply for this award.
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